35 Hoyt St #2 · St. Albans, VT 05478

$145,000

2 bd · 1.0 ba · 880 sqft · Condo · 291 Days on market

Built 1980 Good condition $165/sqft · 32% below area Est $214k · 32% under $275/mo HOA · 20% of rent ↓ 26% since listing

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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
• Cash flow +7.6/30.0
• Schools +5.0/10.0
• 1% rule +4.7/10.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Newly updated Condo in downtown St. Albans. This Condo has had several upgrades to include an updated bath, new carpet upstairs, LVP Flooring and fresh paint throughout. You get turnkey living and the condo fees of $275 a month cover master insurance, landscaping, lawn care, snow removal, trash, and water sewer. The first level has an open floor plan with a kitchen dining area and breakfast bar. The kitchen has tile floors and includes appliances. The laundry is on the 1st level and has natural gas heat. The 2nd floor offers 2 bedrooms and a full bath with tile floor. Within walking distance to all the downtown has to offer and Just 40 Minutes to Burlington. Come take a look.

Key facts

• Open floor plan
• Updated bath
• Fresh paint

Tags

• UPDATED BATH
• NEW CARPET
• LVP FLOORING
• FRESH PAINT
• OPEN FLOOR PLAN
• KITCHEN DINING AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $145k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-171 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $120k (17.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $140k (3.4% below list).
• Recommended offer: $120k (17.1% below list) — sets the bar for cash-flow.
• Cap rate 4.9% vs local median 2.4% in St. Albans — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Market conditions: 124 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 200 units permitted in Franklin County in 2024 (25 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Franklin County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 291 days — a 12% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $45k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $120,247 (17.1% 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 291 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.97% ✗
• Cap rate: 4.88%
• Cash-on-cash: -5.06%
• DSCR: 0.78
• GRM: 8.6

CMA / ARV

• ARV (median comp): $213,796
• List price: $145,000
• Delta: -32.18%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -24.7%
• Equity multiple: 0.16×
• Total profit: $-34,201
• Equity at exit: $21,620

10-year hold

• IRR: -19.9%
• Equity multiple: -0.06×
• Total profit: $-43,038
• Equity at exit: $12,537

Cash invested: $40,600 (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 05478

• Home prices YoY: -28.1%
• Active inventory: 124
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,400 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$275
• Vacancy / Maint / Mgmt: −$294
• Net cashflow: $-171

Break-even live

Break-even rent $1,617

Max offer price $120,247

Occupancy floor —

Sensitivity live

Price	-10% $-71	-5% $-121	+0% $-171	+5% $-221	+10% $-271
Rent	-10% $-282	-5% $-226	+0% $-171	+5% $-116	+10% $-60
Rate	-1.0pp $-98	-0.5pp $-134	base $-171	+0.5pp $-209	+1.0pp $-247

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Cardinal Cir St Albans City, VT	1.0	1.0	1100	$1,400	$1.27	45d	1	1.08mi

HOA detail condo

• Monthly dues: $275 · $3,300/yr
• Likely covers: watersewertrashgaslandscapingsnow removalinsurance
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-05-31
   status $145,000 Pending 291 DOM
2. 2026-05-11
   status Active 684-char remark

   Show marketing remark (684 chars)

   Newly updated Condo in downtown St. Albans. This Condo has had several upgrades to include an updated bath, new carpet upstairs, LVP Flooring and fresh paint throughout. You get turnkey living and the condo fees of $275 a month cover master insurance, landscaping, lawn care, snow removal, trash, and water sewer. The first level has an open floor plan with a kitchen dining area and breakfast bar. The kitchen has tile floors and includes appliances. The laundry is on the 1st level and has natural gas heat. The 2nd floor offers 2 bedrooms and a full bath with tile floor. Within walking distance to all the downtown has to offer and Just 40 Minutes to Burlington. Come take a look.

