11 Allen Ave · Fair Haven, VT 05743

$75,000

6 bd · 1.5 ba · 2,682 sqft · SingleFamily · 24 Days on market

Built 1900 10,454 sqft lot ↓ 12% since listing

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Why this score? — see what drove the A- 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This Fair Haven property, located on a low-traffic side street, presents a major equity-building opportunity for a contractor or experienced investor. The house sits on a 0.24-acre lot with a detached garage and is ready for a complete interior rebuild. It is currently partially gutted, allowing you to bypass the first phase of demolition and get right to layout design and reconstruction. The footprint provides excellent versatility: it can be finished as a large 6-bedroom home or completed as a two-unit duplex featuring two separate 3-bedroom layouts. Original details like the beautiful wood flooring and stained-glass accent windows offer distinct character that cannot be replicated in modern builds. The exterior features a traditional slate roof, and a heating system replacement was completed one year ago. This is a substantial, hands-on project from top to bottom, sold strictly as-is, but the upside and bones of the property make it an excellent candidate for transformation.

Key facts

• Two unit duplex
• 0.24 acre lot
• Large 6 bedroom home

Tags

• LOW TRAFFIC SIDE STREET
• 0.24 ACRE LOT
• DETACHED GARAGE
• COMPLETE INTERIOR REBUILD
• LARGE 6 BEDROOM HOME
• TWO UNIT DUPLEX

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water; Public sewer; Circuit breaker electrical service; Internet availability unknown
• Home design: Colonial-style home; Existing structure; Facing direction not provided; Entry level not provided; 2,682 total finished area (listed)
• Construction: Built in 1900; Wood frame construction; Shingle and slate roof
• Exterior features: City lot, level; Gravel driveway; Public maintained road frontage

Interior

• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Propane, oil, and forced air heating
• Interior features: 12 total rooms; Unfinished basement with interior access

What this means for you Summary

Snapshot

• This is a 6-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $603 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#31 in VT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: schools C-, amenities F, commute F.
• Market conditions: 35 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 $8k of equity ($519 loan paydown + $8k appreciation (10.0% 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 (10.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.03% ✓
• Cap rate: 15.94%
• Cash-on-cash: 34.46%
• DSCR: 2.53
• GRM: 4.1

CMA / ARV

• ARV (on-the-fly): $270,882
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Caernarvon St	0.16mi	5/2.0 (-1)	2,515 (-6%)	2mo	$259,900	$103	73
8 1st St	0.11mi	5/2.0 (-1)	2,472 (-8%)	11mo	$249,000	$101	66
19 West St	0.36mi	5/1.5 (-1)	2,767 (+3%)	20mo	$220,000	$80	56
129 N Main St	0.17mi	5/1.5 (-1)	2,466 (-8%)	21mo	$224,000	$91	56

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 50.7%
• Equity multiple: 4.78×
• Total profit: $79,330
• Equity at exit: $67,566

10-year hold

• IRR: 44.4%
• Equity multiple: 10.69×
• Total profit: $203,556
• Equity at exit: $145,709

Cash invested: $21,000 (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 05743

• Home prices YoY: 3.6%
• Active inventory: 35
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,524 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$176 /mo · $2,112/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $603

Break-even live

Break-even rent $760

Max offer price $75,000

Occupancy floor 55%

Sensitivity live

Price	-10% $646	-5% $624	+0% $603	+5% $582	+10% $561
Rent	-10% $483	-5% $543	+0% $603	+5% $663	+10% $723
Rate	-1.0pp $641	-0.5pp $622	base $603	+0.5pp $584	+1.0pp $564

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $75,000 Active 24 DOM
2. 2026-06-18
   days on market $75,000 Active 22 DOM
3. 2026-06-17
   days on market $75,000 Active 21 DOM
4. 2026-06-16
   days on market $75,000 Active 20 DOM
5. 2026-06-15
   days on market $75,000 Active 19 DOM
6. 2026-06-15
   days on market $75,000 Active 18 DOM
7. 2026-06-13
   days on market $75,000 Active 17 DOM
8. 2026-06-12
   days on market $75,000 Active 16 DOM
9. 2026-06-09
   days on market $75,000 Active 13 DOM
10. 2026-06-08
    days on market $75,000 Active 12 DOM
11. 2026-06-08
    days on market $75,000 Active 11 DOM
12. 2026-06-07
    days on market $75,000 Active 10 DOM
13. 2026-06-03
    days on market $75,000 Active 7 DOM
14. 2026-06-02
    days on market $75,000 Active 6 DOM
15. 2026-06-01
    days on market $75,000 Active 5 DOM
16. 2026-05-31
    days on market $75,000 Active 4 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: $2,112 · $176/mo
• Projected year-2 tax: $2,112 · $176/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,283
• − Mortgage interest: −$4,201
• − Property taxes: −$2,112
• − Insurance: −$375
• − Repairs & maintenance: −$1,463
• − Management: −$1,463
• − Depreciation: −$2,182
• Taxable income: $6,488
• Est. tax owed @ 24.0%: −$1,557
• After-tax cash flow: $5,680/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 — Fair Haven

• Score: 71/100
• State rank: #31
• US rank: #7050

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fair Haven, VT
• Population (ZIP): 4,144

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 (95%)
• Race & ethnicity: White 95% Two or more races 5%
• Common ancestry: Lithuanian 15% Romanian 3% Slovak 3%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 2%

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: ▲ 10.19%
• Current HPI: 289.3746
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-11.8% since first listed

3 events — show timeline

• 2026-05-27 Listed $75,000 PrimeMLS
• 2026-05-27 Listed $75,000 PrimeMLS
• 1989-05-15 Sold (Public Records) $85,000 Public Records

Property tax history

+14.9%/yr

Latest (2024): $2,112 · -12.1% YoY. Source: county tax records.