1250 US RT 2 · Marshfield, VT 05658

$199,000

4 bd · 2.0 ba · 1,796 sqft · SingleFamily public records · 24 Days on market

Built 1880 0.50 ac lot Est $219k · 9% 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).

• ARV discount +11.6/15.0
• Cash flow +10.1/30.0
• Appreciation +6.7/10.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• DSCR +2.9/10.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming three-bedroom, one bathroom home with recent updates in the heart of Marshfield village. Enjoy all that Marshfield has to offer, while being centrally located between Interstate 89 and Interstate 91. This home does have a one-bedroom apartment over the garage. You could keep the second apartment for rental income, and help toward paying the mortgage on your home OR you could convert back to a single-family home.

Key facts

• 0.5 acre lot
• 2 garage spots
• Built 1880

Property features AI

Finance

• Other: Survey status unknown; Road frontage on a paved, public maintained road

Exterior

• Parking: Attached or detached 2-car garage capacity
• Utilities: Public water; Public sewer; Circuit breaker electrical service; Cable Internet available; Telephone available; Fuel supplied by Dead River
• Home design: Farmhouse style; Originally built in 1880; Existing structure
• Construction: Wood frame construction with vinyl and wood siding; Standing-seam metal roof
• Exterior features: Property in town with sloping lot; Easements present; Gravel driveway; Standing-seam metal roof

Interior

• Kitchen: Kitchen with electric stove; Microwave; Refrigerator; Dishwasher
• Bedrooms: Four bedrooms on the upper level; Main-level living room, dining room and kitchen
• Flooring: Hardwood; Ceramic tile; Laminate; Vinyl; Wood and combination flooring
• Bathrooms: One full bathroom on the main level; One three-quarter bathroom on the upper level
• Heating & cooling: Propane and oil heating; Hot air heating; Wall units
• Interior features: 12 total rooms; Unfinished walkout basement with dirt floor, interior stairs and sump pump
• Laundry & utility: Main-level laundry room; Washer and dryer included; Electric water heater (owned)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (10.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (22.6% below list).
• Recommended offer: $154k (22.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 61/100 on livability (#81 in VT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, schools F, amenities F.
• Market conditions: 10 active listings in the ZIP; 185 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($1k loan paydown + $7k appreciation (3.4% local appreciation)).
• Washington County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $167k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $153,991 (22.6% 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. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.77% ✗
• Cap rate: 5.59%
• Cash-on-cash: -2.52%
• DSCR: 0.89
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $219,112
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1114 Us Route 2	0.14mi	5/1.0 (+1)	1,728 (-4%)	10mo	$139,000	$80	70
134 gilman St	0.32mi	3/1.0 (-1)	1,638 (-9%)	18mo	$200,000	$122	46

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

Projected returns pro-forma

3.35% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.2%
• Equity multiple: 1.36×
• Total profit: $20,272
• Equity at exit: $93,471

10-year hold

• IRR: 8.9%
• Equity multiple: 2.40×
• Total profit: $78,053
• Equity at exit: $147,233

Cash invested: $55,720 (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 05658

• Home prices YoY: 2.3%
• Active inventory: 10
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,540 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$207 /mo · $2,484/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $-117

Break-even live

Break-even rent $1,688

Max offer price $178,337

Occupancy floor —

Sensitivity live

Price	-10% $-4	-5% $-61	+0% $-117	+5% $-173	+10% $-230
Rent	-10% $-239	-5% $-178	+0% $-117	+5% $-56	+10% $5
Rate	-1.0pp $-17	-0.5pp $-66	base $-117	+0.5pp $-169	+1.0pp $-221

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-22
   days on market $199,000 Active 24 DOM
2. 2026-06-21
   days on market $199,000 Active 23 DOM
3. 2026-06-19
   days on market $199,000 Active 21 DOM
4. 2026-06-18
   days on market $199,000 Active 20 DOM
5. 2026-06-17
   days on market $199,000 Active 19 DOM
6. 2026-06-16
   days on market $199,000 Active 18 DOM
7. 2026-06-15
   days on market $199,000 Active 17 DOM
8. 2026-06-14
   days on market $199,000 Active 15 DOM
9. 2026-06-12
   days on market $199,000 Active 14 DOM
10. 2026-06-09
    days on market $199,000 Active 11 DOM
11. 2026-06-08
    days on market $199,000 Active 10 DOM
12. 2026-06-07
    remarks 665-char remark
13. 2026-06-07
    days on market $199,000 Active 9 DOM
14. 2026-06-05
    days on market $199,000 Active 7 DOM
15. 2026-06-04
    days on market $199,000 Active 5 DOM
16. 2026-06-02
    days on market $199,000 Active 4 DOM
17. 2026-06-01
    days on market $199,000 Active 3 DOM
18. 2026-05-31
    days on market $199,000 Active 2 DOM
19. 2026-05-22
    historical $199,000
20. 2025-08-01
    price $199,900
21. 2025-05-25
    price $209,000
22. 2022-08-08
    soldstatus $167,000
23. 2022-07-22
    soldstatus $167,000 Closed 424-char remark