3. 2026-03-24
   status Pending 684-char remark

   Show marketing remark (684 chars)

   Newly updated Condo in downtown St. Albans. This Condo has had several upgrades to include an updated bath, new carpet upstairs, LVP Flooring and fresh paint throughout. You get turnkey living and the condo fees of $275 a month cover master insurance, landscaping, lawn care, snow removal, trash, and water sewer. The first level has an open floor plan with a kitchen dining area and breakfast bar. The kitchen has tile floors and includes appliances. The laundry is on the 1st level and has natural gas heat. The 2nd floor offers 2 bedrooms and a full bath with tile floor. Within walking distance to all the downtown has to offer and Just 40 Minutes to Burlington. Come take a look.

4. 2026-02-14
   price $145,000 684-char remark

   Show marketing remark (684 chars)

   Newly updated Condo in downtown St. Albans. This Condo has had several upgrades to include an updated bath, new carpet upstairs, LVP Flooring and fresh paint throughout. You get turnkey living and the condo fees of $275 a month cover master insurance, landscaping, lawn care, snow removal, trash, and water sewer. The first level has an open floor plan with a kitchen dining area and breakfast bar. The kitchen has tile floors and includes appliances. The laundry is on the 1st level and has natural gas heat. The 2nd floor offers 2 bedrooms and a full bath with tile floor. Within walking distance to all the downtown has to offer and Just 40 Minutes to Burlington. Come take a look.

5. 2026-02-04
   status Active 684-char remark

   Show marketing remark (684 chars)

   Newly updated Condo in downtown St. Albans. This Condo has had several upgrades to include an updated bath, new carpet upstairs, LVP Flooring and fresh paint throughout. You get turnkey living and the condo fees of $275 a month cover master insurance, landscaping, lawn care, snow removal, trash, and water sewer. The first level has an open floor plan with a kitchen dining area and breakfast bar. The kitchen has tile floors and includes appliances. The laundry is on the 1st level and has natural gas heat. The 2nd floor offers 2 bedrooms and a full bath with tile floor. Within walking distance to all the downtown has to offer and Just 40 Minutes to Burlington. Come take a look.

6. 2026-01-16
   status Pending 684-char remark

   Show marketing remark (684 chars)

   Newly updated Condo in downtown St. Albans. This Condo has had several upgrades to include an updated bath, new carpet upstairs, LVP Flooring and fresh paint throughout. You get turnkey living and the condo fees of $275 a month cover master insurance, landscaping, lawn care, snow removal, trash, and water sewer. The first level has an open floor plan with a kitchen dining area and breakfast bar. The kitchen has tile floors and includes appliances. The laundry is on the 1st level and has natural gas heat. The 2nd floor offers 2 bedrooms and a full bath with tile floor. Within walking distance to all the downtown has to offer and Just 40 Minutes to Burlington. Come take a look.

7. 2025-12-12
   price $156,000 684-char remark

   Show marketing remark (684 chars)

   Newly updated Condo in downtown St. Albans. This Condo has had several upgrades to include an updated bath, new carpet upstairs, LVP Flooring and fresh paint throughout. You get turnkey living and the condo fees of $275 a month cover master insurance, landscaping, lawn care, snow removal, trash, and water sewer. The first level has an open floor plan with a kitchen dining area and breakfast bar. The kitchen has tile floors and includes appliances. The laundry is on the 1st level and has natural gas heat. The 2nd floor offers 2 bedrooms and a full bath with tile floor. Within walking distance to all the downtown has to offer and Just 40 Minutes to Burlington. Come take a look.

8. 2025-10-29
   price $181,500 684-char remark

   Show marketing remark (684 chars)

   Newly updated Condo in downtown St. Albans. This Condo has had several upgrades to include an updated bath, new carpet upstairs, LVP Flooring and fresh paint throughout. You get turnkey living and the condo fees of $275 a month cover master insurance, landscaping, lawn care, snow removal, trash, and water sewer. The first level has an open floor plan with a kitchen dining area and breakfast bar. The kitchen has tile floors and includes appliances. The laundry is on the 1st level and has natural gas heat. The 2nd floor offers 2 bedrooms and a full bath with tile floor. Within walking distance to all the downtown has to offer and Just 40 Minutes to Burlington. Come take a look.

