16 Howe St · Williamstown, VT 05679

$285,000

3 bd · 2.0 ba · 2,028 sqft · SingleFamily · 77 Days on market

Built 1900 8,712 sqft lot $141/sqft · 5% below area Est $300k · 5% 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).

• Cash flow +12.1/30.0
• ARV discount +9.8/15.0
• Schools +5.0/10.0
• DSCR +3.6/10.0
• Livability +3.6/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this classic 1900 Colonial in Williamstown, lovingly maintained by the same owners since 1998. Offering 3 bedrooms, 2 full baths, and 2,028 sq ft of living space across 8 total rooms, the home blends the scale and character of an older property with practical features for everyday living. Wood floors, spacious rooms, a large kitchen with ample cabinetry, and flexible gathering spaces throughout give the home a warm and comfortable feel. Recent upkeep includes a metal roof sealed and inspected in 2023, porch roofs sealed in 2025, and an electric hot water tank that is approximately 4 years old. Served by public water and public sewer, the property also includes a Harman pellet stove, wiring for back up power generator, one-car garage, and a ramped entry from the driveway to the home. Outside, the fenced backyard is filled with established gardens and plantings, while the powered gazebo adds to the feel of a peaceful backyard oasis in an in-town setting.

Key facts

• Harman pellet stove
• Metal roof
• Established gardens

Tags

• METAL ROOF
• HARMAN PELLET STOVE
• FENCED BACKYARD
• POWERED GAZEBO
• ESTABLISHED GARDENS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-65 ($-781/yr) — negative.
• To cash-flow at today's rent, offer at most $273k (4.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $221k (22.4% below list).
• Recommended offer: $221k (22.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#24 in VT) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: health & safety D, amenities F, commute F.
• Market conditions: 15 active listings in the ZIP; 74 units permitted in Orange County in 2024 (28 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Orange County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 28y 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 $83k; list at $285k implies a 244% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $221,067 (22.4% 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 77 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 0.78% ✗
• Cap rate: 6.02%
• Cash-on-cash: -0.98%
• DSCR: 0.96
• GRM: 10.7

CMA / ARV

• ARV (median comp): $300,000
• List price: $285,000
• Delta: -5.00%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
267 Brockway Hill Rd	0.34mi	4/2.0 (+1)	1,896 (-6%)	12mo	$315,000	$166	58
2608 VT Route 14	0.43mi	3/1.0	1,884 (-7%)	9mo	$209,000	$111	57
224 Garden St	0.41mi	3/1.0	1,820 (-10%)	10mo	$327,000	$180	52
105 Brockway Hill Rd	0.29mi	3/1.5	1,747 (-14%)	14mo	$150,000	$86	49

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -17.9%
• Equity multiple: 0.37×
• Total profit: $-50,393
• Equity at exit: $42,494

10-year hold

• IRR: -10.2%
• Equity multiple: 0.38×
• Total profit: $-49,480
• Equity at exit: $24,642

Cash invested: $79,800 (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 05679

• Home prices YoY: -5.7%
• Active inventory: 15
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,211 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$198 /mo · $2,379/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $-65

Break-even live

Break-even rent $2,293

Max offer price $273,499

Occupancy floor 98%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $285,000 Active 77 DOM
2. 2026-06-18
   days on market $285,000 Active 76 DOM
3. 2026-06-17
   days on market $285,000 Active 75 DOM
4. 2026-06-16
   days on market $285,000 Active 74 DOM
5. 2026-06-15
   days on market $285,000 Active 73 DOM
6. 2026-06-14
   days on market $285,000 Active 71 DOM
7. 2026-06-12
   days on market $285,000 Active 70 DOM
8. 2026-06-09
   days on market $285,000 Active 67 DOM
9. 2026-06-08
   days on market $285,000 Active 66 DOM
10. 2026-06-07
    days on market $285,000 Active 65 DOM
11. 2026-06-04
    days on market $285,000 Active 61 DOM
12. 2026-06-02
    pricedays on market $285,000 Active 60 DOM
13. 2026-06-01
    days on market $290,000 Active 59 DOM
14. 2026-05-31
    days on market $290,000 Active 58 DOM
15. 2026-05-31
    days on market $290,000 Active 57 DOM
16. 2026-05-12
    price $290,000 977-char remark

    Show marketing remark (977 chars)

    Welcome to this classic 1900 Colonial in Williamstown, lovingly maintained by the same owners since 1998. Offering 3 bedrooms, 2 full baths, and 2,028 sq ft of living space across 8 total rooms, the home blends the scale and character of an older property with practical features for everyday living. Wood floors, spacious rooms, a large kitchen with ample cabinetry, and flexible gathering spaces throughout give the home a warm and comfortable feel. Recent upkeep includes a metal roof sealed and inspected in 2023, porch roofs sealed in 2025, and an electric hot water tank that is approximately 4 years old. Served by public water and public sewer, the property also includes a Harman pellet stove, wiring for back up power generator, one-car garage, and a ramped entry from the driveway to the home. Outside, the fenced backyard is filled with established gardens and plantings, while the powered gazebo adds to the feel of a peaceful backyard oasis in an in-town setting.

