296 George St · Orange, VT 05641

$197,000

3 bd · 2.0 ba · 1,769 sqft · Other public records · 129 Days on market

Built 1980 1.10 ac lot $111/sqft · 44% below area Est $349k · 44% under

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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 +19.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.0/10.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This unique single-family home offers a rare blend of country living and functional space. Situated on 1.1 acres, this property is a haven for nature enthusiasts, hobby farmers, or anyone dreaming of a peaceful, secluded lifestyle. 3-bedroom, 2-bathroom residence spans around 1,769 sqft, providing a comfortable and spacious environment to call home. The property's true charm lies in its extensive outdoor potential, which includes: Farm animal capabilities: The property features two barns and open fields/pastures, perfect for keeping horses or farm animals. Gardening and nature: Ample room for gardening, mature apple trees, and berry bushes, all set against a backdrop of nature's beauty. Rural tranquility: Located in a quiet, rural area known for a strong sense of community and outdoor activities like hiking and fishing. Orange has no zoning regulations and this property also offers a 9.25 acre adjoining lot with its own septic system and drilled well (installed in 2020). This lot is being listed separately but I”m willing to give a discount to a buyer who wants to buy them together. While offering seclusion, the location provides convenient access to amenities, with the town of Barre nearby for shopping and dining options as well as Central Vermont Medical Center.

Key facts

• 1.1 acres
• Two barns
• Berry bushes

Tags

• 1.1 ACRES
• FARM ANIMAL CAPABILITIES
• TWO BARNS
• OPEN FIELDS
• MATURE APPLE TREES
• BERRY BUSHES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $197k.

Deal economics

• At list price, monthly cash flow is $223 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (0.0% below list).
• Recommended offer: $173k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Market conditions: 91 active listings in the ZIP; solid renter incomes; 74 units permitted in Orange County in 2024 (28 in 5+ unit buildings).
• This rent runs 31% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Orange County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y ago; this cycle's ask has dropped $22k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; 41% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $173,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.00% ✗
• Cap rate: 7.65%
• Cash-on-cash: 4.86%
• DSCR: 1.22
• GRM: 8.3

CMA / ARV

• ARV (median comp): $349,114
• List price: $197,000
• Delta: -43.57%
• Verdict: UNDERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.7%
• Equity multiple: 0.68×
• Total profit: $-17,697
• Equity at exit: $29,373

10-year hold

• IRR: 0.8%
• Equity multiple: 1.05×
• Total profit: $2,942
• Equity at exit: $17,033

Cash invested: $55,160 (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 05641

• Home prices YoY: -19.7%
• Active inventory: 91
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,969 medium
• Mortgage (P&I): −$1,033
• Tax from tax record: −$218 /mo · $2,610/yr
• Insurance: −$82
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $223

Break-even live

Break-even rent $1,687

Max offer price $197,000

Occupancy floor 84%

Sensitivity live

Price	-10% $335	-5% $279	+0% $223	+5% $167	+10% $112
Rent	-10% $68	-5% $145	+0% $223	+5% $301	+10% $379
Rate	-1.0pp $322	-0.5pp $273	base $223	+0.5pp $172	+1.0pp $120

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: $49,250
• Closing costs: $5,910
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-21
   days on market $197,000 Active 129 DOM
2. 2026-06-19
   days on market $197,000 Active 127 DOM
3. 2026-06-18
   days on market $197,000 Active 126 DOM
4. 2026-06-17
   days on market $197,000 Active 125 DOM
5. 2026-06-16
   days on market $197,000 Active 124 DOM
6. 2026-06-15
   days on market $197,000 Active 123 DOM
7. 2026-06-14
   days on market $197,000 Active 121 DOM
8. 2026-06-12
   pricedays on market $197,000 Active 120 DOM
9. 2026-06-09
   days on market $219,000 Active 117 DOM
10. 2026-06-08
    days on market $219,000 Active 116 DOM
11. 2026-06-07
    days on market $219,000 Active 115 DOM
12. 2026-06-07
    days on market $219,000 Active 114 DOM
13. 2026-06-04
    days on market $219,000 Active 111 DOM
14. 2026-06-02
    days on market $219,000 Active 110 DOM
15. 2026-06-01
    days on market $219,000 Active 109 DOM
16. 2026-05-31
    days on market $219,000 Active 108 DOM
17. 2026-05-31
    days on market $219,000 Active 107 DOM
18. 2026-02-12
    listed $219,000 Active 1290-char remark

