8 Mount St · Barre, VT 05641

$250,000

4 bd · 2.0 ba · 1,758 sqft · Other public records · 18 Days on market

Built 1890 4,356 sqft lot

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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).

• Cash flow +14.9/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +4.6/10.0
• 1% rule +3.5/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Large 2 unit building. Lots of space and room for storage. up and down units with separate access. Good investment opportunity. Seller to retain easement to lot at VT History Center.

Key facts

• Two-story duplex
• Dine-in kitchen
• Separate utilities

Tags

• HISTORIC CURRIER PARK
• TWO-STORY DUPLEX
• VERSATILE BONUS ROOM
• DINE-IN KITCHEN
• BRAND-NEW ROOF
• SEPARATE UTILITIES

Property features AI

Finance

• Other: Unit 1: 5 rooms, month-to-month lease; Unit 2: 5 rooms
• Financial info: Two-unit building with month-to-month leases; Contains two 2-bedroom units

Exterior

• Parking: Paved driveway
• Utilities: Public water; Public sewer; Cable available (Spectrum); High-speed internet available; Gas available via LP/bottle; Electric service by Green Mountain Power
• Home design: Multi-family property; Existing building; Yellow exterior
• Construction: Built in 1890; Vinyl exterior; Flat membrane roof
• Exterior features: Paved driveway; Sloping lot, in town location; Near shopping and public transportation; Easements on property; Public road frontage

Interior

• Kitchen: Electric water heater (owned, tank, separate)
• Bedrooms: Two 2-bedroom units (Unit 1 on first level)
• Flooring: Carpet; Laminate
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Propane and oil heating; Direct vent heating; Hot air heat; No central cooling
• Interior features: Basement with interior access; Unfinished walkout basement with stairs
• Laundry & utility: High-capacity 100 Amp electric service

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $250k.

Deal economics

• At list price, monthly cash flow is $74 ($886/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 $212k (15.3% below list).
• Recommended offer: $212k (15.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.5% in Barre — 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 60/100 on livability (#92 in VT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime F, amenities F, commute F.
• Zoned schools: Barre City Elementary/Middle School (math 20% / reading 33%, grade F, #159 of 192 statewide, top 83%, 784 students, 39% FRL).
• Market conditions: 91 active listings in the ZIP; solid renter incomes; 185 units permitted in Washington County in 2024 (30 in 5+ unit buildings).
• This rent runs 33% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Washington County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago 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.
• Current owner paid $90k; list at $250k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $211,806 (15.3% below list)

Questions for the listing agent

1. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.85% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.27%
• DSCR: 1.06
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -14.3%
• Equity multiple: 0.49×
• Total profit: $-35,854
• Equity at exit: $37,276

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-25,355
• Equity at exit: $21,615

Cash invested: $70,000 (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 05641

• Home prices YoY: -19.7%
• Active inventory: 91
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,118 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$184 /mo · $2,211/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $74

Break-even live

Break-even rent $2,025

Max offer price $250,000

Occupancy floor 92%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-19
   days on market $250,000 Active 18 DOM
2. 2026-06-18
   days on market $250,000 Active 17 DOM
3. 2026-06-17
   days on market $250,000 Active 16 DOM
4. 2026-06-16
   days on market $250,000 Active 15 DOM
5. 2026-06-15
   days on market $250,000 Active 14 DOM
6. 2026-06-14
   days on market $250,000 Active 12 DOM
7. 2026-06-12
   days on market $250,000 Active 11 DOM
8. 2026-06-09
   days on market $250,000 Active 8 DOM
9. 2026-06-08
   days on market $250,000 Active 7 DOM
10. 2026-06-07
    days on market $250,000 Active 6 DOM
11. 2026-06-04
    days on market $250,000 Active 2 DOM
12. 2026-06-01
    remarks 699-char remark
13. 2026-06-01
    listed $250,000 Active 1 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: $2,211 · $184/mo
• Projected year-2 tax: $3,480 · $290/mo
• Expected delta: +$1,270/yr (+$106/mo · 57.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥89°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $25,417
• − Mortgage interest: −$14,004
• − Property taxes: −$2,211
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,033
• − Management: −$2,033
• − Depreciation: −$7,273
• Taxable loss: −$3,387
• Est. tax savings @ 24.0%: +$813
• After-tax cash flow: $1,699/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 — Barre

• Score: 60/100
• State rank: #92
• US rank: #19335

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Barre, VT
• County: Washington County · 16,936 people
• City population: 16,936
• Metro: Barre, VT
• Population (ZIP): 16,936
• Household income: $76,855
• Rent vs Own: 30.2% rent · 69.8% own
• Severe rent burden: 588.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 56,608 people
• By 2030: 54,731 · -3.3%
• By 2040: 50,227 · -11.3%
• By 2050: 45,893 · -18.9%
• By 2075: 36,818 · -35.0%
• By 2100: 28,143 · -50.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3% Black 1%
• Common ancestry: Lithuanian 15% Slovak 7% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Washington

• 2024 margin: Solid D (+43.4) · D 70.0% · R 26.6% · Other 3.4%
• 2008→2024 swing: +2.4pp toward D · 2008: 41.0pp · 2024: 43.4pp
• All cycles: 2024: D+43.4 2020: D+46.1 2016: D+37.0 2012: D+42.2 2008: D+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.01%
• Current HPI: 333.7046
• Rent YoY: —
• Metro: Barre, VT
• State GDP YoY: —
• F500 in state: 0

Price history

+171.7% since first listed

4 events — show timeline

• 2026-06-01 Listed $250,000 PrimeMLS
• 2008-06-16 Sold (MLS) $90,000 PrimeMLS
• 2007-05-22 Listed $97,500 PrimeMLS
• 2000-11-09 Sold (Public Records) $92,000 Public Records

Property tax history

-5.4%/yr

Latest (2024): $2,211 · +8.0% YoY. Source: county tax records.