166 Eastern Ave · St. Johnsbury, VT 05819

$200,000

6 bd · 2.0 ba · 5,546 sqft · MultiFamily · 93 Days on market

Built 1900 Poor condition 4,356 sqft 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Appreciation +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +1.0/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

This is an Eastern Ave investment opportunity with parking! With both a storefront and 2 residential units this property offers flexibility as well steady income to an investor. St J is up and coming, don't hesitate on this highly visible and affordable property!

Key facts

• 4,356 sq ft lot
• Built 1900
• Listed 92 days

Property features AI

Exterior

• Parking: Dirt driveway
• Utilities: Public water; Public sewer; Electric service provided by GMP; Internet via cable; on-site cable and telephone available
• Home design: Apartment building; Existing construction; Storefront-style unit on the first level; Built in 1900
• Construction: Wood frame construction with brick veneer and clapboard exterior; Flat membrane roof; Finished basement
• Exterior features: Major road frontage in town; Paved public road frontage

Interior

• Kitchen: Appliances included (details not itemized)
• Bedrooms: Two units with three bedrooms each; Unit 1 located on the 2nd level; Unit 2 located on the 3rd level; Unit 3 located on the 1st level
• Flooring: Combination of carpet, softwood, and vinyl flooring
• Bathrooms: Each unit has one bathroom; Total of two full baths noted in building summary
• Heating & cooling: Baseboard heating; Gas heaters; hot water heating; No central cooling
• Interior features: Finished walkout basement with concrete floor; Walkout basement access; Appliances included in units; Annual leases for units
• Laundry & utility: Electric water heater; 200 Amp electrical service with circuit breakers

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $200k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $828 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $182k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 3.4% in St. Johnsbury — 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 B — affects rentability + tenant quality, not the cash-flow math above.
• Zoned schools: St. Johnsbury School (math 19% / reading 37%, grade F, #149 of 192 statewide, top 78%, 702 students, 52% FRL).
• Market conditions: 66 active listings in the ZIP; 112 units permitted in Caledonia County in 2024 (15 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.4%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Caledonia County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.4% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 93 days — a 9% lower offer ($182k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 $135k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $182,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 93 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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 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: 1.40% ✓
• Cap rate: 11.26%
• Cash-on-cash: 17.75%
• DSCR: 1.79
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.0%
• Equity multiple: 1.45×
• Total profit: $25,354
• Equity at exit: $35,106

10-year hold

• IRR: 19.1%
• Equity multiple: 2.69×
• Total profit: $94,515
• Equity at exit: $26,509

Cash invested: $56,000 (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 05819

• Home prices YoY: -0.8%
• Active inventory: 66
• Price-to-rent: 11.9×

Monthly cashflow live

• Estimated rent: $2,798 medium
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $828

Break-even live

Break-even rent $1,750

Max offer price $200,000

Occupancy floor 65%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,798
Total (2 units)			$2,798

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $200,000 Active 93 DOM
2. 2026-06-17
   days on market $200,000 Active 92 DOM
3. 2026-06-16
   days on market $200,000 Active 91 DOM
4. 2026-06-15
   days on market $200,000 Active 90 DOM
5. 2026-06-15
   days on market $200,000 Active 89 DOM
6. 2026-06-13
   days on market $200,000 Active 88 DOM
7. 2026-06-12
   days on market $200,000 Active 87 DOM
8. 2026-06-09
   days on market $200,000 Active 84 DOM
9. 2026-06-08
   days on market $200,000 Active 83 DOM
10. 2026-06-08
    days on market $200,000 Active 82 DOM
11. 2026-06-07
    days on market $200,000 Active 81 DOM
12. 2026-06-03
    days on market $200,000 Active 78 DOM
13. 2026-06-02
    days on market $200,000 Active 77 DOM
14. 2026-06-01
    days on market $200,000 Active 76 DOM
15. 2026-05-31
    days on market $200,000 Active 75 DOM
16. 2026-05-03
    status Active
17. 2026-04-14
    historical Active with Contract
18. 2026-03-15
    listed $200,000 Active
19. 2021-11-17
    soldstatus $135,000 Closed 263-char remark

    Show marketing remark (263 chars)

    This is an Eastern Ave investment opportunity with parking! With both a storefront and 2 residential units this property offers flexibility as well steady income to an investor. St J is up and coming, don't hesitate on this highly visible and affordable property!