    Show marketing remark (1290 chars)

    This unique single-family home offers a rare blend of country living and functional space. Situated on 1.1 acres, this property is a haven for nature enthusiasts, hobby farmers, or anyone dreaming of a peaceful, secluded lifestyle. 3-bedroom, 2-bathroom residence spans around 1,769 sqft, providing a comfortable and spacious environment to call home. The property's true charm lies in its extensive outdoor potential, which includes: Farm animal capabilities: The property features two barns and open fields/pastures, perfect for keeping horses or farm animals. Gardening and nature: Ample room for gardening, mature apple trees, and berry bushes, all set against a backdrop of nature's beauty. Rural tranquility: Located in a quiet, rural area known for a strong sense of community and outdoor activities like hiking and fishing. Orange has no zoning regulations and this property also offers a 9.25 acre adjoining lot with its own septic system and drilled well (installed in 2020). This lot is being listed separately but I”m willing to give a discount to a buyer who wants to buy them together. While offering seclusion, the location provides convenient access to amenities, with the town of Barre nearby for shopping and dining options as well as Central Vermont Medical Center.

19. 2012-07-06
    soldstatus $140,000
20. 2012-06-29
    soldstatus $140,000 294-char remark

    Show marketing remark (294 chars)

    Unique property with 2 barns. Many opportunities with open fields/pastures to have horses/farm animals, gardening room to grow your own vegetables/fruits. Old-fashioned wood cook-stove for cooking or heating. Deck off the back of the home for viewing nature's beauty while taking the fresh air.

21. 2012-02-13
    listed $140,000 294-char remark

    Show marketing remark (294 chars)

    Unique property with 2 barns. Many opportunities with open fields/pastures to have horses/farm animals, gardening room to grow your own vegetables/fruits. Old-fashioned wood cook-stove for cooking or heating. Deck off the back of the home for viewing nature's beauty while taking the fresh air.

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

Tax reassessment forecast VT · Partial reset (capped growth)

• Current annual tax: $2,610 · $218/mo
• Projected year-2 tax: $3,177 · $265/mo
• Expected delta: +$566/yr (+$47/mo · 21.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥86°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,634
• − Mortgage interest: −$11,035
• − Property taxes: −$2,610
• − Insurance: −$985
• − Repairs & maintenance: −$1,891
• − Management: −$1,891
• − Depreciation: −$5,731
• Taxable loss: −$509
• Est. tax savings @ 24.0%: +$122
• After-tax cash flow: $2,800/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.

Schools (NCES district)

No district data.

Livability — Orange

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Washington County · 16,936 people
• Metro: Barre, VT
• Population (ZIP): 16,936
• Household income: $76,855
• Rent vs Own: 30.2% rent · 69.8% own
• Severe rent burden: 588.0

Population outlook (Orange County) Hauer SSP2

• Today (2025): 28,186 people
• By 2030: 27,359 · -2.9%
• By 2040: 25,221 · -10.5%
• By 2050: 23,023 · -18.3%
• By 2075: 18,621 · -33.9%
• By 2100: 14,477 · -48.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3% Black 1%
• Common ancestry: Lithuanian 15% Slovak 7% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Orange

• 2024 margin: Strong D (+20.2) · D 58.3% · R 38.1% · Other 3.6%
• 2008→2024 swing: -11.1pp toward R · 2008: 31.3pp · 2024: 20.2pp
• All cycles: 2024: D+20.2 2020: D+24.1 2016: D+18.8 2012: D+32.1 2008: D+31.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.01%
• Current HPI: 333.7046
• Rent YoY: —
• Metro: Barre, VT
• State GDP YoY: —
• F500 in state: 0

Price history

+56.4% since first listed

4 events — show timeline

• 2026-02-12 Listed $219,000 PrimeMLS
• 2012-07-06 Sold (Public Records) $140,000 Public Records
• 2012-06-29 Sold (MLS) $140,000 PrimeMLS
• 2012-02-13 Listed $140,000 PrimeMLS

Property tax history

-0.7%/yr

Latest (2024): $2,610 · +8.7% YoY. Source: county tax records.