92 Derby St · Brighton, VT 05846

$247,000

3 bd · 1.0 ba · 1,365 sqft · SingleFamily public records · 2 Days on market

Built 1900 0.49 ac lot Est $169k · 46% over

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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 +16.8/30.0
• Appreciation +7.6/10.0
• DSCR +5.2/10.0
• Schools +5.0/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Affordable 3 Bedroom 1 Bath home in downtown Island Pond. Has rear deck overlooking the spacious back yard. Perfect for summer grilling and lounging. Has a 1 car detached garage and the stove, refrigerator, disposal, dishwasher, washer and dryer will all be included. Island Pond, a quiet NEK town, is known as the "Snowmobile Capital of Vt" with miles of trails and wide open spaces. The town also has fun activities in the summer such as a Fourth of July celebration and Friday Night Live in June to August. Don't miss out on the fun and come take a look at this one.

Key facts

• Wood trim
• Renovated kitchen
• Granite countertops

Tags

• ORIGINAL TIN CEILINGS
• HARDWOOD FLOORS
• WOOD TRIM
• RENOVATED KITCHEN
• CHERRY SOFT-CLOSE CABINETRY
• GRANITE COUNTERTOPS

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Circuit breaker electrical service provided by Vermont Electric; Internet options: DSL, cable, satellite; Cable service by Xfinity; Phone service (Consolidated/Xfinity); Fuel delivered by Fred's
• Home design: New Englander style; Existing structure; Built in 1900; Shingle roof
• Construction: Wood frame with vinyl siding; Walkout basement
• Exterior features: Level lot with water and mountain views; River frontage and nearby trails; recreational and neighborhood setting; In-town location near shopping and snowmobile/ATV trails; Paved driveway; Public road frontage (approx. 110')

Interior

• Kitchen: Kitchen (approx. 11'11" x 12'9"); Dishwasher; Gas range; Refrigerator; Wine cooler
• Bedrooms: Three bedrooms on the second level (approx. 10'6" x 11'7", 10'6" x 15'1", 10' x 10'10")
• Flooring: Wood flooring
• Bathrooms: One 3/4 bathroom on the second level (approx. 12'2" x 8'2")
• Heating & cooling: Hot water heating
• Interior features: Seven total rooms; Walkout basement with concrete floor and interior stairs; Porch (22' x 5'2")
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $247k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/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 $210k (15.0% below list).
• Recommended offer: $210k (15.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Market conditions: 17 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 11 units permitted in Essex County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($2k loan paydown + $13k appreciation (5.3% local appreciation)).
• Essex County population projected at -30% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.3% appreciation + 3.0% rent growth), your $69k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 18y 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 $77k; list at $247k implies a 222% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $209,973 (15.0% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.85% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.74%
• DSCR: 1.12
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $169,260
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
213 South St	0.28mi	2/1.0 (-1)	1,232 (-10%)	0mo	$312,000	$253	66
34 Clark St	0.40mi	4/1.0 (+1)	1,404 (+3%)	11mo	$30,000	$21	63
359 Railroad St	0.42mi	2/1.0 (-1)	1,200 (-12%)	19mo	$149,000	$124	39

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

Projected returns pro-forma

5.26% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.0%
• Equity multiple: 1.97×
• Total profit: $67,044
• Equity at exit: $143,841

10-year hold

• IRR: 15.5%
• Equity multiple: 3.82×
• Total profit: $195,302
• Equity at exit: $251,510

Cash invested: $69,160 (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 05846

• Home prices YoY: 3.0%
• Active inventory: 17
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,100 medium
• Mortgage (P&I): −$1,295
• Tax from tax record: −$102 /mo · $1,229/yr
• Insurance: −$103
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$441
• Net cashflow: $103

Break-even live

Break-even rent $1,970

Max offer price $247,000

Occupancy floor 90%

Sensitivity live

Price	-10% $242	-5% $173	+0% $103	+5% $33	+10% $-37
Rent	-10% $-63	-5% $20	+0% $103	+5% $186	+10% $269
Rate	-1.0pp $227	-0.5pp $165	base $103	+0.5pp $39	+1.0pp $-26

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: $61,750
• Closing costs: $7,410
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Cottage Rd Island Pond, VT	4.0	1.0	1400	$2,500	$1.79	44d	1	0.92mi
211 Cottage Rd #201 Island Pond, VT	2.0	1.0	900	$1,500	$1.67	44d	1	0.93mi

Listing history 3 events

1. 2026-06-18
   days on market $247,000 Active 2 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $247,000 Active 1 DOM

ⓘ 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: $1,229 · $102/mo
• Projected year-2 tax: $2,961 · $247/mo
• Expected delta: +$1,732/yr (+$144/mo · 141.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥86°F today · 17 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: $25,197
• − Mortgage interest: −$13,836
• − Property taxes: −$1,229
• − Insurance: −$1,902
• − Repairs & maintenance: −$2,016
• − Management: −$2,016
• − Depreciation: −$7,185
• Taxable loss: −$2,986
• Est. tax savings @ 24.0%: +$717
• After-tax cash flow: $1,948/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 — Brighton

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

Census & demographics

• Census place: Island Pond, VT
• Population (ZIP): 1,144

Population outlook (Essex County) Hauer SSP2

• Today (2025): 5,715 people
• By 2030: 5,396 · -5.6%
• By 2040: 4,680 · -18.1%
• By 2050: 4,025 · -29.6%
• By 2075: 3,104 · -45.7%
• By 2100: 2,590 · -54.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Lithuanian 18% Slovak 4% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · French/Haitian/Cajun 5% Spanish 3%

Political lean MEDSL · Essex

• 2024 margin: R (+16.0) · D 39.4% · R 55.4% · Other 5.2%
• 2008→2024 swing: -30.5pp toward R · 2008: 14.5pp · 2024: -16.0pp
• All cycles: 2024: R+16.0 2020: R+11.2 2016: R+18.0 2012: D+13.4 2008: D+14.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.26%
• Current HPI: 183.2072
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+318.6% since first listed

8 events — show timeline

• 2026-06-16 Listed $247,000 PrimeMLS
• 2021-07-16 Sold (Public Records) $76,750 Public Records
• 2021-07-14 Sold (MLS) $76,750 PrimeMLS
• 2021-04-27 Contingent — PrimeMLS
• 2020-02-25 Listed $92,000 PrimeMLS
• 2008-06-20 Sold (MLS) $75,000 PrimeMLS
• 2008-04-30 Listed $75,000 PrimeMLS
• 2004-08-13 Sold (Public Records) $59,000 Public Records

Property tax history

-0.3%/yr

Latest (2024): $1,229 · +9.3% YoY. Source: county tax records.