5 & 17 Berry Hl · Sheffield, VT 05866

$129,000

5 bd · 3.0 ba · 3,536 sqft · SingleFamily public records · 222 Days on market

Built 1830 1.00 ac lot $36/sqft · 64% below area Est $254k · 49% under

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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 +26.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +7.1/10.0
• Appreciation +5.5/10.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Two antique houses on one lot seeking a visionary with a strong work ethic and disposable income. This is an opportunity to bring back to life an old country store in the heart of a quaint Vermont village. Original windows and beautiful hardwood floors throughout the houses offer a great start. Both homes have been updated with metal roofs and vinyl siding in recent years. Great opportunity to perfect your plastering skills and perhaps get into fresco art. If you’ve read this far, here is the deal: many have tried but none have succeeded in this revival. There are real issues here - the well for the front house is bad and the other home that is on town water will need plumbing work. Currently neither home has water. If you have guts, gusto and a drive for glory… this property is ready to challenge you. If you love Hallmark movies set in bucolic Vermont and dream of leaving the city to open a bakery and fall in love with a local lumberjack… keep moving… this property will break you. The property is being offered AS IS. May qualify for financing.

Key facts

• Antique houses
• Fresco art
• Original windows

Tags

• ANTIQUE HOUSES
• ORIGINAL WINDOWS
• HARDWOOD FLOORS
• METAL ROOFS
• VINYL SIDING
• FRESCO ART

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Market conditions: 6 active listings in the ZIP; 112 units permitted in Caledonia County in 2024 (15 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($892 loan paydown + $1k appreciation (1.0% local appreciation)).
• Caledonia County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 222 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1830 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 222 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.21% ✓
• Cap rate: 9.38%
• Cash-on-cash: 11.04%
• DSCR: 1.49
• GRM: 6.9

CMA / ARV

• ARV (median comp): $253,627
• List price: $129,000
• Delta: -49.14%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

0.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.5%
• Equity multiple: 1.43×
• Total profit: $15,511
• Equity at exit: $43,824

10-year hold

• IRR: 12.5%
• Equity multiple: 2.52×
• Total profit: $54,902
• Equity at exit: $58,073

Cash invested: $36,120 (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 05866

• Home prices YoY: 1.1%
• Active inventory: 6
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,559 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$169 /mo · $2,025/yr
• Insurance: −$54
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $207

Break-even live

Break-even rent $1,297

Max offer price $129,000

Occupancy floor 82%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $129,000 Active 222 DOM
2. 2026-06-17
   days on market $129,000 Active 221 DOM
3. 2026-06-16
   days on market $129,000 Active 220 DOM
4. 2026-06-15
   days on market $129,000 Active 219 DOM
5. 2026-06-15
   days on market $129,000 Active 218 DOM
6. 2026-06-13
   days on market $129,000 Active 217 DOM
7. 2026-06-12
   days on market $129,000 Active 216 DOM
8. 2026-06-09
   days on market $129,000 Active 213 DOM
9. 2026-06-08
   days on market $129,000 Active 212 DOM
10. 2026-06-08
    days on market $129,000 Active 211 DOM
11. 2026-06-07
    days on market $129,000 Active 210 DOM
12. 2026-06-03
    days on market $129,000 Active 207 DOM
13. 2026-06-02
    days on market $129,000 Active 206 DOM
14. 2026-06-01
    days on market $129,000 Active 205 DOM
15. 2026-05-31
    days on market $129,000 Active 204 DOM
16. 2026-05-10
    status Active 1089-char remark

    Show marketing remark (1089 chars)

    Two antique houses on one lot seeking a visionary with a strong work ethic and disposable income. This is an opportunity to bring back to life an old country store in the heart of a quaint Vermont village. Original windows and beautiful hardwood floors throughout the houses offer a great start. Both homes have been updated with metal roofs and vinyl siding in recent years. Great opportunity to perfect your plastering skills and perhaps get into fresco art. If you’ve read this far, here is the deal: many have tried but none have succeeded in this revival. There are real issues here - the well for the front house is bad and the other home that is on town water will need plumbing work. Currently neither home has water. If you have guts, gusto and a drive for glory… this property is ready to challenge you. If you love Hallmark movies set in bucolic Vermont and dream of leaving the city to open a bakery and fall in love with a local lumberjack… keep moving… this property will break you. The property is being offered AS IS. May qualify for financing.