20. 2021-08-28
    historical Active with Contract 263-char remark

    Show marketing remark (263 chars)

    This is an Eastern Ave investment opportunity with parking! With both a storefront and 2 residential units this property offers flexibility as well steady income to an investor. St J is up and coming, don't hesitate on this highly visible and affordable property!

21. 2021-06-22
    listed $149,000 Active 263-char remark

    Show marketing remark (263 chars)

    This is an Eastern Ave investment opportunity with parking! With both a storefront and 2 residential units this property offers flexibility as well steady income to an investor. St J is up and coming, don't hesitate on this highly visible and affordable property!

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

Climate risk First Street

• 🌡 Heat 3/10 Moderate
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,576
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,686
• − Management: −$2,686
• − Depreciation: −$5,818
• Taxable income: $7,183
• Est. tax owed @ 24.0%: −$1,724
• After-tax cash flow: $8,215/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 · 12 photos

Poor 20/100 Extensive rehab

This multi-family property requires extensive repairs and updates to bring it up to current standards, significantly impacting its resale and rental value.

Repairs flagged

• Major siding — Severe weathering and damage
• Major roof — Missing shingles and rafters
• Major flooring — Worn carpet and exposed subfloor
• Major interior walls — Paint peeling and exposed drywall
• Major bathrooms — Old fixtures and missing tiles
• Major kitchen — Old appliances and missing cabinets
• Major HVAC — Exposed components and missing insulation

Value-add opportunities

• Resale New siding — Enhances curb appeal and property value
• Resale New roof — Improves structural integrity and longevity
• Resale New flooring — Freshens the interior and adds value
• Resale Paint interior walls — Brightens the space and enhances curb appeal
• Rental Replace fixtures and appliances — Attracts tenants and improves rental value
• Resale Replace insulation — Improves energy efficiency and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
siding · Severe weathering and damage	Major	$15,000–50,000
roof · Missing shingles and rafters	Major	$15,000–50,000
flooring · Worn carpet and exposed subfloor	Major	$15,000–50,000
interior walls · Paint peeling and exposed drywall	Major	$15,000–50,000
bathrooms · Old fixtures and missing tiles	Major	$15,000–50,000
kitchen · Old appliances and missing cabinets	Major	$15,000–50,000
HVAC · Exposed components and missing insulation	Major	$15,000–50,000
Total estimated repair cost · 7 items		$105,000–350,000

Value-add ROI direction

• Resale New siding — Enhances curb appeal and property value ↑
• Resale New roof — Improves structural integrity and longevity ↑
• Resale New flooring — Freshens the interior and adds value ↑
• Resale Paint interior walls — Brightens the space and enhances curb appeal ↑
• Rental Replace fixtures and appliances — Attracts tenants and improves rental value ↑
• Resale Replace insulation — Improves energy efficiency and adds value ↑

ⓘ 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. Johnsbury

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

Census & demographics

• Census place: St. Johnsbury, VT
• Population (ZIP): 9,323

Population outlook (Caledonia County) Hauer SSP2

• Today (2025): 29,828 people
• By 2030: 28,820 · -3.4%
• By 2040: 26,262 · -12.0%
• By 2050: 23,780 · -20.3%
• By 2075: 18,516 · -37.9%
• By 2100: 13,647 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 11% Slovak 6% Serbian 3%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · French/Haitian/Cajun 3% Other Asian/Pacific 2% Spanish 1%

Political lean MEDSL · Caledonia

• 2024 margin: D (+12.4) · D 54.5% · R 42.0% · Other 3.5%
• 2008→2024 swing: -10.8pp toward R · 2008: 23.3pp · 2024: 12.4pp
• All cycles: 2024: D+12.4 2020: D+15.2 2016: D+7.0 2012: D+22.9 2008: D+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.41%
• Current HPI: 291.8894
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+34.2% since first listed

6 events — show timeline

• 2026-05-03 Relisted — PrimeMLS
• 2026-04-14 Contingent — PrimeMLS
• 2026-03-15 Listed $200,000 PrimeMLS
• 2021-11-17 Sold (MLS) $135,000 PrimeMLS
• 2021-08-28 Contingent — PrimeMLS
• 2021-06-22 Listed $149,000 PrimeMLS