9. 2025-09-20
   price $189,000 684-char remark

   Show marketing remark (684 chars)

   Newly updated Condo in downtown St. Albans. This Condo has had several upgrades to include an updated bath, new carpet upstairs, LVP Flooring and fresh paint throughout. You get turnkey living and the condo fees of $275 a month cover master insurance, landscaping, lawn care, snow removal, trash, and water sewer. The first level has an open floor plan with a kitchen dining area and breakfast bar. The kitchen has tile floors and includes appliances. The laundry is on the 1st level and has natural gas heat. The 2nd floor offers 2 bedrooms and a full bath with tile floor. Within walking distance to all the downtown has to offer and Just 40 Minutes to Burlington. Come take a look.

10. 2025-06-06
    listed $189,900 Active 684-char remark

    Show marketing remark (684 chars)

    Newly updated Condo in downtown St. Albans. This Condo has had several upgrades to include an updated bath, new carpet upstairs, LVP Flooring and fresh paint throughout. You get turnkey living and the condo fees of $275 a month cover master insurance, landscaping, lawn care, snow removal, trash, and water sewer. The first level has an open floor plan with a kitchen dining area and breakfast bar. The kitchen has tile floors and includes appliances. The laundry is on the 1st level and has natural gas heat. The 2nd floor offers 2 bedrooms and a full bath with tile floor. Within walking distance to all the downtown has to offer and Just 40 Minutes to Burlington. Come take a look.

11. 2024-07-30
    price $189,000
12. 2024-06-14
    price $195,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $16,800
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,344
• − Management: −$1,344
• − HOA: −$3,300
• − Depreciation: −$4,218
• Taxable loss: −$4,428
• Est. tax savings @ 24.0%: +$1,063
• After-tax cash flow: $-990/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This newly updated condo in St. Albans is in good condition with fresh paint, updated kitchen and bathroom, and well-maintained exterior. It offers a good investment opportunity with potential for further value increases through minor cosmetic upgrades.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters.
• Both Upgrading the kitchen appliances — Modern appliances can increase the property's value and attract more buyers and renters.
• Both Upgrading the bathroom fixtures — Upgrading the bathroom fixtures can improve the property's value and make it more appealing to potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics, making the property more attractive to potential buyers and renters. ↑
• Both Upgrading the kitchen appliances — Modern appliances can increase the property's value and attract more buyers and renters. ↑
• Both Upgrading the bathroom fixtures — Upgrading the bathroom fixtures can improve the property's value and make it more appealing to potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

No district data.

Livability — St. Albans

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

Census & demographics

• Census place: St. Albans, VT
• Population (ZIP): 16,016

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 50,374 people
• By 2030: 50,718 · +0.7%
• By 2040: 50,557 · +0.4%
• By 2050: 48,832 · -3.1%
• By 2075: 43,526 · -13.6%
• By 2100: 33,970 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3% Native American 1%
• Common ancestry: Lithuanian 16% Slovak 3% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · French/Haitian/Cajun 3% Spanish 1%

Political lean MEDSL · Franklin

• 2024 margin: Toss-up / Even · D 50.0% · R 47.0% · Other 3.0%
• 2008→2024 swing: -21.8pp toward R · 2008: 24.8pp · 2024: 3.0pp
• All cycles: 2024: D+3.0 2020: D+9.0 2016: D+3.1 2012: D+23.6 2008: D+24.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -126.12%
• Current HPI: 322.6117
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-25.6% since first listed

11 events — show timeline

• 2026-05-11 Relisted — PrimeMLS
• 2026-03-24 Pending — PrimeMLS
• 2026-02-14 Price Changed $145,000 PrimeMLS
• 2026-02-04 Relisted — PrimeMLS
• 2026-01-16 Pending — PrimeMLS
• 2025-12-12 Price Changed $156,000 PrimeMLS
• 2025-10-29 Price Changed $181,500 PrimeMLS
• 2025-09-20 Price Changed $189,000 PrimeMLS
• 2025-06-06 Listed $189,900 PrimeMLS
• 2024-07-30 Price Changed $189,000 PrimeMLS
• 2024-06-14 Price Changed $195,000 PrimeMLS