339 Ranney Rd · Stockbridge, VT 05772

$432,000

2 bd · 2.5 ba · 2,200 sqft · SingleFamily · 188 Days on market

Built 2016 2.20 ac lot $196/sqft · 32% below area Est $636k · 32% 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 +9.6/10.0
• Schools +5.0/10.0
• Cash flow +3.0/30.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

EXTRA ACRE! EXTRA VALUE. PROPERTY NOW INCLUDES one more acre than previously listed. Take a look at this home in central Vermont- close to the premier Killington Mountain Ski Resort. This property is on an open 3 acre lot with plenty of sun and space for renovations, pets, gardens, greenhouses or farm animals. This Stockbridge home has an in-law apartment below- accessible by a separate driveway. It provides options for extended family, short or long term renters or vacationers, and allows space to spread out or mom and pop to have privacy. While technically it's a 2 bedroom, the layout could accommodate 6-8 with a little creativity. Or make it your forever home in the heart of Vermont with small towns Stockbridge and Rochester providing quality living: Summer tubing and river activities, hiking the Green Mountains, golf, local food and art scenes, Mad River, Sugarbush and Killington ski resorts- there is a lot to do in Vermont! Tenant occupied, please provide 12 hour notice for showings.

Key facts

• Open 2 acre lot
• Separate driveway
• 2.2 acre lot

Tags

• OPEN 2 ACRE LOT
• EXTRA LIVING APARTMENT
• SEPARATE DRIVEWAY

🏷️ Possibly a rental listed for sale. The $432,000 price doesn't fit this home's estimated sale value (~$635,863) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $432k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (47.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (53.7% below list).
• Recommended offer: $200k (53.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Market conditions: 8 active listings in the ZIP; 339 units permitted in Windsor County in 2024 (240 in 5+ unit buildings).

Forward outlook

• In year one you build about $42k of equity ($3k loan paydown + $39k appreciation (9.1% local appreciation)).
• Windsor County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$68k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($380k) is reasonable based on typical stale-listing flexibility.

Recommended offer $199,858 (53.7% 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 188 days. Have you received any prior offers? Is the seller open to a 54% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.46% ✗
• Cap rate: 2.39%
• Cash-on-cash: -13.95%
• DSCR: 0.38
• GRM: 18.0

CMA / ARV

• ARV (median comp): $635,863
• List price: $432,000
• Delta: -32.06%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

9.13% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 12.5%
• Equity multiple: 1.99×
• Total profit: $120,206
• Equity at exit: $362,034

10-year hold

• IRR: 12.9%
• Equity multiple: 4.46×
• Total profit: $419,052
• Equity at exit: $753,549

Cash invested: $120,960 (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 05772

• Home prices YoY: 4.5%
• Active inventory: 8
• Price-to-rent: 18.0×

Monthly cashflow live

• Estimated rent: $1,999 medium
• Mortgage (P&I): −$2,265
• Tax est. 1.5%: −$540 /mo · $6,480/yr
• Insurance: −$180
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-1,407

Break-even live

Break-even rent $3,779

Max offer price $228,466

Occupancy floor —

Sensitivity live

Price	-10% $-1,108	-5% $-1,257	+0% $-1,407	+5% $-1,556	+10% $-1,705
Rent	-10% $-1,564	-5% $-1,486	+0% $-1,407	+5% $-1,328	+10% $-1,249
Rate	-1.0pp $-1,189	-0.5pp $-1,297	base $-1,407	+0.5pp $-1,519	+1.0pp $-1,632

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: $108,000
• Closing costs: $12,960
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $432,000 Active 188 DOM
2. 2026-06-21
   days on market $432,000 Active 187 DOM
3. 2026-06-18
   days on market $432,000 Active 185 DOM
4. 2026-06-17
   days on market $432,000 Active 184 DOM
5. 2026-06-16
   days on market $432,000 Active 183 DOM
6. 2026-06-15
   days on market $432,000 Active 182 DOM
7. 2026-06-15
   days on market $432,000 Active 181 DOM
8. 2026-06-13
   days on market $432,000 Active 180 DOM
9. 2026-06-12
   days on market $432,000 Active 179 DOM
10. 2026-06-09
    days on market $432,000 Active 176 DOM
11. 2026-06-08
    days on market $432,000 Active 175 DOM
12. 2026-06-08
    days on market $432,000 Active 174 DOM
13. 2026-06-07
    days on market $432,000 Active 173 DOM
14. 2026-06-03
    days on market $432,000 Active 170 DOM
15. 2026-06-02
    days on market $432,000 Active 169 DOM
16. 2026-06-01
    days on market $432,000 Active 168 DOM
17. 2026-05-31
    days on market $432,000 Active 167 DOM
18. 2026-05-03
    price $449,000 1003-char remark

