210 Boarding House St · Sheldon, VT 05483

$199,900

3 bd · 2.0 ba · 1,314 sqft · SingleFamily public records · 6 Days on market

Built 1900 0.30 ac lot Est $305k · 34% under

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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 +20.5/30.0
• ARV discount +15.0/15.0
• Appreciation +8.1/10.0
• DSCR +6.5/10.0
• Schools +5.0/10.0
• 1% rule +4.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Full of charm and opportunity, this classic village home offers comfortable living in a convenient Sheldon location. Featuring three bedrooms, the home blends the character of a bygone era with the space and functionality today's buyers are looking for. Inside, you'll find over 1,300 square feet of living space with generously sized rooms, abundant natural light, and a flexible floor plan ready for your personal touches. Whether you're a first-time homebuyer, looking to downsize, or searching for an investment opportunity, this property offers plenty of potential at an affordable price point. New plumbing and fixtures were recently installed. Situated on a level 0.30-acre lot, the yard prov

Key facts

• Level 0.30-acre lot
• 0.3 acre lot
• Built 1900

Tags

• CONVENIENT SHELDON LOCATION
• NEW PLUMBING AND FIXTURES
• LEVEL 0.30-ACRE LOT
• VALUABLE STORAGE SPACE
• EASY ACCESS TO LOCAL SCHOOLS
• NEARBY COMMUTER ROUTES

Property features AI

Exterior

• Parking: Gravel driveway
• Utilities: Public water; Public sewer; Circuit breaker electrical service; Cable internet available
• Home design: Farmhouse style; Existing structure; Faces unknown
• Construction: Wood frame construction; Shingle roof; Built in 1900
• Exterior features: Country setting; Gravel driveway; Public road frontage (public maintained road)

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Natural gas heating; Baseboard heat
• Interior features: Six total rooms; Unfinished basement with interior access

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/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 $193k (3.6% below list).
• Recommended offer: $193k (3.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Zoned schools: Sheldon Elementary School (math 32% / reading 42%, grade F, #113 of 192 statewide, top 62%, 335 students, 38% FRL).
• Market conditions: 15 active listings in the ZIP; 200 units permitted in Franklin County in 2024 (25 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $12k appreciation (6.1% local appreciation)).
• Franklin County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.1% appreciation + 3.0% rent growth), your $56k 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

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $192,782 (3.6% below list)

Questions for the listing agent

1. Built in 1900 — 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
4. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
5. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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: 0.96% ✗
• Cap rate: 7.88%
• Cash-on-cash: 5.68%
• DSCR: 1.25
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $304,848
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
77 School St	0.42mi	3/2.0	1,120 (-15%)	11mo	$260,000	$232	46

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

Projected returns pro-forma

6.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.3%
• Equity multiple: 2.36×
• Total profit: $76,165
• Equity at exit: $127,403

10-year hold

• IRR: 19.5%
• Equity multiple: 4.76×
• Total profit: $210,315
• Equity at exit: $232,555

Cash invested: $55,972 (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 05483

• Home prices YoY: 2.0%
• Active inventory: 15
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,928 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$127 /mo · $1,520/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $265

Break-even live

Break-even rent $1,593

Max offer price $199,900

Occupancy floor 81%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-06-17
   status $199,900 Pending 6 DOM
2. 2026-06-17
   days on market $199,900 Active 6 DOM
3. 2026-06-16
   days on market $199,900 Active 5 DOM
4. 2026-06-15
   days on market $199,900 Active 4 DOM
5. 2026-06-15
   days on market $199,900 Active 3 DOM
6. 2026-06-13
   days on market $199,900 Active 2 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   listed $199,900 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: $1,520 · $127/mo
• Projected year-2 tax: $2,659 · $222/mo
• Expected delta: +$1,139/yr (+$95/mo · 75.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,134
• − Mortgage interest: −$11,198
• − Property taxes: −$1,520
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,851
• − Management: −$1,851
• − Depreciation: −$5,815
• Taxable loss: −$99
• Est. tax savings @ 24.0%: +$24
• After-tax cash flow: $3,201/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 — Sheldon

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,584

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 50,374 people
• By 2030: 50,718 · +0.7%
• By 2040: 50,557 · +0.4%
• By 2050: 48,832 · -3.1%
• By 2075: 43,526 · -13.6%
• By 2100: 33,970 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Lithuanian 23% German 3% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 2%

Political lean MEDSL · Franklin

• 2024 margin: Toss-up / Even · D 50.0% · R 47.0% · Other 3.0%
• 2008→2024 swing: -21.8pp toward R · 2008: 24.8pp · 2024: 3.0pp
• All cycles: 2024: D+3.0 2020: D+9.0 2016: D+3.1 2012: D+23.6 2008: D+24.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.14%
• Current HPI: 308.5999
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-11 Listed $199,900 PrimeMLS

Property tax history

-0.1%/yr

Latest (2024): $1,520 · +1.5% YoY. Source: county tax records.