4 bd · 1.0 ba ·
2,062 sqft ·
Built 1810
· Other
· Pending
· 334 DOM
Cashflow @ list (25.0% down · 7.5%)
Estimated rent
$1,588/mo
Mortgage (P&I)
−$886
Tax + insurance
−$222
HOA
−$0
Vac / Maint / Mgmt
−$333
Net cashflow
$146/mo
Annual
$1,749/yr
Cap rate
7.33%
Cash-on-cash
3.70%
DSCR
1.16
1% rule
0.94%
Cash to close
$47,320
Investor read
This is a 4-bed/1.0-bath other listed at $169k.
At list price, monthly cash flow is $146 ($2k/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 $159k (6.1% below list).
It's been on market 334 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
Recommended offer: $149k (12.0% below list) — sets the bar for market timing.
In year one you build about $5k of equity ($1k loan paydown + $4k appreciation (2.3% local appreciation)).
Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
Zoned schools: Currier Memorial Union School (math 15% / reading 15%, grade F, #186 of 192 statewide, top 97%, 76 students, 49% FRL).
Watch-outs: built in 1810 — expect roof / HVAC / electrical / plumbing capex.
Market conditions: 10 active listings in the ZIP; 90 units permitted in Rutland County in 2024 (0 in 5+ unit buildings).
Rutland County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
2 sale attempts since 7y ago; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
Current owner paid $20k; list at $169k implies a 724% gain — meaningful room to come down on a strong offer.
At projected returns (2.3% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~6 years — after that, you're playing with house money.
By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
Questions for listing agent
It's been on market 334 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
Built in 1810 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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.
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.
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.
CashFlowRE · CFR-NACD90ENT4JAM8
· Data 6 days agocashflowre.app · 2026-05-29