1813 North Ave · Burlington, VT 05408

$325,000

2 bd · 2.0 ba · 1,702 sqft · SingleFamily public records · 22 Days on market

Built 1950 8,712 sqft lot Est $471k · 31% under

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Why this score? — see what drove the D+ 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 +10.8/30.0
• Schools +5.0/10.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Well lived in, this house offers an ideal opportunity for Buyers looking to reimagine a space with their own personal style and build equity. The first floor offers an open floor plan with options for a dining and living area; terrific for entertaining. Prepare meals while chatting with your roommates, friends or family in the spacious open floor plan. Plenty of natural light streams in the sliding glass doors and windows facing the back yard. In addition to the spacious living area, the first floor features a 3/4 bath, bedroom and a den area. Head upstairs where you'll find another bath in between two spacious bedrooms. Step outside to a spacious backyard offering plenty of room for garden

Key facts

• 8,712 sq ft lot
• Garage
• Built 1950

Property features AI

Exterior

• Parking: One-car garage
• Utilities: Public water; Public sewer; Circuit breaker electrical panel; High-speed internet available; Cable available (Burlington Telecom); Phone service (Burlington Telecom); Natural gas available (Vermont Gas); gas at street
• Home design: Cape-style home; White exterior color; Shingle roof; Existing construction; Surveyed property; Built in 1950; Road frontage on a public road (approx. 76' frontage)
• Construction: Vinyl siding; Shingle roof; Built in 1950
• Exterior features: City lot with sidewalks; Near schools; Paved driveway

Interior

• Kitchen: Kitchen on main level (12'10" x 10'11")
• Bedrooms: Main level bedroom (12'10" x 10'); Second-floor bedroom (19'2" x 11'1"); Second-floor bedroom (19'3" x 9'11")
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Hot air heating
• Interior features: Six total rooms; Basement is full and partially finished; Interior basement access; Bonus rooms in basement; Utility room in basement
• Laundry & utility: Utility room in basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-149 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $299k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (19.1% below list).
• Recommended offer: $263k (19.1% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.2% in Burlington — 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 74/100 on livability (#19 in VT, #4,619 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, employment B; Watch: cost of living D, crime F, amenities F.
• Zoned schools: J. J. Flynn School (math 27% / reading 42%, grade F, #123 of 192 statewide, top 66%, 327 students, 54% FRL); Edmunds Middle School (math 42% / reading 57%, grade C, #8 of 26 statewide, top 32%, 365 students, 50% FRL); Burlington High School (math 42% / reading 57%, grade D, #8 of 48 statewide, top 15%, 987 students, 48% FRL).
• Market conditions: 44 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 898 units permitted in Chittenden County in 2024 (554 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Chittenden County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $65k; list at $325k implies a 400% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $262,858 (19.1% 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. Built in 1950 — 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 B-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.97%
• DSCR: 0.91
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $471,454
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1813 North Ave	0.00mi	3/2.0 (+1)	1,702 (0%)	1mo	$275,000	$162	94
21 Cross Pkwy	0.54mi	3/2.0 (+1)	1,706 (+0%)	1mo	$613,000	$359	68
24 Venus Ave	0.34mi	3/2.0 (+1)	1,756 (+3%)	8mo	$500,000	$285	67
32 Birch Ct	0.43mi	3/1.0 (+1)	1,688 (-1%)	4mo	$400,000	$237	66
21 Grey Meadow Dr	0.34mi	3/2.0 (+1)	1,898 (+12%)	0mo	$650,000	$342	60
213 Pleasant Ave	0.48mi	2/2.0	1,839 (+8%)	10mo	$510,000	$277	56
149 Woodbury Rd	0.72mi	3/2.0 (+1)	1,692 (-1%)	6mo	$415,000	$245	55
94 Plattsburg Ave	0.18mi	3/1.0 (+1)	1,488 (-13%)	10mo	$355,000	$239	54
17 Westward Dr	0.34mi	3/2.0 (+1)	1,953 (+15%)	6mo	$590,000	$302	50
50 Matthew Ave	0.70mi	3/1.0 (+1)	1,832 (+8%)	2mo	$420,000	$229	44
2069 North Ave	0.48mi	3/2.5 (+1)	1,447 (-15%)	9mo	$465,000	$321	38
61 Cross Pkwy	0.53mi	3/1.0 (+1)	1,479 (-13%)	8mo	$367,000	$248	37

