235 Park St #7 · Burlington, VT 05401

$290,000

2 bd · 1.5 ba · 922 sqft · Condo public records · 18 Days on market

Built 2004 $246/mo HOA · 9% of rent

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Why this score? — see what drove the D- 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 +11.0/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• 1% rule +4.3/10.0
• Livability +3.7/5.0
• DSCR +3.2/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Are you ready for a functional condo, that's not cookie cutter? Move right into this 2 bedroom, 1.5 bath townhouse! Convenient location, right off the beltline, near the bus line, and close to downtown and parks. HUGE 20x13 locked basement storage room. Bright, sunny, and fun end unit, ready for it's next owner.

Key facts

• Newer stove
• Updated blinds
• In-unit laundry

Tags

• SCENIC VIEWS OF THE INTERVALE
• IN-UNIT LAUNDRY
• ASSIGNED PARKING SPACE
• NEW MICROWAVE
• NEWER STOVE
• UPDATED BLINDS

Property features AI

Finance

• Other: Deed and property disclosure documents available
• HOA & community: Condo association with monthly fee of $246; Association fee covers landscaping, snow removal/plowing and trash removal

Exterior

• Parking: Paved driveway
• Utilities: Public water; Public sewer; Circuit breaker electrical service; Burlington Electric service available; Vermont Gas Systems fuel; High-speed internet available; Cable available
• Home design: End unit townhouse; Existing construction; Beige exterior; Shingle (architectural) roof; Unit/lot number 7
• Construction: Built in 2004; Wood frame with vinyl siding
• Exterior features: Corner lot location; Sidewalks; In-town setting; Near public transportation; Near hospital; Paved driveway

Interior

• Kitchen: Dishwasher; Microwave; Electric range; Refrigerator
• Bedrooms: Two bedrooms on the second level
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Natural gas heating; Baseboard heating; Multi-zone system
• Interior features: 4 total rooms; Basement storage space; Other finished space in basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $290k.

Deal economics

• At list price, monthly cash flow is $-124 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (7.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $269k (7.3% below list).
• Recommended offer: $268k (7.5% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 3.1% in Burlington — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#19 in VT, #4,619 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, schools B; Watch: cost of living D, crime F, amenities F.
• Market conditions: Rents flat; 138 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 59% of comp listings sitting > 30 days — soft ceiling on asking rent; 898 units permitted in Chittenden County in 2024 (554 in 5+ unit buildings).
• At $2,689/mo this rent would consume 49% of the median local household income ($66k/yr) (locally 2757% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Chittenden County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $170k; list at $290k implies a 71% gain — meaningful room to come down on a strong offer.

Recommended offer $268,130 (7.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.93% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.83%
• DSCR: 0.92
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.52% rent growth · sell at horizon

5-year hold

• IRR: -22.4%
• Equity multiple: 0.25×
• Total profit: $-61,235
• Equity at exit: $43,240

10-year hold

• IRR: -25.6%
• Equity multiple: -0.09×
• Total profit: $-88,268
• Equity at exit: $25,074

Cash invested: $81,200 (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 05401

• Rents YoY: 0.5%
• Active inventory: 138
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,689 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$361 /mo · $4,327/yr
• Insurance: −$121
• HOA: −$246
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $-124

Break-even live

Break-even rent $2,846

Max offer price $268,130

Occupancy floor 100%

Sensitivity live

Price	-10% $40	-5% $-42	+0% $-124	+5% $-206	+10% $-288
Rent	-10% $-336	-5% $-230	+0% $-124	+5% $-18	+10% $89
Rate	-1.0pp $22	-0.5pp $-50	base $-124	+0.5pp $-199	+1.0pp $-275

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
170 Park St Burlington, VT	3.0	1.0	896	$2,900	$3.24	45d	1	0.12mi
150 North Ave Burlington, VT	2.0	1.0	1000	$2,500	$2.50	45d	1	0.18mi
135 North Ave Unit 135 Burlington, VT	3.0	2.0	1090	$2,800	$2.57	45d	1	0.20mi
93 Walnut St #5 Burlington, VT	3.0	1.0	950	$3,000	$3.16	45d	1	0.39mi
125 Cambrian Way Burlington, VT	1.0–2.0	1.0–2.0	1149	$4,050	$3.52	22d	6	0.48mi
70 Cambrian Way Burlington, VT	1.0	1.0	685	$2,750	$4.01	22d	14	0.49mi
375 North Ave Apt 310 Burlington, VT	1.0	1.0	570	$2,100	$3.68	45d	1	0.51mi
372-374 North St Burlington, VT	3.0	1.0	1080	$2,880	$2.67	45d	1	0.68mi
79 Pine St Burlington, VT	1.0	1.0	979	$4,600	$4.70	22d	1	0.68mi
8 S Union St Unit 1 Burlington, VT	2.0	1.0	1100	$2,100	$1.91	22d	1	0.71mi
52 Isham St Unit 2 Burlington, VT	3.0	1.0	1065	$3,050	$2.86	45d	1	0.72mi
131 Main St Burlington, VT	1.0–2.0	1.0–1.5	685	$2,500	$3.65	22d	1	0.85mi
37 S Willard St Burlington, VT	3.0	1.0	900	$2,625	$2.92	45d	1	0.86mi
288 Main St Burlington, VT	2.0	1.0	712	$2,000	$2.81	45d	1	0.95mi
304 S Winooski Ave Burlington, VT	3.0	2.0	780	$2,950	$3.78	45d	1	1.19mi
267 Hildred Dr Burlington, VT	2.0	1.0	820	$2,450	$2.99	22d	1	1.28mi
94 Malletts Bay Ave Unit 1A Winooski, VT	3.0	1.0	984	$2,595	$2.64	22d	1	1.49mi

