855 North St · Brandon, VT 05733

$295,000

6 bd · 2.0 ba · 2,320 sqft · MultiFamily · 46 Days on market

Built 1950 Fair condition 2.29 ac lot

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +19.0/30.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +6.0/10.0
• 1% rule +5.1/10.0
• Schools +5.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Don’t miss this incredible investment opportunity! This property offers strong potential and room for customization or renovation. Whether you're looking to expand your portfolio or create a space to live and have a tenant help pay the mortgage, this is a rare chance to add value in the desirable town of Brandon. This former slate roof factory has been turned into two apartments with a gigantic storage area in between the two units. The front apartment has a bedroom, den, and a large open kitchen/living/dining area. Mini split helps keep the temperature just right! Washer, dryer, walk in shower all add to the ease of this one level living unit. The second apartment has a big open kitc

Key facts

• 2.29 acre lot
• 2 garage spots
• Built 1950

Property features AI

Finance

• Other: Property contains 2 total units; Approximate total finished area 2320

Exterior

• Parking: Detached 2-car garage
• Security: Smoke detector(s)
• Utilities: Public water; Septic sewer; Circuit breaker electrical service; Cable internet and phone available
• Home design: Duplex; Existing building; Grey exterior color
• Construction: Built in 1950; Wood frame construction; Corrugated metal roof
• Exterior features: Level lot with major road frontage; Gravel driveway; Public road frontage

Interior

• Kitchen: Unit 1: Dishwasher, Gas range, Refrigerator; Unit 2: Dishwasher, Electric range, Refrigerator
• Bedrooms: One 1-bedroom unit; Two 2-bedroom units
• Flooring: Vinyl flooring
• Bathrooms: Each unit has one full bathroom
• Heating & cooling: Heating options include propane, oil, hot water and wall furnace; Mini-split cooling
• Interior features: Smoke detector(s)
• Laundry & utility: Unit 1: Washer and dryer included; Unit 2: Laundry hookup; Water heater

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $295k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive. Per door: $154/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $295k).
• Recommended offer: $286k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 69/100 on livability (#32 in VT) — a middle-class / working-renter tenant base. Strengths: cost of living A, health & safety A, crime B+; Watch: employment D, amenities F, commute F.
• Zoned schools: Neshobe School (math 12% / reading 17%, grade F, #188 of 192 statewide, top 99%, 440 students, 34% FRL); Otter Valley Union High School (math 15% / reading 22%, grade F, #46 of 48 statewide, top 96%, 526 students, 47% FRL).
• Market conditions: 36 active listings in the ZIP; 90 units permitted in Rutland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($2k loan paydown + $19k appreciation (6.6% local appreciation)).
• Rutland County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.6% appreciation + 3.0% rent growth), your $83k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $286,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.01% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.47%
• DSCR: 1.20
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 2.40×
• Total profit: $115,554
• Equity at exit: $196,878

10-year hold

• IRR: 19.4%
• Equity multiple: 4.90×
• Total profit: $322,205
• Equity at exit: $367,337

Cash invested: $82,600 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 41 Moderately Tenant-Leaning
• State Vermont: 41 Moderately Tenant-Leaning · D+15
• County: — inherits STATE
• City: — inherits STATE

Just-cause in Burlington (2022); strong habitability.

Methodology + full state rankings →

ZIP-level market 05733

• Home prices YoY: 2.1%
• Active inventory: 36
• Price-to-rent: 16.6×

Monthly cashflow live

• Estimated rent: $2,970 medium
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$624
• Net cashflow: $308

Break-even live

Break-even rent $2,581

Max offer price $295,000

Occupancy floor 85%

Sensitivity live

Price	-10% $511	-5% $410	+0% $308	+5% $206	+10% $104
Rent	-10% $73	-5% $190	+0% $308	+5% $425	+10% $542
Rate	-1.0pp $456	-0.5pp $383	base $308	+0.5pp $231	+1.0pp $153

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$2,970
Total (2 units)			$2,970

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $295,000 Active 46 DOM
2. 2026-06-21
   days on market $295,000 Active 45 DOM
3. 2026-06-18
   days on market $295,000 Active 43 DOM
4. 2026-06-17
   days on market $295,000 Active 42 DOM
5. 2026-06-16
   days on market $295,000 Active 41 DOM
6. 2026-06-15
   days on market $295,000 Active 40 DOM
7. 2026-06-15
   days on market $295,000 Active 39 DOM
8. 2026-06-13
   days on market $295,000 Active 38 DOM
9. 2026-06-12
   days on market $295,000 Active 37 DOM
10. 2026-06-09
    days on market $295,000 Active 34 DOM
11. 2026-06-08
    days on market $295,000 Active 33 DOM
12. 2026-06-08
    days on market $295,000 Active 32 DOM
13. 2026-06-07
    days on market $295,000 Active 31 DOM
14. 2026-06-03
    days on market $295,000 Active 28 DOM
15. 2026-06-02
    days on market $295,000 Active 27 DOM
16. 2026-06-01
    days on market $295,000 Active 26 DOM
17. 2026-05-31
    days on market $295,000 Active 25 DOM
18. 2026-05-05
    listed $295,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌡 Heat 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,640
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,851
• − Management: −$2,851
• − Depreciation: −$8,582
• Taxable loss: −$1,069
• Est. tax savings @ 24.0%: +$257
• After-tax cash flow: $3,948/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Condition & rehab AI · 14 photos

Fair 45/100 Moderate rehab

This multi-family property requires significant repairs to the roof and exterior siding, but has potential for increased value through these improvements.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Major exterior siding — The exterior siding appears to be in poor condition, with visible wear and tear.

Value-add opportunities

• Both New roof — A new roof would significantly improve the home's appearance and increase its value for both resale and rental.
• Both New exterior siding — New siding would improve the home's appearance and increase its value for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
exterior siding · The exterior siding appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
Total estimated repair cost · 2 items		$30,000–100,000

Value-add ROI direction

• Both New roof — A new roof would significantly improve the home's appearance and increase its value for both resale and rental. ↑
• Both New exterior siding — New siding would improve the home's appearance and increase its value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

No district data.

Livability — Brandon

• Score: 69/100
• State rank: #32
• US rank: #8474

Category grades

Amenities F Commute F Cost of living A Crime B+ Employment D Housing B Health & safety A User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 5,970
• Population (ZIP): 5,970

Population outlook (Rutland County) Hauer SSP2

• Today (2025): 55,307 people
• By 2030: 52,364 · -5.3%
• By 2040: 45,751 · -17.3%
• By 2050: 39,627 · -28.4%
• By 2075: 29,080 · -47.4%
• By 2100: 20,673 · -62.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 8% Lithuanian 8% Romanian 2%
• Foreign-born: 3% · China, Canada
• Languages at home: 96% English-only · Tagalog/Filipino 1% Other Indo-European 1% Spanish 1%

Political lean MEDSL · Rutland

• 2024 margin: Lean D (+5.3) · D 51.3% · R 46.0% · Other 2.7%
• 2008→2024 swing: -19.3pp toward R · 2008: 24.6pp · 2024: 5.3pp
• All cycles: 2024: D+5.3 2020: D+10.5 2016: D+4.2 2012: D+22.0 2008: D+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.61%
• Current HPI: 325.517
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-05 Listed $295,000 PrimeMLS