200 Church St · Rutland, VT 05701

$128,000

3 bd · 1.5 ba · 1,738 sqft · SingleFamily public records · 10 Days on market

Built 1945 0.25 ac lot

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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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

City cape on a beautiful corner lot in a nice neighborhood. This home boasts of a large living room with an Italian marble fireplace, formal dining room, two bedrooms downstairs, two bedrooms upstairs and three total baths. The main floor also has a versatile studio perfect for a home business or use it as a family room. This room has a private outside entrance door. Enjoy the private fenced yard with many perennial gardens, multiple decks and above ground pool.

Key facts

• 0.25 acre lot
• Garage
• Built 1945

Property features AI

Finance

• Financial info: Property is foreclosed / bank-owned / REO

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; 100 Amp service with circuit breakers; High-speed internet available; Other utilities listed
• Home design: Cape-style home; Existing construction; Beige exterior; Built in 1945
• Construction: Wood frame construction; Asphalt shingle roof; Full finished area approximately 1,738 total
• Exterior features: Level lot; Driveway: other

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Oil heat; Baseboard heating
• Interior features: 8 total rooms; Full basement with interior access

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $537 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Cap rate 11.3% vs local median 4.3% in Rutland — 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 81/100 on livability (#6 in VT, #1,410 nationally) — a professional / high-income tenant draw. Strengths: schools A+, commute A+, cost of living A+; Watch: employment C-, crime F.
• Market conditions: 97 active listings in the ZIP; 90 units permitted in Rutland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $885 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Rutland County population projected at -28% 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 $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 11y 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.

Risks & watch-outs

• Watch-outs: built in 1945 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,000

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.43% ✓
• Cap rate: 11.32%
• Cash-on-cash: 17.97%
• DSCR: 1.80
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $278,080
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 Vernon St	0.11mi	3/1.0	1,702 (-2%)	5mo	$240,000	$141	86
199 Pearl St	0.21mi	3/1.0	1,744 (+0%)	9mo	$285,000	$163	80
227 Church St	0.20mi	3/1.0	1,561 (-10%)	2mo	$284,000	$182	70
137 Church St	0.39mi	4/2.0 (+1)	1,694 (-2%)	5mo	$264,500	$156	66
9 Vernon	0.18mi	4/2.5 (+1)	1,882 (+8%)	10mo	$322,500	$171	61
136 Baxter St	0.62mi	3/1.5	1,657 (-5%)	3mo	$55,000	$33	61
263 Lincoln Ave	0.45mi	4/1.5 (+1)	1,560 (-10%)	7mo	$287,500	$184	51
25 Seabury St	0.56mi	4/2.0 (+1)	1,912 (+10%)	2mo	$305,000	$160	49
119 N Main St	0.52mi	4/1.5 (+1)	1,512 (-13%)	1mo	$110,000	$73	48
52 Kingsley Ave	0.59mi	3/2.0	1,890 (+9%)	9mo	$281,500	$149	48
29 Clinton Ave	0.65mi	3/1.0	1,587 (-9%)	7mo	$95,000	$60	47
1 Tuttle Meadow Dr	0.69mi	3/2.0	1,996 (+15%)	9mo	$350,000	$175	33

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: 9.5%
• Equity multiple: 1.38×
• Total profit: $13,478
• Equity at exit: $19,085

10-year hold

• IRR: 18.7%
• Equity multiple: 2.56×
• Total profit: $55,928
• Equity at exit: $11,067

Cash invested: $35,840 (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 05701

• Home prices YoY: -18.1%
• Active inventory: 97
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,837 medium
• Mortgage (P&I): −$671
• Tax from tax record: −$190 /mo · $2,277/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $537

Break-even live

Break-even rent $1,157

Max offer price $128,000

Occupancy floor 66%

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   days on market $128,000 Active 10 DOM
2. 2026-06-17
   days on market $128,000 Active 9 DOM
3. 2026-06-16
   days on market $128,000 Active 8 DOM
4. 2026-06-15
   days on market $128,000 Active 7 DOM
5. 2026-06-15
   days on market $128,000 Active 6 DOM
6. 2026-06-13
   days on market $128,000 Active 5 DOM
7. 2026-06-12
   days on market $128,000 Active 4 DOM
8. 2026-06-08
   remarks 263-char remark
9. 2026-06-08
   listed $128,000 Active 1 DOM

ⓘ 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: $2,277 · $190/mo
• Projected year-2 tax: $2,354 · $196/mo
• Expected delta: +$78/yr (+$6/mo · 3.4%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,039
• − Mortgage interest: −$7,170
• − Property taxes: −$2,277
• − Insurance: −$640
• − Repairs & maintenance: −$1,763
• − Management: −$1,763
• − Depreciation: −$3,724
• Taxable income: $4,702
• Est. tax owed @ 24.0%: −$1,128
• After-tax cash flow: $5,310/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 — Rutland

• Score: 81/100
• State rank: #6
• US rank: #1410

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rutland, VT
• Population (ZIP): 20,142

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 (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 14% Romanian 6% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 3% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -63.90%
• Current HPI: 288.4214
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+40.8% since first listed

13 events — show timeline

• 2026-06-08 Listed $128,000 PrimeMLS
• 2017-05-26 Sold (MLS) $157,000 PrimeMLS
• 2017-05-25 Sold (Public Records) $157,100 Public Records
• 2017-04-25 Pending — PrimeMLS
• 2017-03-29 Contingent — PrimeMLS
• 2016-06-02 Relisted — PrimeMLS
• 2016-06-02 Delisted — PrimeMLS
• 2015-06-03 Relisted — PrimeMLS
• 2015-06-01 Delisted — PrimeMLS
• 2015-02-03 Listed $157,000 PrimeMLS
• 1990-11-19 Sold (Public Records) $92,000 Public Records
• 1989-05-09 Sold (Public Records) $67,000 Public Records
• 1988-11-07 Sold (Public Records) $90,900 Public Records

Property tax history

+17.2%/yr

Latest (2024): $2,277 · +10.7% YoY. Source: county tax records.