17. 2026-04-14
    status Pending 1089-char remark

    Show marketing remark (1089 chars)

    Two antique houses on one lot seeking a visionary with a strong work ethic and disposable income. This is an opportunity to bring back to life an old country store in the heart of a quaint Vermont village. Original windows and beautiful hardwood floors throughout the houses offer a great start. Both homes have been updated with metal roofs and vinyl siding in recent years. Great opportunity to perfect your plastering skills and perhaps get into fresco art. If you’ve read this far, here is the deal: many have tried but none have succeeded in this revival. There are real issues here - the well for the front house is bad and the other home that is on town water will need plumbing work. Currently neither home has water. If you have guts, gusto and a drive for glory… this property is ready to challenge you. If you love Hallmark movies set in bucolic Vermont and dream of leaving the city to open a bakery and fall in love with a local lumberjack… keep moving… this property will break you. The property is being offered AS IS. May qualify for financing.

18. 2026-01-08
    price $129,000 1089-char remark

    Show marketing remark (1089 chars)

    Two antique houses on one lot seeking a visionary with a strong work ethic and disposable income. This is an opportunity to bring back to life an old country store in the heart of a quaint Vermont village. Original windows and beautiful hardwood floors throughout the houses offer a great start. Both homes have been updated with metal roofs and vinyl siding in recent years. Great opportunity to perfect your plastering skills and perhaps get into fresco art. If you’ve read this far, here is the deal: many have tried but none have succeeded in this revival. There are real issues here - the well for the front house is bad and the other home that is on town water will need plumbing work. Currently neither home has water. If you have guts, gusto and a drive for glory… this property is ready to challenge you. If you love Hallmark movies set in bucolic Vermont and dream of leaving the city to open a bakery and fall in love with a local lumberjack… keep moving… this property will break you. The property is being offered AS IS. May qualify for financing.

19. 2025-10-12
    listed $149,000 Active 1089-char remark

    Show marketing remark (1089 chars)

    Two antique houses on one lot seeking a visionary with a strong work ethic and disposable income. This is an opportunity to bring back to life an old country store in the heart of a quaint Vermont village. Original windows and beautiful hardwood floors throughout the houses offer a great start. Both homes have been updated with metal roofs and vinyl siding in recent years. Great opportunity to perfect your plastering skills and perhaps get into fresco art. If you’ve read this far, here is the deal: many have tried but none have succeeded in this revival. There are real issues here - the well for the front house is bad and the other home that is on town water will need plumbing work. Currently neither home has water. If you have guts, gusto and a drive for glory… this property is ready to challenge you. If you love Hallmark movies set in bucolic Vermont and dream of leaving the city to open a bakery and fall in love with a local lumberjack… keep moving… this property will break you. The property is being offered AS IS. May qualify for financing.

20. 2022-01-05
    soldstatus $149,000
21. 2014-06-30
    soldstatus $25,700 141-char remark

    Show marketing remark (141 chars)

    Two dwellings located in village of Sheffield. New siding, and some new wiring. Hand hewn beams. Live in one and rent the other. Great price.

22. 2013-12-05
    listed $45,000 141-char remark

    Show marketing remark (141 chars)

    Two dwellings located in village of Sheffield. New siding, and some new wiring. Hand hewn beams. Live in one and rent the other. Great price.

ⓘ 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: $2,025 · $169/mo
• Projected year-2 tax: $2,238 · $187/mo
• Expected delta: +$213/yr (+$18/mo · 10.5%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone A · 99% 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 4% 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: $18,705
• − Mortgage interest: −$7,226
• − Property taxes: −$2,025
• − Insurance: −$2,148
• − Repairs & maintenance: −$1,496
• − Management: −$1,496
• − Depreciation: −$3,753
• Taxable income: $561
• Est. tax owed @ 24.0%: −$135
• After-tax cash flow: $2,352/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 — Sheffield

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

Census & demographics

• Census place: Sheffield, VT
• Population (ZIP): 746

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 (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 4% Asian 2%
• Common ancestry: Lithuanian 10% Serbian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · Other Indo-European 2%

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: ▲ 0.97%
• Current HPI: 88.762
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+186.7% since first listed

7 events — show timeline

• 2026-05-10 Relisted — PrimeMLS
• 2026-04-14 Pending — PrimeMLS
• 2026-01-08 Price Changed $129,000 PrimeMLS
• 2025-10-12 Listed $149,000 PrimeMLS
• 2022-01-05 Sold (Public Records) $149,000 Public Records
• 2014-06-30 Sold (MLS) $25,700 PrimeMLS
• 2013-12-05 Listed $45,000 PrimeMLS

Property tax history

-2.7%/yr

Latest (2024): $2,025 · +16.0% YoY. Source: county tax records.