110 Valley St · Springfield, VT 05156

$139,900

5 bd · 3.0 ba · 2,361 sqft · SingleFamily public records · 33 Days on market

Built 1830 5,662 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 +8.3/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2 unit investment property features a 4 bedroom and a 2 bedroom unit. Both units are up down configurations. The first unit features decent kitchen with washer and dryer, living room, 3/4 bath, 2 first floor bedrooms and 2 upstairs bedrooms with a covered porch in the rear. The second unit has a living room, large kitchen with washer/dryer hookups, large 3/4 bath, deck, bedroom down, and a bedroom up with an additional room off the bedroom. The 2nd unit needs to have a permanent heat source installed. Exterior features a metal roof, recently painted exterior, deck, covered porch, adequate parking, and a decent sized rear yard the borders a brook. Recent separate 100 amp CB electrical system

Key facts

• Covered porch
• Metal roof
• Washer and dryer

Tags

• WASHER AND DRYER
• COVERED PORCH
• LARGE KITCHEN
• DECK
• METAL ROOF
• RECENTLY PAINTED EXTERIOR

Property features AI

Finance

• Other: Unit 1: 7 rooms; Unit 2: 5 rooms; Roof and driveway noted as building-level features
• Financial info: Total of 2 residential units (1 x 4-bed, 1 x 2-bed); Month-to-month leases; Net income reported: $20,600; Operating expenses include insurance and water/sewer

Exterior

• Parking: Gravel driveway
• Security: Smoke detector; Carbon monoxide detector
• Utilities: Public water; Public sewer; Electric service 100 Amp with circuit breakers; High-speed internet available; Gas supplied by LP/bottle
• Home design: Colonial-style multi-unit building; Existing structure; Brown exterior
• Construction: Originally built in 1830; Wood frame construction with wood siding; Metal roof; Unspecified foundation
• Exterior features: City lot; Waterfront; Paved, public-maintained road frontage

Interior

• Kitchen: Gas range (Unit 1); Electric range (Unit 2); Refrigerator (both units)
• Bedrooms: One unit with 4 bedrooms (spans first and second levels); One unit with 2 bedrooms (spans first and second levels)
• Flooring: Carpet; Hardwood; Laminate; Vinyl; Wood
• Bathrooms: Two full bathrooms total (one in each unit)
• Heating & cooling: Propane heating; Wall heating units; No central air
• Interior features: Basement with walk-up access; Unfinished dirt-floor basement; Carbon monoxide detector; Smoke detector; Deck; Porch
• Laundry & utility: Washer and dryer (Unit 1); Dryer — gas (Unit 1); Laundry hookup (Unit 2); On-demand water heater

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 5.1% in Springfield — 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 73/100 on livability (#21 in VT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, crime A; Watch: amenities F, commute F, employment F.
• Market conditions: 50 active listings in the ZIP; 339 units permitted in Windsor County in 2024 (240 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Windsor County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1830 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,703 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1830 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.33% ✓
• Cap rate: 11.09%
• Cash-on-cash: 17.14%
• DSCR: 1.76
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $323,457
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
215 Elm Hill St	0.44mi	4/2.5 (-1)	2,240 (-5%)	3mo	$340,000	$152	62
47 Dell Rd	0.47mi	4/2.0 (-1)	2,484 (+5%)	10mo	$310,000	$125	52
16 Center St	0.65mi	6/2.0 (+1)	2,450 (+4%)	13mo	$255,000	$104	43
137 Wall St	0.59mi	4/1.5 (-1)	2,038 (-14%)	0mo	$279,000	$137	39
1114 Cherry Hill Rd	0.69mi	4/2.5 (-1)	2,170 (-8%)	19mo	$335,000	$154	32

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: 6.2%
• Equity multiple: 1.24×
• Total profit: $9,465
• Equity at exit: $20,860

10-year hold

• IRR: 15.6%
• Equity multiple: 2.27×
• Total profit: $49,697
• Equity at exit: $12,096

Cash invested: $39,172 (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 05156

• Home prices YoY: -12.2%
• Active inventory: 50
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,862 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$119 /mo · $1,429/yr
• Insurance: −$58
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $504

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 68%

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $139,900 Active 33 DOM
2. 2026-06-18
   days on market $139,900 Active 32 DOM
3. 2026-06-17
   days on market $139,900 Active 31 DOM
4. 2026-06-16
   days on market $139,900 Active 30 DOM
5. 2026-06-15
   days on market $139,900 Active 29 DOM
6. 2026-06-14
   days on market $139,900 Active 27 DOM
7. 2026-06-13
   price $139,900 Active 26 DOM
8. 2026-06-12
   days on market $144,900 Active 26 DOM
9. 2026-06-09
   days on market $144,900 Active 23 DOM
10. 2026-06-08
    days on market $144,900 Active 22 DOM
11. 2026-06-07
    days on market $144,900 Active 21 DOM
12. 2026-06-05
    days on market $144,900 Active 18 DOM
13. 2026-06-02
    pricedays on market $144,900 Active 16 DOM
14. 2026-06-01
    days on market $149,900 Active 15 DOM
15. 2026-05-31
    days on market $149,900 Active 14 DOM
16. 2026-05-30
    days on market $149,900 Active 13 DOM
17. 2026-05-16
    listed $149,900 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: $1,429 · $119/mo
• Projected year-2 tax: $2,044 · $170/mo
• Expected delta: +$615/yr (+$51/mo · 43.0%)

ⓘ 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 (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,339
• − Mortgage interest: −$7,837
• − Property taxes: −$1,429
• − Insurance: −$1,366
• − Repairs & maintenance: −$1,787
• − Management: −$1,787
• − Depreciation: −$4,070
• Taxable income: $4,064
• Est. tax owed @ 24.0%: −$975
• After-tax cash flow: $5,074/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 — Springfield

• Score: 73/100
• State rank: #21
• US rank: #5125

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Springfield, VT
• Population (ZIP): 9,028

Population outlook (Windsor County) Hauer SSP2

• Today (2025): 53,235 people
• By 2030: 51,269 · -3.7%
• By 2040: 46,517 · -12.6%
• By 2050: 41,859 · -21.4%
• By 2075: 33,298 · -37.5%
• By 2100: 24,523 · -53.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 13% Romanian 4% Serbian 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Windsor

• 2024 margin: Solid D (+35.6) · D 66.3% · R 30.7% · Other 2.9%
• 2008→2024 swing: -4.1pp toward R · 2008: 39.7pp · 2024: 35.6pp
• All cycles: 2024: D+35.6 2020: D+38.9 2016: D+32.1 2012: D+38.1 2008: D+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.22%
• Current HPI: 310.0154
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-16 Listed $149,900 PrimeMLS

Property tax history

-4.2%/yr

Latest (2024): $1,429 · +10.5% YoY. Source: county tax records.