HOA detail condo

• Monthly dues: $246 · $2,952/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-21
   days on market $290,000 Active 18 DOM
2. 2026-06-19
   days on market $290,000 Active 16 DOM
3. 2026-06-18
   days on market $290,000 Active 15 DOM
4. 2026-06-17
   days on market $290,000 Active 14 DOM
5. 2026-06-16
   days on market $290,000 Active 13 DOM
6. 2026-06-15
   days on market $290,000 Active 12 DOM
7. 2026-06-14
   days on market $290,000 Active 10 DOM
8. 2026-06-13
   days on market $290,000 Active 9 DOM
9. 2026-06-10
   days on market $290,000 Active 7 DOM
10. 2026-06-09
    days on market $290,000 Active 6 DOM
11. 2026-06-08
    days on market $290,000 Active 5 DOM
12. 2026-06-07
    days on market $290,000 Active 4 DOM
13. 2026-06-03
    remarks 693-char remark
14. 2026-06-03
    listed $290,000 Active 1 DOM

ⓘ 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: $4,327 · $361/mo
• Projected year-2 tax: $4,918 · $410/mo
• Expected delta: +$592/yr (+$49/mo · 13.7%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $32,269
• − Mortgage interest: −$16,245
• − Property taxes: −$4,327
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,582
• − Management: −$2,582
• − HOA: −$2,952
• − Depreciation: −$8,436
• Taxable loss: −$6,304
• Est. tax savings @ 24.0%: +$1,513
• After-tax cash flow: $27/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 — Burlington

• Score: 74/100
• State rank: #19
• US rank: #4619

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burlington, VT
• County: Chittenden County · 110,603 people
• City population: 31,662
• Metro: Burlington-South Burlington, VT
• Population (ZIP): 31,662
• Household income: $65,657
• Rent vs Own: 68.6% rent · 31.4% own
• Severe rent burden: 2757.0

Population outlook (Chittenden County) Hauer SSP2

• Today (2025): 170,769 people
• By 2030: 174,716 · +2.3%
• By 2040: 180,337 · +5.6%
• By 2050: 183,768 · +7.6%
• By 2075: 194,646 · +14.0%
• By 2100: 194,933 · +14.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 6% Asian 4% Black 4% Hispanic / Latino 4%
• Common ancestry: Romanian 5% Lithuanian 5% Slovak 4%
• Foreign-born: 7% · China, Canada, Vietnam
• Languages at home: 90% English-only · Other Indo-European 2% French/Haitian/Cajun 2% Spanish 2%

Political lean MEDSL · Chittenden

• 2024 margin: Solid D (+53.6) · D 75.4% · R 21.7% · Other 2.9%
• 2008→2024 swing: +8.9pp toward D · 2008: 44.8pp · 2024: 53.6pp
• All cycles: 2024: D+53.6 2020: D+54.5 2016: D+46.8 2012: D+41.9 2008: D+44.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -316.87%
• Current HPI: 352.2081
• Rent YoY: ▲ 0.52%
• Metro: Burlington-South Burlington, VT
• State GDP YoY: —
• F500 in state: 0

Price history

+81.4% since first listed

8 events — show timeline

• 2026-06-03 Listed $290,000 PrimeMLS
• 2017-07-11 Sold (Public Records) $170,000 Public Records
• 2017-06-30 Sold (MLS) $170,000 PrimeMLS
• 2017-06-14 Pending — PrimeMLS
• 2017-06-12 Price Changed $176,000 PrimeMLS
• 2017-05-01 Listed $179,900 PrimeMLS
• 2009-04-14 Sold (MLS) $159,900 PrimeMLS
• 2009-02-18 Listed $159,900 PrimeMLS

Property tax history

+24.1%/yr

Latest (2024): $4,327 · +8.5% YoY. Source: county tax records.