120 Village St · Dorset, VT 05253

$419,000

3 bd · 1.0 ba · 2,112 sqft · SingleFamily public records · 571 Days on market

Built 1850 1.10 ac lot $198/sqft · 15% above area Est $665k · 37% under

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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).

• ARV discount +15.0/15.0
• Appreciation +6.8/10.0
• Cash flow +6.7/30.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +1.0/10.0

Listing remarks MLS

Antique charmer in the village of East Dorset was originally built in the 1850s by famous lumberman, F. G. Harwood. An addition was added in 1900, followed by several improvements over time the colonial farmhouse boasts approximately 3,861 sq. ft. including an oversized two car garage all on 1.1 acres. With a sprawling footprint that features a primary bedroom suite with oversized closet, 4 additional bedrooms, 3 1/2 baths, a formal dining room, large living room as well as front parlor. The large kitchen with a center island, 6 burner gas range opens to a deck patio on one side and the large garage on the other. Most of the wood floors are Brazilian cherry, combined with antique maple upstairs, and pale bamboo in the primary suite. There is a feel of the rambling farmhouse in this home, artfully combined with the contemporary elements and comforts. Just a short distance to Manchester, this large , yet cozy home would make the perfect place for a growing family, or to develop into multiplex housing with a few units, as there is already the footprint of a duplex here with two kitchen hook-ups, basements, and furnaces. Recent zoning changes will make this home “mixed-use residential”, opening up a host of creative possibilities for small business as well as housing. Great location & excellent school choice. Worth the trip!

Key facts

• 1.1 acre lot
• 2 garage spots
• Built 1850

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $419k.

Deal economics

• At list price, monthly cash flow is $-663 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $302k (28.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $282k (32.6% below list).
• Recommended offer: $282k (32.6% below list) — sets the bar for 1% rule.
• Cap rate 4.4% vs local median 0.7% in Dorset — 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 63/100 on livability (#71 in VT) — a middle-class / working-renter tenant base. Strengths: employment A+, crime A; Watch: amenities F, commute F, cost of living D-.
• Market conditions: 11 active listings in the ZIP; 59 units permitted in Bennington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($3k loan paydown + $15k appreciation (3.6% local appreciation)).
• Bennington County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 571 days — a 12% lower offer ($369k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $325k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1850 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $282,463 (32.6% 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. It's been on market 571 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1850 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.67% ✗
• Cap rate: 4.39%
• Cash-on-cash: -6.78%
• DSCR: 0.70
• GRM: 12.4

CMA / ARV

• ARV (median comp): $665,071
• List price: $419,000
• Delta: -37.00%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
255 Mad Tom Rd	0.35mi	3/2.5	2,168 (+3%)	23mo	$487,500	$225	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.0%
• Equity multiple: 1.18×
• Total profit: $21,017
• Equity at exit: $201,940

10-year hold

• IRR: 6.2%
• Equity multiple: 2.01×
• Total profit: $118,732
• Equity at exit: $322,177

Cash invested: $117,320 (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 05253

• Home prices YoY: 2.5%
• Active inventory: 11
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $2,825 medium
• Mortgage (P&I): −$2,197
• Tax from tax record: −$523 /mo · $6,271/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$593
• Net cashflow: $-663

Break-even live

Break-even rent $3,664

Max offer price $301,879

Occupancy floor —

Sensitivity live

Price	-10% $-426	-5% $-544	+0% $-663	+5% $-782	+10% $-900
Rent	-10% $-886	-5% $-775	+0% $-663	+5% $-551	+10% $-440
Rate	-1.0pp $-452	-0.5pp $-556	base $-663	+0.5pp $-772	+1.0pp $-882

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: $104,750
• Closing costs: $12,570
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $419,000 Active 571 DOM
2. 2026-06-21
   days on market $419,000 Active 570 DOM
3. 2026-06-18
   days on market $419,000 Active 568 DOM
4. 2026-06-17
   days on market $419,000 Active 567 DOM
5. 2026-06-16
   days on market $419,000 Active 566 DOM
6. 2026-06-15
   days on market $419,000 Active 565 DOM
7. 2026-06-15
   days on market $419,000 Active 564 DOM
8. 2026-06-13
   days on market $419,000 Active 563 DOM
9. 2026-06-12
   days on market $419,000 Active 562 DOM
10. 2026-06-09
    days on market $419,000 Active 559 DOM
11. 2026-06-08
    days on market $419,000 Active 558 DOM
12. 2026-06-08
    days on market $419,000 Active 557 DOM
13. 2026-06-07
    days on market $419,000 Active 556 DOM
14. 2026-06-03
    days on market $419,000 Active 553 DOM
15. 2026-06-02
    days on market $419,000 Active 552 DOM
16. 2026-06-01
    days on market $419,000 Active 551 DOM
17. 2026-05-31
    days on market $419,000 Active 550 DOM
18. 2025-11-18
    price $439,500 1360-char remark

    Show marketing remark (1360 chars)

    Antique charmer in the village of East Dorset was originally built in the 1850s by famous lumberman, F. G. Harwood. An addition was added in 1900, followed by several improvements over time the colonial farmhouse boasts approximately 3,861 sq. ft. including an oversized two car garage all on 1.1 acres. With a sprawling footprint that features a primary bedroom suite with oversized closet, 4 additional bedrooms, 3 1/2 baths, a formal dining room, large living room as well as front parlor. The large kitchen with a center island, 6 burner gas range opens to a deck patio on one side and the large garage on the other. Most of the wood floors are Brazilian cherry, combined with antique maple upstairs, and pale bamboo in the primary suite. There is a feel of the rambling farmhouse in this home, artfully combined with the contemporary elements and comforts. Just a short distance to Manchester, this large , yet cozy home would make the perfect place for a growing family, or to develop into multiplex housing with a few units, as there is already the footprint of a duplex here with two kitchen hook-ups, basements, and furnaces. Recent zoning changes will make this home “mixed-use residential”, opening up a host of creative possibilities for small business as well as housing. Great location & excellent school choice. Worth the trip!