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: -19.5%
• Equity multiple: 0.32×
• Total profit: $-62,148
• Equity at exit: $48,459

10-year hold

• IRR: -12.3%
• Equity multiple: 0.27×
• Total profit: $-66,253
• Equity at exit: $28,100

Cash invested: $91,000 (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 05408

• Active inventory: 44
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,629 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$386 /mo · $4,634/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$552
• Net cashflow: $-149

Break-even live

Break-even rent $2,818

Max offer price $298,620

Occupancy floor —

Sensitivity live

Price	-10% $35	-5% $-57	+0% $-149	+5% $-241	+10% $-333
Rent	-10% $-357	-5% $-253	+0% $-149	+5% $-46	+10% $58
Rate	-1.0pp $14	-0.5pp $-67	base $-149	+0.5pp $-234	+1.0pp $-319

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Valade St Burlington, VT	2.0	1.0	1080	$2,400	$2.22	23d	1	0.32mi
1540 North Ave Burlington, VT	3.0	1.5	1220	$2,600	$2.13	45d	1	0.36mi
38 Marshall Dr Burlington, VT	3.0	2.0	1168	$3,250	$2.78	45d	1	0.85mi

Listing history 4 events

1. 2026-04-25
   status Pending
2. 2026-04-11
   price $325,000
3. 2026-04-02
   listed $355,000 Active
4. 1989-07-18
   soldstatus $65,000

ⓘ 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: $4,634 · $386/mo
• Projected year-2 tax: $5,404 · $450/mo
• Expected delta: +$771/yr (+$64/mo · 16.6%)

ⓘ 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 ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,543
• − Mortgage interest: −$18,205
• − Property taxes: −$4,634
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,523
• − Management: −$2,523
• − Depreciation: −$9,455
• Taxable loss: −$7,422
• Est. tax savings @ 24.0%: +$1,781
• After-tax cash flow: $-11/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 — Burlington

• Score: 74/100
• State rank: #19
• US rank: #4619

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burlington, VT
• City population: 31,662
• Population (ZIP): 10,199

Population outlook (Chittenden County) Hauer SSP2

• Today (2025): 170,769 people
• By 2030: 174,716 · +2.3%
• By 2040: 180,337 · +5.6%
• By 2050: 183,768 · +7.6%
• By 2075: 194,646 · +14.0%
• By 2100: 194,933 · +14.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 6% Black 4% Hispanic / Latino 3% Asian 3%
• Common ancestry: Lithuanian 9% Slovak 5% Romanian 5%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 89% English-only · French/Haitian/Cajun 3% Russian/Polish/Slavic 3% Spanish 1%

Political lean MEDSL · Chittenden

• 2024 margin: Solid D (+53.6) · D 75.4% · R 21.7% · Other 2.9%
• 2008→2024 swing: +8.9pp toward D · 2008: 44.8pp · 2024: 53.6pp
• All cycles: 2024: D+53.6 2020: D+54.5 2016: D+46.8 2012: D+41.9 2008: D+44.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -212.09%
• Current HPI: 319.5442
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+400.0% since first listed

4 events — show timeline

• 2026-04-25 Pending — PrimeMLS
• 2026-04-11 Price Changed $325,000 PrimeMLS
• 2026-04-02 Listed $355,000 PrimeMLS
• 1989-07-18 Sold (Public Records) $65,000 Public Records

Property tax history

+21.4%/yr

Latest (2024): $4,634 · +8.5% YoY. Source: county tax records.