    Show marketing remark (424 chars)

    Charming three-bedroom, one bathroom home with recent updates in the heart of Marshfield village. Enjoy all that Marshfield has to offer, while being centrally located between Interstate 89 and Interstate 91. This home does have a one-bedroom apartment over the garage. You could keep the second apartment for rental income, and help toward paying the mortgage on your home OR you could convert back to a single-family home.

24. 2022-07-21
    status Pending 424-char remark

    Show marketing remark (424 chars)

    Charming three-bedroom, one bathroom home with recent updates in the heart of Marshfield village. Enjoy all that Marshfield has to offer, while being centrally located between Interstate 89 and Interstate 91. This home does have a one-bedroom apartment over the garage. You could keep the second apartment for rental income, and help toward paying the mortgage on your home OR you could convert back to a single-family home.

25. 2022-05-15
    historical Active with Contract 424-char remark

    Show marketing remark (424 chars)

    Charming three-bedroom, one bathroom home with recent updates in the heart of Marshfield village. Enjoy all that Marshfield has to offer, while being centrally located between Interstate 89 and Interstate 91. This home does have a one-bedroom apartment over the garage. You could keep the second apartment for rental income, and help toward paying the mortgage on your home OR you could convert back to a single-family home.

26. 2022-04-13
    listed $175,000 Active 424-char remark

    Show marketing remark (424 chars)

    Charming three-bedroom, one bathroom home with recent updates in the heart of Marshfield village. Enjoy all that Marshfield has to offer, while being centrally located between Interstate 89 and Interstate 91. This home does have a one-bedroom apartment over the garage. You could keep the second apartment for rental income, and help toward paying the mortgage on your home OR you could convert back to a single-family home.

27. 2022-02-21
    price $175,000
28. 2022-02-21
    price $175,000
29. 1998-04-29
    soldstatus $16,000
30. 1988-03-02
    soldstatus $49,900

ⓘ 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: $2,484 · $207/mo
• Projected year-2 tax: $3,133 · $261/mo
• Expected delta: +$648/yr (+$54/mo · 26.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥87°F today · 18 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: $18,479
• − Mortgage interest: −$11,147
• − Property taxes: −$2,484
• − Insurance: −$995
• − Repairs & maintenance: −$1,478
• − Management: −$1,478
• − Depreciation: −$5,789
• Taxable loss: −$4,893
• Est. tax savings @ 24.0%: +$1,174
• After-tax cash flow: $-229/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 — Marshfield

• Score: 61/100
• State rank: #81
• US rank: #17930

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marshfield, VT
• Population (ZIP): 1,652

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 (87%)
• Race & ethnicity: White 87% Two or more races 12% Hispanic / Latino 4%
• Common ancestry: Lithuanian 12% Slovak 8% Serbian 3%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 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: ▲ 3.35%
• Current HPI: 151.1695
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+298.8% since first listed

12 events — show timeline

• 2026-05-22 Coming Soon $199,000 PrimeMLS
• 2025-08-01 Price Changed $199,900 PrimeMLS
• 2025-05-25 Price Changed $209,000 PrimeMLS
• 2022-08-08 Sold (Public Records) $167,000 Public Records
• 2022-07-22 Sold (MLS) $167,000 PrimeMLS
• 2022-07-21 Pending — PrimeMLS
• 2022-05-15 Contingent — PrimeMLS
• 2022-04-13 Listed $175,000 PrimeMLS
• 2022-02-21 Price Changed $175,000 PrimeMLS
• 2022-02-21 Price Changed $175,000 PrimeMLS
• 1998-04-29 Sold (Public Records) $16,000 Public Records
• 1988-03-02 Sold (Public Records) $49,900 Public Records

Property tax history

+23.4%/yr

Latest (2024): $2,484 · +10.1% YoY. Source: county tax records.