69 Grove St · Brattleboro, VT 05301

$245,000

4 bd · 2.0 ba · 2,148 sqft · Other public records · 34 Days on market

Built 1880 5,227 sqft lot

---

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).

• Cash flow +20.4/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +5.0/10.0
• Schools +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great downtown location close to the municipal center. This well maintained two family house offers two newer kitchens, each with a pantry, spacious rooms, wood floors and a two zone heating system.

Key facts

• 5,227 sq ft lot
• Built 1880
• Listed 34 days

Property features AI

Finance

• Other: Total of 2 units with a total of 2 finished living unit count and mixed total area reported
• Financial info: Two-unit property with month-to-month leases

Exterior

• Parking: Gravel driveway access
• Utilities: Public water; Public sewer; 60 Amp electric service with circuit breakers; Telephone available; High-speed internet available
• Home design: Apartment building; Existing construction; White exterior
• Construction: Built in 1880; Wood frame construction; Slate roof; Unknown survey status
• Exterior features: Curbing; Located in town; Gravel driveway; Paved, publicly maintained road frontage

Interior

• Bedrooms: Two 2-bedroom units (one on level 1, one on level 2)
• Flooring: Laminate flooring; Softwood flooring; Tile flooring
• Bathrooms: Two full bathrooms (one in each unit)
• Heating & cooling: Baseboard heating; Hot water heating; No central air
• Interior features: Interior access to the basement; Unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $245k.

Deal economics

• At list price, monthly cash flow is $316 ($4k/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 $245k (0.2% below list).
• Recommended offer: $238k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 4.5% in Brattleboro — 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 67/100 on livability (#42 in VT) — a middle-class / working-renter tenant base. Strengths: schools A+, health & safety A+, cost of living B; Watch: crime F, amenities D-, commute F.
• Market conditions: 82 active listings in the ZIP; 188 units permitted in Windham County in 2024 (0 in 5+ unit buildings).
• This rent runs 45% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Windham County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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 $146k; list at $245k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $237,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-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?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.00% ✗
• Cap rate: 7.84%
• Cash-on-cash: 5.53%
• DSCR: 1.25
• GRM: 8.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -7.7%
• Equity multiple: 0.71×
• Total profit: $-19,565
• Equity at exit: $36,530

10-year hold

• IRR: 1.8%
• Equity multiple: 1.13×
• Total profit: $8,862
• Equity at exit: $21,183

Cash invested: $68,600 (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 05301

• Home prices YoY: -19.2%
• Active inventory: 82
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,446 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$229 /mo · $2,748/yr
• Insurance: −$102
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $316

Break-even live

Break-even rent $2,045

Max offer price $245,000

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $245,000 Active 34 DOM
2. 2026-06-17
   days on market $245,000 Active 33 DOM
3. 2026-06-16
   days on market $245,000 Active 32 DOM
4. 2026-06-15
   days on market $245,000 Active 31 DOM
5. 2026-06-14
   days on market $245,000 Active 29 DOM
6. 2026-06-13
   days on market $245,000 Active 28 DOM
7. 2026-06-10
   days on market $245,000 Active 26 DOM
8. 2026-06-09
   days on market $245,000 Active 25 DOM
9. 2026-06-08
   days on market $245,000 Active 24 DOM
10. 2026-06-07
    days on market $245,000 Active 23 DOM
11. 2026-06-03
    days on market $245,000 Active 19 DOM
12. 2026-06-02
    days on market $245,000 Active 18 DOM
13. 2026-06-01
    days on market $245,000 Active 17 DOM
14. 2026-05-31
    days on market $245,000 Active 16 DOM
15. 2026-05-31
    days on market $245,000 Active 15 DOM
16. 2026-05-15
    listed $245,000 Active
17. 2026-05-12
    historical $245,000
18. 2004-06-01
    soldstatus $146,000 198-char remark

    Show marketing remark (198 chars)

    Great downtown location close to the municipal center. This well maintained two family house offers two newer kitchens, each with a pantry, spacious rooms, wood floors and a two zone heating system.

19. 2004-06-01
    soldstatus $146,000

    Show marketing remark (198 chars)

    Great downtown location close to the municipal center. This well maintained two family house offers two newer kitchens, each with a pantry, spacious rooms, wood floors and a two zone heating system.

20. 2004-04-23
    listed $145,000 198-char remark

    Show marketing remark (198 chars)

    Great downtown location close to the municipal center. This well maintained two family house offers two newer kitchens, each with a pantry, spacious rooms, wood floors and a two zone heating system.

ⓘ 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: $2,748 · $229/mo
• Projected year-2 tax: $3,701 · $308/mo
• Expected delta: +$954/yr (+$79/mo · 34.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 18 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,349
• − Mortgage interest: −$13,724
• − Property taxes: −$2,748
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,348
• − Management: −$2,348
• − Depreciation: −$7,127
• Taxable loss: −$170
• Est. tax savings @ 24.0%: +$41
• After-tax cash flow: $3,837/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 — Brattleboro

• Score: 67/100
• State rank: #42
• US rank: #10223

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brattleboro, VT
• County: Windham County · 16,955 people
• City population: 16,955
• Metro: nan
• Population (ZIP): 16,955
• Household income: $65,910
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 594.0

Population outlook (Windham County) Hauer SSP2

• Today (2025): 40,432 people
• By 2030: 38,472 · -4.8%
• By 2040: 33,954 · -16.0%
• By 2050: 29,774 · -26.4%
• By 2075: 22,351 · -44.7%
• By 2100: 15,961 · -60.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 7% Romanian 5% Italian 4%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Windham

• 2024 margin: Solid D (+42.7) · D 69.6% · R 26.9% · Other 3.5%
• 2008→2024 swing: -5.4pp toward R · 2008: 48.1pp · 2024: 42.7pp
• All cycles: 2024: D+42.7 2020: D+47.3 2016: D+42.0 2012: D+49.2 2008: D+48.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.19%
• Current HPI: 283.2338
• Rent YoY: —
• Metro: nan
• State GDP YoY: —
• F500 in state: 0

Price history

+69.0% since first listed

5 events — show timeline

• 2026-05-15 Listed $245,000 PrimeMLS
• 2026-05-12 Coming Soon $245,000 PrimeMLS
• 2004-06-01 Sold (Public Records) $146,000 Public Records
• 2004-06-01 Sold (MLS) $146,000 PrimeMLS
• 2004-04-23 Listed $145,000 PrimeMLS

Property tax history

-3.9%/yr

Latest (2024): $2,748 · +11.7% YoY. Source: county tax records.