282 Skunk Hollow Rd · Hartland, VT 05048

$452,600

None bd · 3.0 ba · 2,915 sqft · MultiFamily · 221 Days on market

Built 1954 1.00 ac lot $155/sqft · 19% below area Est $556k · 19% under

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Why this score? — see what drove the C- 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 +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +8.1/30.0
• Schools +5.0/10.0
• Livability +3.0/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

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

Two buildings on one parcel in desirable Hartland, Vermont! This flexible and well-maintained property includes a single-family home and a duplex, offering outstanding potential for owner occupancy, multi-generational living, or investment income. Ideally situated just 25 minutes from Hanover, NH, and 10 minutes from Woodstock, VT, this location provides the perfect balance of convenience and rural charm. The single-family home features one bedroom upstairs and two additional rooms downstairs. The duplex offers 2 two-bedroom apartments—perfect for reliable rental income or to offset your living expenses. Both buildings include laundry facilities, and the property benefits from ample parking and easy access to local commuting routes. With two separate residences on one lot, this is a rare and versatile opportunity in one of the Upper Valley’s most sought-after communities. Whether you’re looking to live in one and rent the other, or to rent all three units for strong cash flow, 280/282 VT-12 delivers space, flexibility, and value in a beautiful Vermont setting. Listing agent has an ownership interest in the property.

Key facts

• Laundry facilities
• Ample parking
• Single family home

Tags

• SINGLE FAMILY HOME
• DUPLEX
• LAUNDRY FACILITIES
• AMPLE PARKING
• TWO SEPARATE RESIDENCES

What this means for you Summary

Snapshot

• This is a ?-bed/3.0-bath multifamily listed at $453k.

Deal economics

• At list price, monthly cash flow is $-573 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $370k (18.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $339k (25.0% below list).
• Recommended offer: $339k (25.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 60/100 on livability (#90 in VT) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: schools D+, employment D, health & safety D.
• Market conditions: 12 active listings in the ZIP; 339 units permitted in Windsor County in 2024 (240 in 5+ unit buildings).

Forward outlook

• In year one you build about $48k of equity ($3k loan paydown + $45k appreciation (10.0% local appreciation)).
• Windsor County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$78k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 221 days — a 12% lower offer ($398k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $125/mo; built in 1954 — 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 $339,300 (25.0% 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. It's been on market 221 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.24%
• DSCR: 0.81
• GRM: 11.1

CMA / ARV

• ARV (median comp): $555,562
• List price: $452,600
• Delta: -18.53%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 2.66×
• Total profit: $210,160
• Equity at exit: $407,738

10-year hold

• IRR: 18.6%
• Equity multiple: 6.11×
• Total profit: $647,817
• Equity at exit: $879,302

Cash invested: $126,728 (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 05048

• Home prices YoY: 21.1%
• Active inventory: 12
• Price-to-rent: 35.7×

Monthly cashflow live

• Estimated rent: $3,393 medium
• Mortgage (P&I): −$2,373
• Tax est. 1.5%: −$566 /mo · $6,789/yr
• Insurance: −$189
• Flood insurance flood zone: −$125 /mo · $1,502/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$713
• Net cashflow: $-573

Break-even live

Break-even rent $4,118

Max offer price $369,750

Occupancy floor —

Sensitivity live

Price	-10% $-260	-5% $-416	+0% $-573	+5% $-729	+10% $-885
Rent	-10% $-841	-5% $-707	+0% $-573	+5% $-439	+10% $-305
Rate	-1.0pp $-345	-0.5pp $-457	base $-573	+0.5pp $-690	+1.0pp $-809

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$1,056
▸ 2× units	2	1	$2,336
Total (3 units)			$3,393

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: $113,150
• Closing costs: $13,578
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-19
   days on market $452,600 Active 221 DOM
2. 2026-06-18
   days on market $452,600 Active 220 DOM
3. 2026-06-17
   days on market $452,600 Active 219 DOM
4. 2026-06-16
   days on market $452,600 Active 218 DOM
5. 2026-06-15
   days on market $452,600 Active 217 DOM
6. 2026-06-14
   days on market $452,600 Active 215 DOM
7. 2026-06-12
   days on market $452,600 Active 214 DOM
8. 2026-06-09
   days on market $452,600 Active 211 DOM
9. 2026-06-08
   days on market $452,600 Active 210 DOM
10. 2026-06-07
    days on market $452,600 Active 209 DOM
11. 2026-06-05
    days on market $452,600 Active 206 DOM
12. 2026-06-03
    days on market $452,600 Active 205 DOM
13. 2026-06-02
    days on market $452,600 Active 204 DOM
14. 2026-06-01
    days on market $452,600 Active 203 DOM
15. 2026-05-31
    days on market $452,600 Active 202 DOM
16. 2026-05-30
    days on market $452,600 Active 201 DOM
17. 2025-11-10
    listed $452,600 Active 1151-char remark

    Show marketing remark (1151 chars)

    Two buildings on one parcel in desirable Hartland, Vermont! This flexible and well-maintained property includes a single-family home and a duplex, offering outstanding potential for owner occupancy, multi-generational living, or investment income. Ideally situated just 25 minutes from Hanover, NH, and 10 minutes from Woodstock, VT, this location provides the perfect balance of convenience and rural charm. The single-family home features one bedroom upstairs and two additional rooms downstairs. The duplex offers 2 two-bedroom apartments—perfect for reliable rental income or to offset your living expenses. Both buildings include laundry facilities, and the property benefits from ample parking and easy access to local commuting routes. With two separate residences on one lot, this is a rare and versatile opportunity in one of the Upper Valley’s most sought-after communities. Whether you’re looking to live in one and rent the other, or to rent all three units for strong cash flow, 280/282 VT-12 delivers space, flexibility, and value in a beautiful Vermont setting. Listing agent has an ownership interest in the 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

• 🌊 Flood 5/10 Major FEMA zone A · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $40,716
• − Mortgage interest: −$25,353
• − Property taxes: −$6,789
• − Insurance: −$3,766
• − Repairs & maintenance: −$3,257
• − Management: −$3,257
• − Depreciation: −$13,167
• Taxable loss: −$14,872
• Est. tax savings @ 24.0%: +$3,569
• After-tax cash flow: $-3,301/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 — Hartland

• Score: 60/100
• State rank: #90
• US rank: #18608

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,494

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 (99%)
• Race & ethnicity: White 99% Two or more races 1%
• Common ancestry: Lithuanian 15% Slovak 5% Romanian 4%
• Foreign-born: 6%
• Languages at home: 99% English-only · German/W. Germanic 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: ▲ 63.36%
• Current HPI: 364.2419
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2025-11-10 Listed $452,600 PrimeMLS