594 E Main St · Newport, VT 05855

$110,000

3 bd · 2.0 ba · 1,614 sqft · SingleFamily public records · 115 Days on market

Built 1889 0.28 ac lot

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Why this score? — see what drove the B 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 +26.2/30.0
• Appreciation +10.0/10.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Schools +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

This versatile 3-bedroom, 1¾-bath house is nestled right in the heart of town. This home is a diamond in the rough, ready for your personal touch with some cosmetic updates, making it a fantastic investment opportunity or a potential commercial venture. The spacious bedrooms and kitchen offer plenty of room for customization, while the enclosed front porch and back deck provide delightful spaces for relaxation and entertaining. Imagine the possibilities — whether you choose to transform it into a cozy 2-unit rental or a vibrant commercial space, this property is ideally situated within walking distance to local amenities. Don’t miss out on this exceptional opportunity to

Key facts

• Back deck
• Enclosed front porch
• 0.28 acre lot

Tags

• ENCLOSED FRONT PORCH
• BACK DECK

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; 100 Amp electric service; High-speed internet available; Cable available; Telephone available
• Home design: Colonial style; Existing structure; Green/blue exterior color; Metal and asphalt shingle roof
• Construction: Built in 1889; Clapboard exterior
• Exterior features: City lot in town with sidewalks; Near shopping, hospital, and schools; Neighboring businesses nearby; Gravel driveway; Surveyed property

Interior

• Kitchen: Dishwasher
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Oil heating
• Interior features: 7 total rooms; Walkout basement; Basement includes concrete, crawl space, and dirt areas; Dishwasher included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $100k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 2.3% in Newport — 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 59/100 on livability (#99 in VT) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: employment C-, crime F, amenities F.
• Zoned schools: Newport City Elementary School (math 32% / reading 32%, grade F, #129 of 192 statewide, top 70%, 313 students, 71% FRL).
• Market conditions: 47 active listings in the ZIP; 157 units permitted in Orleans County in 2024 (107 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($761 loan paydown + $11k appreciation (10.0% local appreciation)).
• Orleans County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 115 days — a 9% lower offer ($100k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1889 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $100,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 115 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1889 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 1.20% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.95%
• DSCR: 1.49
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $238,872
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
98 Fernwood Cir	0.49mi	2/2.0 (-1)	1,568 (-3%)	1mo	$215,000	$137	66
98 Spring St	0.29mi	3/1.5	1,660 (+3%)	17mo	$155,000	$93	66
79 Indian Point St	0.30mi	3/2.0	1,681 (+4%)	24mo	$249,000	$148	59
28 South Ave	0.25mi	4/2.0 (+1)	1,800 (+12%)	7mo	$385,000	$214	59
124 Jackson St	0.45mi	3/1.0	1,500 (-7%)	18mo	$250,000	$167	48
375 Union St	0.54mi	3/1.5	1,536 (-5%)	22mo	$225,000	$146	47
239 Blake St	0.36mi	2/1.5 (-1)	1,788 (+11%)	23mo	$235,000	$131	39
54 Colfax St	0.61mi	3/1.0	1,456 (-10%)	23mo	$265,000	$182	32

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.3%
• Equity multiple: 3.53×
• Total profit: $77,833
• Equity at exit: $99,097

10-year hold

• IRR: 27.9%
• Equity multiple: 7.99×
• Total profit: $215,159
• Equity at exit: $213,706

Cash invested: $30,800 (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 05855

• Home prices YoY: 8.7%
• Active inventory: 47
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,315 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$135 /mo · $1,617/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $281

Break-even live

Break-even rent $959

Max offer price $110,000

Occupancy floor 74%

Sensitivity live

Price	-10% $343	-5% $312	+0% $281	+5% $250	+10% $219
Rent	-10% $177	-5% $229	+0% $281	+5% $333	+10% $385
Rate	-1.0pp $337	-0.5pp $309	base $281	+0.5pp $253	+1.0pp $224

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $110,000 Active 115 DOM
2. 2026-06-18
   days on market $110,000 Active 113 DOM
3. 2026-06-17
   days on market $110,000 Active 112 DOM
4. 2026-06-16
   days on market $110,000 Active 111 DOM
5. 2026-06-15
   days on market $110,000 Active 110 DOM
6. 2026-06-15
   days on market $110,000 Active 109 DOM
7. 2026-06-13
   days on market $110,000 Active 108 DOM
8. 2026-06-12
   days on market $110,000 Active 107 DOM
9. 2026-06-09
   days on market $110,000 Active 104 DOM
10. 2026-06-08
    pricedays on market $110,000 Active 103 DOM
11. 2026-06-08
    days on market $140,000 Active 102 DOM
12. 2026-06-07
    days on market $140,000 Active 101 DOM
13. 2026-06-05
    days on market $140,000 Active 100 DOM
14. 2026-06-03
    days on market $140,000 Active 98 DOM
15. 2026-06-02
    days on market $140,000 Active 97 DOM
16. 2026-06-01
    days on market $140,000 Active 96 DOM
17. 2026-05-31
    days on market $140,000 Active 95 DOM
18. 2026-02-23
    listed $140,000 Active

ⓘ 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: $1,617 · $135/mo
• Projected year-2 tax: $1,854 · $154/mo
• Expected delta: +$236/yr (+$20/mo · 14.6%)

ⓘ 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 ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,776
• − Mortgage interest: −$6,162
• − Property taxes: −$1,617
• − Insurance: −$550
• − Repairs & maintenance: −$1,262
• − Management: −$1,262
• − Depreciation: −$3,200
• Taxable income: $1,723
• Est. tax owed @ 24.0%: −$413
• After-tax cash flow: $2,960/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 — Newport

• Score: 59/100
• State rank: #99
• US rank: #20247

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newport, VT
• Population (ZIP): 7,576

Population outlook (Orleans County) Hauer SSP2

• Today (2025): 26,222 people
• By 2030: 25,399 · -3.1%
• By 2040: 23,350 · -11.0%
• By 2050: 21,232 · -19.0%
• By 2075: 16,543 · -36.9%
• By 2100: 11,566 · -55.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Black 2%
• Common ancestry: Lithuanian 5% Slovak 4% Romanian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 95% English-only · French/Haitian/Cajun 2% German/W. Germanic 1% Chinese 1%

Political lean MEDSL · Orleans

• 2024 margin: Toss-up / Even · D 47.8% · R 49.4% · Other 2.8%
• 2008→2024 swing: -29.1pp toward R · 2008: 27.5pp · 2024: -1.6pp
• All cycles: 2024: R+1.6 2020: D+4.5 2016: D+0.2 2012: D+24.2 2008: D+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.71%
• Current HPI: 297.9538
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-02-23 Listed $140,000 PrimeMLS

Property tax history

+19.2%/yr

Latest (2024): $1,617 · +6.0% YoY. Source: county tax records.