    Show marketing remark (1003 chars)

    EXTRA ACRE! EXTRA VALUE. PROPERTY NOW INCLUDES one more acre than previously listed. Take a look at this home in central Vermont- close to the premier Killington Mountain Ski Resort. This property is on an open 3 acre lot with plenty of sun and space for renovations, pets, gardens, greenhouses or farm animals. This Stockbridge home has an in-law apartment below- accessible by a separate driveway. It provides options for extended family, short or long term renters or vacationers, and allows space to spread out or mom and pop to have privacy. While technically it's a 2 bedroom, the layout could accommodate 6-8 with a little creativity. Or make it your forever home in the heart of Vermont with small towns Stockbridge and Rochester providing quality living: Summer tubing and river activities, hiking the Green Mountains, golf, local food and art scenes, Mad River, Sugarbush and Killington ski resorts- there is a lot to do in Vermont! Tenant occupied, please provide 12 hour notice for showings.

19. 2026-03-03
    price $439,000 1003-char remark

    Show marketing remark (1003 chars)

    EXTRA ACRE! EXTRA VALUE. PROPERTY NOW INCLUDES one more acre than previously listed. Take a look at this home in central Vermont- close to the premier Killington Mountain Ski Resort. This property is on an open 3 acre lot with plenty of sun and space for renovations, pets, gardens, greenhouses or farm animals. This Stockbridge home has an in-law apartment below- accessible by a separate driveway. It provides options for extended family, short or long term renters or vacationers, and allows space to spread out or mom and pop to have privacy. While technically it's a 2 bedroom, the layout could accommodate 6-8 with a little creativity. Or make it your forever home in the heart of Vermont with small towns Stockbridge and Rochester providing quality living: Summer tubing and river activities, hiking the Green Mountains, golf, local food and art scenes, Mad River, Sugarbush and Killington ski resorts- there is a lot to do in Vermont! Tenant occupied, please provide 12 hour notice for showings.

20. 2025-12-15
    listed $449,000 Active 1003-char remark

    Show marketing remark (1003 chars)

    EXTRA ACRE! EXTRA VALUE. PROPERTY NOW INCLUDES one more acre than previously listed. Take a look at this home in central Vermont- close to the premier Killington Mountain Ski Resort. This property is on an open 3 acre lot with plenty of sun and space for renovations, pets, gardens, greenhouses or farm animals. This Stockbridge home has an in-law apartment below- accessible by a separate driveway. It provides options for extended family, short or long term renters or vacationers, and allows space to spread out or mom and pop to have privacy. While technically it's a 2 bedroom, the layout could accommodate 6-8 with a little creativity. Or make it your forever home in the heart of Vermont with small towns Stockbridge and Rochester providing quality living: Summer tubing and river activities, hiking the Green Mountains, golf, local food and art scenes, Mad River, Sugarbush and Killington ski resorts- there is a lot to do in Vermont! Tenant occupied, please provide 12 hour notice for showings.

ⓘ 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

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥85°F today · 20 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $23,983
• − Mortgage interest: −$24,199
• − Property taxes: −$6,480
• − Insurance: −$2,160
• − Repairs & maintenance: −$1,919
• − Management: −$1,919
• − Depreciation: −$12,567
• Taxable loss: −$25,260
• Est. tax savings @ 24.0%: +$6,062
• After-tax cash flow: $-10,816/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 — Stockbridge

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

Census & demographics

• Population (ZIP): 845

Population outlook (Windsor County) Hauer SSP2

• Today (2025): 53,235 people
• By 2030: 51,269 · -3.7%
• By 2040: 46,517 · -12.6%
• By 2050: 41,859 · -21.4%
• By 2075: 33,298 · -37.5%
• By 2100: 24,523 · -53.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Hispanic / Latino 5% Two or more races 3% Asian 3%
• Common ancestry: Lithuanian 10% Slovak 9% Romanian 8%
• Foreign-born: 7% · South Korea, Canada
• Languages at home: 95% English-only · French/Haitian/Cajun 3% Russian/Polish/Slavic 1% Other Asian/Pacific 1%

Political lean MEDSL · Windsor

• 2024 margin: Solid D (+35.6) · D 66.3% · R 30.7% · Other 2.9%
• 2008→2024 swing: -4.1pp toward R · 2008: 39.7pp · 2024: 35.6pp
• All cycles: 2024: D+35.6 2020: D+38.9 2016: D+32.1 2012: D+38.1 2008: D+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.13%
• Current HPI: 211.5266
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

3 events — show timeline

• 2026-05-03 Price Changed $449,000 PrimeMLS
• 2026-03-03 Price Changed $439,000 PrimeMLS
• 2025-12-15 Listed $449,000 PrimeMLS