17. 2026-04-03
    listed $295,000 Active 977-char remark

    Show marketing remark (977 chars)

    Welcome to this classic 1900 Colonial in Williamstown, lovingly maintained by the same owners since 1998. Offering 3 bedrooms, 2 full baths, and 2,028 sq ft of living space across 8 total rooms, the home blends the scale and character of an older property with practical features for everyday living. Wood floors, spacious rooms, a large kitchen with ample cabinetry, and flexible gathering spaces throughout give the home a warm and comfortable feel. Recent upkeep includes a metal roof sealed and inspected in 2023, porch roofs sealed in 2025, and an electric hot water tank that is approximately 4 years old. Served by public water and public sewer, the property also includes a Harman pellet stove, wiring for back up power generator, one-car garage, and a ramped entry from the driveway to the home. Outside, the fenced backyard is filled with established gardens and plantings, while the powered gazebo adds to the feel of a peaceful backyard oasis in an in-town setting.

18. 1998-06-18
    soldstatus $82,900
19. 1998-06-17
    soldstatus $82,900 224-char remark

    Show marketing remark (224 chars)

    WELL-MAINTAINED HOME ON LEVEL CORNER LOT, DEAD-END STREET. APPLIANCES ARE NEGOTIABLE. STORAGE SHED DETACHED GARAGE. 5 X 8 ALCOVE 6 X 7 STORAGE OFF BIG BEDROOM UPSTAIRS. 10 X 14 DECK/PORCH. 5 X 21 COVERED PORCH. CALL 1ST/LBX.

20. 1998-04-18
    listed $83,900 224-char remark

    Show marketing remark (224 chars)

    WELL-MAINTAINED HOME ON LEVEL CORNER LOT, DEAD-END STREET. APPLIANCES ARE NEGOTIABLE. STORAGE SHED DETACHED GARAGE. 5 X 8 ALCOVE 6 X 7 STORAGE OFF BIG BEDROOM UPSTAIRS. 10 X 14 DECK/PORCH. 5 X 21 COVERED PORCH. CALL 1ST/LBX.

21. 1998-04-18
    historical 224-char remark

    Show marketing remark (224 chars)

    WELL-MAINTAINED HOME ON LEVEL CORNER LOT, DEAD-END STREET. APPLIANCES ARE NEGOTIABLE. STORAGE SHED DETACHED GARAGE. 5 X 8 ALCOVE 6 X 7 STORAGE OFF BIG BEDROOM UPSTAIRS. 10 X 14 DECK/PORCH. 5 X 21 COVERED PORCH. CALL 1ST/LBX.

ⓘ 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: $2,379 · $198/mo
• Projected year-2 tax: $3,897 · $325/mo
• Expected delta: +$1,518/yr (+$127/mo · 63.8%)

ⓘ 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 8 d/yr ≥88°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $26,528
• − Mortgage interest: −$15,964
• − Property taxes: −$2,379
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,122
• − Management: −$2,122
• − Depreciation: −$8,291
• Taxable loss: −$5,775
• Est. tax savings @ 24.0%: +$1,386
• After-tax cash flow: $605/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 — Williamstown

• Score: 72/100
• State rank: #24
• US rank: #5780

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Williamstown, VT
• Population (ZIP): 3,136

Population outlook (Orange County) Hauer SSP2

• Today (2025): 28,186 people
• By 2030: 27,359 · -2.9%
• By 2040: 25,221 · -10.5%
• By 2050: 23,023 · -18.3%
• By 2075: 18,621 · -33.9%
• By 2100: 14,477 · -48.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 1%
• Common ancestry: Lithuanian 6% Slovak 2% Italian 2%
• Foreign-born: 1%
• Languages at home: 99% English-only · Russian/Polish/Slavic 1%

Political lean MEDSL · Orange

• 2024 margin: Strong D (+20.2) · D 58.3% · R 38.1% · Other 3.6%
• 2008→2024 swing: -11.1pp toward R · 2008: 31.3pp · 2024: 20.2pp
• All cycles: 2024: D+20.2 2020: D+24.1 2016: D+18.8 2012: D+32.1 2008: D+31.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -15.60%
• Current HPI: 257.7038
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+245.6% since first listed

6 events — show timeline

• 2026-05-12 Price Changed $290,000 PrimeMLS
• 2026-04-03 Listed $295,000 PrimeMLS
• 1998-06-18 Sold (Public Records) $82,900 Public Records
• 1998-06-17 Sold (MLS) $82,900 PrimeMLS
• 1998-04-18 Delisted — PrimeMLS
• 1998-04-18 Listed $83,900 PrimeMLS

Property tax history

+19.2%/yr

Latest (2024): $2,379 · -8.1% YoY. Source: county tax records.