1066 Country Club Rd · Brandon, VT 05733

$185,000

3 bd · 1.0 ba · 1,450 sqft · SingleFamily public records · 225 Days on market

Built 1900 0.77 ac lot Est $291k · 37% under ↓ 20% since listing

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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
• Cash flow +14.7/30.0
• Appreciation +8.3/10.0
• Schools +5.0/10.0
• DSCR +4.5/10.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Classic Vermont Farmhouse with Room to Grow! Bring your vision to this solidly built 3-bedroom, 1-bath farmhouse on a 0.77-acre sloping lot just minutes from downtown Brandon. Built circa 1900, this home has great bones and is just waiting for a full cosmetic and systems update — perfect for a handy buyer looking to create equity and charm. A long-lasting metal roof, wood stove, and propane hot water baseboard heat provide a solid foundation for your improvements. The property includes a small barn ideal for storage, workshop, or hobby space, and there’s room for gardens or outdoor living. Tucked on a quiet, wooded lot that feels private and rural, yet only five minutes to Bran

Key facts

• Quiet wooded lot
• Wood stove
• Small barn

Tags

• 0.77-ACRE SLOPING LOT
• LONG-LASTING METAL ROOF
• WOOD STOVE
• SMALL BARN
• ROOM FOR GARDENS
• QUIET WOODED LOT

Property features AI

Finance

• Other: Property is existing (not new construction)
• Financial info: Tax and assessment details not included per instructions
• HOA & community: No HOA information specified

Exterior

• Parking: Driveway (gravel)
• Security: No security features specified
• Utilities: Drilled well; 1000-gallon concrete septic with existing leach field; 100 amp electric service with circuit breakers (GMP); LP/Bottle gas available; Fuel delivered by Fyles Bros; Phone service from various providers; Internet availability unknown
• Home design: Farmhouse-style home; White exterior
• Construction: Originally built in 1900; Wood frame construction with vinyl siding; Metal roof
• Exterior features: Country setting with hills and sloping terrain; Major road frontage; Near skiing and snowmobile trails; Rural location; Gravel driveway

Interior

• Kitchen: Microwave; Refrigerator; Electric stove
• Bedrooms: Bedrooms not specified
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: One 3/4 bathroom
• Heating & cooling: Baseboard heat; Hot water heating; Wood stove
• Interior features: 6 total rooms; Dirt-floor partial basement with interior access and interior stairs; Vinyl and wood flooring
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $46 ($554/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 $157k (15.0% below list).
• Recommended offer: $157k (15.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#32 in VT) — a middle-class / working-renter tenant base. Strengths: cost of living A, health & safety A, crime B+; Watch: employment D, amenities F, commute F.
• Zoned schools: Neshobe School (math 12% / reading 17%, grade F, #188 of 192 statewide, top 99%, 440 students, 34% FRL).
• Market conditions: 36 active listings in the ZIP; 90 units permitted in Rutland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $12k appreciation (6.6% local appreciation)).
• Rutland County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.6% appreciation + 3.0% rent growth), your $52k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 225 days — a 12% lower offer ($163k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $45k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $157,245 (15.0% below list)

Questions for the listing agent

1. It's been on market 225 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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: 0.85% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.07%
• DSCR: 1.05
• GRM: 9.8

CMA / ARV

• ARV (on-the-fly): $291,450
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 High St	0.58mi	3/1.0	1,476 (+2%)	9mo	$300,000	$203	62
54 Franklin St	0.62mi	3/1.5	1,480 (+2%)	15mo	$298,000	$201	53
35 Franklin St	0.70mi	3/2.0	1,576 (+9%)	9mo	$250,000	$159	42
14 Marble St	0.65mi	3/2.0	1,308 (-10%)	12mo	$335,000	$256	39
40 Franklin St	0.68mi	3/2.0	1,320 (-9%)	20mo	$190,000	$144	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.61% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.7%
• Equity multiple: 2.22×
• Total profit: $63,065
• Equity at exit: $123,466

