109 Evergreen Dr · Bennington, VT 05201

$90,000

4 bd · 1.0 ba · 1,508 sqft · SingleFamily public records · 148 Days on market

Built 1940 0.37 ac lot ↓ 26% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

House flippers and rehabbers rejoice: an excellent opportunity to put some sweat equity into this charming WWII-era gem at an accessible price. Last house on the right on a quiet dead-end road in a residential area of Bennington, this property boasts a lovely stream running along the northwest of the parcel, a cozy wood stove within, three bedrooms with more space adjoining, enclosed front porch, an ample front lawn and backyard, and a spacious attached 2-car garage with workshop space too! Bennington is a great location, with many amenities, and close proximity to Manchester outlets and Albany transportation. Opportunities like this are often quickly seized and quickly profited from; be

Key facts

• Workshop space
• Cozy wood stove
• Ample front lawn

Tags

• COZY WOOD STOVE
• ENCLOSED FRONT PORCH
• AMPLE FRONT LAWN
• BACKYARD
• SPACIOUS ATTACHED GARAGE
• WORKSHOP SPACE

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Septic system; Water available via driven point and public water at the street; Electric service with fuses; Cable internet available; Cable, LP/bottle gas, and phone service
• Home design: End unit; Historic/vintage character; Rehab needed; Existing construction; Shingle roof; Built in 1940
• Construction: Wood siding construction
• Exterior features: City lot, landscaped and level; In-town location in a neighborhood; Gravel driveway; White exterior

Interior

• Kitchen: Kitchen on the first level
• Bedrooms: Three bedrooms on the second level; Additional studio on the second level; Office/Study on the second level
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Wood stove
• Interior features: 8 total rooms; Basement with interior and exterior access; unfinished with concrete and dirt floors, bulkhead, exterior and interior stairs

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 22.0% vs local median 5.4% in Bennington — 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 64/100 on livability (#63 in VT) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: employment C-, crime D, schools F.
• Market conditions: 65 active listings in the ZIP; 59 units permitted in Bennington County in 2024 (0 in 5+ unit buildings).
• At $2,309/mo this rent would consume 46% of the median local household income ($60k/yr) (locally 982% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Bennington County population projected at -23% 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 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 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 2.57% ✓
• Cap rate: 22.03%
• Cash-on-cash: 56.19%
• DSCR: 3.50
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $230,724
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Evergreen Dr	0.06mi	3/1.5 (-1)	1,401 (-7%)	17mo	$195,000	$139	65
755 Main St	0.59mi	3/1.5 (-1)	1,485 (-2%)	5mo	$130,000	$88	59
30 Harbour Rd	0.39mi	3/1.0 (-1)	1,608 (+7%)	11mo	$275,000	$171	57
100 Webb St	0.46mi	3/1.0 (-1)	1,416 (-6%)	9mo	$190,000	$134	56
940 Gage St	0.69mi	3/1.5 (-1)	1,570 (+4%)	2mo	$260,000	$166	52
150 Fillmore St	0.53mi	3/2.0 (-1)	1,404 (-7%)	4mo	$285,000	$203	51
174 Morgan St	0.35mi	3/1.5 (-1)	1,687 (+12%)	8mo	$304,500	$180	50
130 Beech St	0.52mi	3/2.0 (-1)	1,416 (-6%)	11mo	$217,000	$153	47
807 Main St	0.59mi	3/1.5 (-1)	1,444 (-4%)	18mo	$150,000	$104	44
116 Morgan St	0.59mi	3/2.0 (-1)	1,680 (+11%)	4mo	$206,000	$123	41
277 Union St	0.66mi	3/2.0 (-1)	1,422 (-6%)	12mo	$265,000	$186	40
107 Coolidge Ave	0.71mi	4/2.0	1,702 (+13%)	4mo	$225,000	$132	38

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: 54.6%
• Equity multiple: 3.41×
• Total profit: $60,625
• Equity at exit: $13,419

10-year hold

• IRR: 59.7%
• Equity multiple: 6.94×
• Total profit: $149,769
• Equity at exit: $7,782

Cash invested: $25,200 (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 05201

• Home prices YoY: -19.3%
• Active inventory: 65
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $2,309 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$135 /mo · $1,616/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $1,180

Break-even live

Break-even rent $815

Max offer price $90,000

Occupancy floor 44%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $90,000 Active 148 DOM
2. 2026-06-18
   days on market $90,000 Active 147 DOM
3. 2026-06-17
   days on market $90,000 Active 146 DOM
4. 2026-06-16
   days on market $90,000 Active 145 DOM
5. 2026-06-15
   days on market $90,000 Active 144 DOM
6. 2026-06-14
   days on market $90,000 Active 142 DOM
7. 2026-06-12
   pricedays on market $90,000 Active 141 DOM
8. 2026-06-09
   days on market $100,000 Active 138 DOM
9. 2026-06-08
   days on market $100,000 Active 137 DOM
10. 2026-06-07
    days on market $100,000 Active 136 DOM
11. 2026-06-07
    days on market $100,000 Active 135 DOM
12. 2026-06-04
    days on market $100,000 Active 132 DOM
13. 2026-06-02
    days on market $100,000 Active 131 DOM
14. 2026-06-01
    days on market $100,000 Active 130 DOM
15. 2026-05-31
    days on market $100,000 Active 129 DOM
16. 2026-05-31
    days on market $100,000 Active 128 DOM
17. 2026-02-05
    price $100,000
18. 2026-01-23
    listed $125,000 Active
19. 2025-10-02
    price $135,000

ⓘ 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: $1,616 · $135/mo
• Projected year-2 tax: $1,663 · $139/mo
• Expected delta: +$47/yr (+$4/mo · 2.9%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥88°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $27,709
• − Mortgage interest: −$5,041
• − Property taxes: −$1,616
• − Insurance: −$450
• − Repairs & maintenance: −$2,217
• − Management: −$2,217
• − Depreciation: −$2,618
• Taxable income: $13,551
• Est. tax owed @ 24.0%: −$3,252
• After-tax cash flow: $10,909/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 — Bennington

• Score: 64/100
• State rank: #63
• US rank: #14446

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bennington, VT
• County: Bennington County · 14,998 people
• City population: 14,998
• Metro: Bennington, VT
• Population (ZIP): 14,998
• Household income: $59,798
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 982.0

Population outlook (Bennington County) Hauer SSP2

• Today (2025): 34,407 people
• By 2030: 32,975 · -4.2%
• By 2040: 29,711 · -13.6%
• By 2050: 26,638 · -22.6%
• By 2075: 21,318 · -38.0%
• By 2100: 16,086 · -53.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 10% Slovak 7% Romanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Bennington

• 2024 margin: Strong D (+22.5) · D 60.0% · R 37.5% · Other 2.6%
• 2008→2024 swing: -10.9pp toward R · 2008: 33.4pp · 2024: 22.5pp
• All cycles: 2024: D+22.5 2020: D+27.3 2016: D+22.1 2012: D+33.3 2008: D+33.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.78%
• Current HPI: 254.5149
• Rent YoY: —
• Metro: Bennington, VT
• State GDP YoY: —
• F500 in state: 0

Price history

-25.9% since first listed

3 events — show timeline

• 2026-02-05 Price Changed $100,000 PrimeMLS
• 2026-01-23 Listed $125,000 PrimeMLS
• 2025-10-02 Price Changed $135,000 PrimeMLS

Property tax history

-3.0%/yr

Latest (2024): $1,616 · +38.5% YoY. Source: county tax records.