11 Hojaboom Rd · St. Albans, VT 05478

$169,900

2 bd · 1.0 ba · 720 sqft · Other · 12 Days on market

Built 2015 10,018 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 +18.5/30.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Schools +5.0/10.0
• 1% rule +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Back on the market due to no fault of seller. Located on the back side of Camp Kill Kare in the highly sought-after St. Albans Bay area, this charming seasonal cottage offers the perfect Vermont lake retreat. Built in 2015, the thoughtfully designed home features a main-floor bedroom, open living space, and three additional sleeping quarters located between the second floor and lookout area—perfect for hosting family and friends at the lake. Enjoy peaceful evenings from the newly screened-in patio while listening to the sounds of Lake Champlain and taking in the summer breeze. A golf cart is included, making trips to the shared private beach effortless. Whether you’re looking fo

Key facts

• Low-maintenance camp
• Shared private beach
• Vermont lake retreat

Tags

• VERMONT LAKE RETREAT
• SHARED PRIVATE BEACH
• SEASONAL RENTAL OPPORTUNITY
• LOW-MAINTENANCE CAMP
• CONVENIENTLY LOCATED

Property features AI

Finance

• Other: Located on/with access to Lake Champlain; Property is in a flood zone
• HOA & community: Association amenities include beach access, beach rights, and common acreage

Exterior

• Parking: Crushed stone driveway
• Utilities: Lake/pond water source; No sewer (other/none); Circuit breaker electrical service; High-speed internet available; Cable available
• Home design: Adirondack-style tri-level; Existing construction; Brown exterior
• Construction: Built in 2015; Timber frame and vinyl siding construction; Shingle roof
• Exterior features: Beach access (shared-private); Lake access; Lake view; Lowland setting; Secluded lot; Private, privately maintained road frontage; Seasonal property

Interior

• Kitchen: Dishwasher; Refrigerator; Electric stove
• Flooring: Vinyl plank
• Bathrooms: One 3/4 bathroom
• Heating & cooling: Wall heating units
• Interior features: 4 total rooms; Vinyl plank flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $170k.

Deal economics

• At list price, monthly cash flow is $163 ($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 $152k (10.4% below list).
• Recommended offer: $152k (10.4% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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.
• Zoned schools: St. Albans Town Educational Center (math 34% / reading 46%, grade F, #93 of 192 statewide, top 48%, 777 students, 20% FRL).
• Market conditions: 123 active listings in the ZIP; 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 $5k 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

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $110k; list at $170k implies a 54% gain — meaningful room to come down on a strong offer.

Recommended offer $152,218 (10.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.90% ✗
• Cap rate: 7.44%
• Cash-on-cash: 4.11%
• DSCR: 1.18
• GRM: 9.3

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: -9.9%
• Equity multiple: 0.64×
• Total profit: $-17,225
• Equity at exit: $25,333

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-1,893
• Equity at exit: $14,690

Cash invested: $47,572 (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: 123
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,522 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$78 /mo · $936/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $163

Break-even live

Break-even rent $1,316

Max offer price $169,900

Occupancy floor 84%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $169,900 Active 12 DOM
2. 2026-06-17
   days on market $169,900 Active 11 DOM
3. 2026-06-16
   statusdays on market $169,900 Active 10 DOM
4. 2026-06-02
   status $169,900 Pending 9 DOM
5. 2026-06-01
   days on market $169,900 Active 9 DOM
6. 2026-05-31
   days on market $169,900 Active 8 DOM
7. 2026-05-23
   listed $169,900 Active
8. 2024-04-22
   soldstatus $110,000
9. 2024-04-17
   soldstatus $110,000
10. 2024-04-17
    listed $110,000

ⓘ 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: $936 · $78/mo
• Projected year-2 tax: $2,082 · $174/mo
• Expected delta: +$1,146/yr (+$96/mo · 122.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,266
• − Mortgage interest: −$9,517
• − Property taxes: −$936
• − Insurance: −$850
• − Repairs & maintenance: −$1,461
• − Management: −$1,461
• − Depreciation: −$4,943
• Taxable loss: −$901
• Est. tax savings @ 24.0%: +$216
• After-tax cash flow: $2,169/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 — St. Albans

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

Census & demographics

• 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

+54.5% since first listed

4 events — show timeline

• 2026-05-23 Listed $169,900 PrimeMLS
• 2024-04-22 Sold (Public Records) $110,000 Public Records
• 2024-04-17 Listed $110,000 PrimeMLS
• 2024-04-17 Sold (MLS) $110,000 PrimeMLS

Property tax history

-0.5%/yr

Latest (2024): $936 · +9.0% YoY. Source: county tax records.