282 Skunk Hollow Rd

Hartland, VT 05048

$452,600C-

None bd · 3.0 ba · 2,915 sqft · Built 1954 · MultiFamily · Active · 223 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $3,393/mo
• Mortgage (P&I): −$2,373
• Tax + insurance: −$880
• HOA: −$0
• Vac / Maint / Mgmt: −$713
• Net cashflow: $-573/mo
• Annual: $-6,871/yr
• Cap rate: 5.11%
• Cash-on-cash: -4.24%
• DSCR: 0.81
• 1% rule: 0.75%
• Cash to close: $126,728

Investor read

• This is a ?-bed/3.0-bath multifamily listed at $453k.
• 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).
• It's been on market 223 days — a 12% lower offer ($398k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $339k (25.0% below list) — sets the bar for 1% rule.
• In year one you build about $48k of equity ($3k loan paydown + $45k appreciation (10.0% local appreciation)).
• Location reads 60/100 on livability (#90 in VT) — a middle-class / working-renter tenant base. Strengths: cost of living A+; Watch: employment D, health & safety D, amenities F.
• Zoned schools: Hartland Elementary School (math 32% / reading 52%, grade F, #84 of 192 statewide, top 48%, 281 students, 31% FRL).
• Watch-outs: flood insurance adds $125/mo; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 12 active listings in the ZIP; 339 units permitted in Windsor County in 2024 (240 in 5+ unit buildings).
• 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.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Questions for listing agent

• 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?
• It's been on market 223 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
• Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.