10-year hold

• IRR: 17.1%
• Equity multiple: 4.51×
• Total profit: $181,617
• Equity at exit: $230,364

Cash invested: $51,800 (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 05733

• Home prices YoY: 2.1%
• Active inventory: 36
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,572 medium
• Mortgage (P&I): −$970
• Tax from tax record: −$149 /mo · $1,786/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $46

Break-even live

Break-even rent $1,514

Max offer price $185,000

Occupancy floor 92%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   days on market $185,000 Active 225 DOM
2. 2026-06-17
   days on market $185,000 Active 224 DOM
3. 2026-06-16
   days on market $185,000 Active 223 DOM
4. 2026-06-15
   days on market $185,000 Active 222 DOM
5. 2026-06-15
   days on market $185,000 Active 221 DOM
6. 2026-06-13
   days on market $185,000 Active 220 DOM
7. 2026-06-12
   days on market $185,000 Active 219 DOM
8. 2026-06-09
   days on market $185,000 Active 216 DOM
9. 2026-06-08
   days on market $185,000 Active 215 DOM
10. 2026-06-08
    days on market $185,000 Active 214 DOM
11. 2026-06-07
    days on market $185,000 Active 213 DOM
12. 2026-06-03
    days on market $185,000 Active 210 DOM
13. 2026-06-02
    days on market $185,000 Active 209 DOM
14. 2026-06-01
    days on market $185,000 Active 208 DOM
15. 2026-05-31
    days on market $185,000 Active 207 DOM
16. 2026-04-23
    price $185,000
17. 2026-03-25
    price $200,000
18. 2026-03-25
    status Active
19. 2026-03-09
    historical Active with Contract
20. 2025-11-03
    listed $230,000 Active

ⓘ 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: $1,786 · $149/mo
• Projected year-2 tax: $2,650 · $221/mo
• Expected delta: +$865/yr (+$72/mo · 48.4%)

ⓘ 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 2/10 Low 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $18,869
• − Mortgage interest: −$10,363
• − Property taxes: −$1,786
• − Insurance: −$925
• − Repairs & maintenance: −$1,510
• − Management: −$1,510
• − Depreciation: −$5,382
• Taxable loss: −$2,605
• Est. tax savings @ 24.0%: +$625
• After-tax cash flow: $1,179/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 — Brandon

• Score: 69/100
• State rank: #32
• US rank: #8474

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 5,970
• Population (ZIP): 5,970

Population outlook (Rutland County) Hauer SSP2

• Today (2025): 55,307 people
• By 2030: 52,364 · -5.3%
• By 2040: 45,751 · -17.3%
• By 2050: 39,627 · -28.4%
• By 2075: 29,080 · -47.4%
• By 2100: 20,673 · -62.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 8% Lithuanian 8% Romanian 2%
• Foreign-born: 3% · China, Canada
• Languages at home: 96% English-only · Tagalog/Filipino 1% Other Indo-European 1% Spanish 1%

Political lean MEDSL · Rutland

• 2024 margin: Lean D (+5.3) · D 51.3% · R 46.0% · Other 2.7%
• 2008→2024 swing: -19.3pp toward R · 2008: 24.6pp · 2024: 5.3pp
• All cycles: 2024: D+5.3 2020: D+10.5 2016: D+4.2 2012: D+22.0 2008: D+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.61%
• Current HPI: 325.517
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-19.6% since first listed

5 events — show timeline

• 2026-04-23 Price Changed $185,000 PrimeMLS
• 2026-03-25 Price Changed $200,000 PrimeMLS
• 2026-03-25 Relisted — PrimeMLS
• 2026-03-09 Contingent — PrimeMLS
• 2025-11-03 Listed $230,000 PrimeMLS

Property tax history

+19.4%/yr

Latest (2024): $1,786 · +16.7% YoY. Source: county tax records.