19. 2025-09-23
    price $464,500 1360-char remark

    Show marketing remark (1360 chars)

    Antique charmer in the village of East Dorset was originally built in the 1850s by famous lumberman, F. G. Harwood. An addition was added in 1900, followed by several improvements over time the colonial farmhouse boasts approximately 3,861 sq. ft. including an oversized two car garage all on 1.1 acres. With a sprawling footprint that features a primary bedroom suite with oversized closet, 4 additional bedrooms, 3 1/2 baths, a formal dining room, large living room as well as front parlor. The large kitchen with a center island, 6 burner gas range opens to a deck patio on one side and the large garage on the other. Most of the wood floors are Brazilian cherry, combined with antique maple upstairs, and pale bamboo in the primary suite. There is a feel of the rambling farmhouse in this home, artfully combined with the contemporary elements and comforts. Just a short distance to Manchester, this large , yet cozy home would make the perfect place for a growing family, or to develop into multiplex housing with a few units, as there is already the footprint of a duplex here with two kitchen hook-ups, basements, and furnaces. Recent zoning changes will make this home “mixed-use residential”, opening up a host of creative possibilities for small business as well as housing. Great location & excellent school choice. Worth the trip!

20. 2024-11-26
    listed $479,000 Active 1360-char remark

    Show marketing remark (1360 chars)

    Antique charmer in the village of East Dorset was originally built in the 1850s by famous lumberman, F. G. Harwood. An addition was added in 1900, followed by several improvements over time the colonial farmhouse boasts approximately 3,861 sq. ft. including an oversized two car garage all on 1.1 acres. With a sprawling footprint that features a primary bedroom suite with oversized closet, 4 additional bedrooms, 3 1/2 baths, a formal dining room, large living room as well as front parlor. The large kitchen with a center island, 6 burner gas range opens to a deck patio on one side and the large garage on the other. Most of the wood floors are Brazilian cherry, combined with antique maple upstairs, and pale bamboo in the primary suite. There is a feel of the rambling farmhouse in this home, artfully combined with the contemporary elements and comforts. Just a short distance to Manchester, this large , yet cozy home would make the perfect place for a growing family, or to develop into multiplex housing with a few units, as there is already the footprint of a duplex here with two kitchen hook-ups, basements, and furnaces. Recent zoning changes will make this home “mixed-use residential”, opening up a host of creative possibilities for small business as well as housing. Great location & excellent school choice. Worth the trip!

21. 2024-08-05
    price $498,000
22. 2017-06-05
    soldstatus $325,000
23. 2016-09-28
    price $324,900
24. 2016-05-12
    price $335,000

ⓘ 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: $6,271 · $523/mo
• Projected year-2 tax: $7,116 · $593/mo
• Expected delta: +$845/yr (+$70/mo · 13.5%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥85°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,896
• − Mortgage interest: −$23,471
• − Property taxes: −$6,271
• − Insurance: −$2,095
• − Repairs & maintenance: −$2,712
• − Management: −$2,712
• − Depreciation: −$12,189
• Taxable loss: −$15,553
• Est. tax savings @ 24.0%: +$3,733
• After-tax cash flow: $-4,223/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 — Dorset

• Score: 63/100
• State rank: #71
• US rank: #15568

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Dorset, VT
• Population (ZIP): 624

Population outlook (Bennington County) Hauer SSP2

• Today (2025): 34,407 people
• By 2030: 32,975 · -4.2%
• By 2040: 29,711 · -13.6%
• By 2050: 26,638 · -22.6%
• By 2075: 21,318 · -38.0%
• By 2100: 16,086 · -53.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Romanian 13% Slovak 7% Lithuanian 6%
• Languages at home: 90% English-only · Spanish 9%

Political lean MEDSL · Bennington

• 2024 margin: Strong D (+22.5) · D 60.0% · R 37.5% · Other 2.6%
• 2008→2024 swing: -10.9pp toward R · 2008: 33.4pp · 2024: 22.5pp
• All cycles: 2024: D+22.5 2020: D+27.3 2016: D+22.1 2012: D+33.3 2008: D+33.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.57%
• Current HPI: 146.4867
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+31.2% since first listed

7 events — show timeline

• 2025-11-18 Price Changed $439,500 PrimeMLS
• 2025-09-23 Price Changed $464,500 PrimeMLS
• 2024-11-26 Listed $479,000 PrimeMLS
• 2024-08-05 Price Changed $498,000 PrimeMLS
• 2017-06-05 Sold (Public Records) $325,000 Public Records
• 2016-09-28 Price Changed $324,900 PrimeMLS
• 2016-05-12 Price Changed $335,000 PrimeMLS

Property tax history

+0.8%/yr

Latest (2024): $6,271 · +11.0% YoY. Source: county tax records.