401 Maple St · White River Junction, VT 05001

$550,000

4 bd · 4.0 ba · 3,200 sqft · MultiFamily public records · 15 Days on market

Built 1900 0.30 ac lot Est $429k · 28% over

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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).

• Cash flow +27.7/30.0
• DSCR +9.7/10.0
• 1% rule +6.8/10.0
• Schools +5.0/10.0
• Livability +4.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Strong Cash Flow! Profitable Investment Opportunity! This fully leased four unit multifamily property is an excellent chance for investors to add a consistent cash flowing building to their portfolio or for an onsite owner to occupy one unit and let the extra additional rents help pay for your housing. A low maintenance property with many updates over the years which include windows, separate electrical meters and interior updates of the units. Inside you will find spacious rooms, generously sized kitchen spaces and wonderful wood trims. Located on a generous . 30 +/- acre in town lot this Maple Street property is within walking distance to the vibrant and transformed downtown White River Junction arts and theatre district. Plenty of onsite space for parking. Large basement space for extra storage. Super convenient in town location near public transportation, shopping, churches, The Bugbee Senior Center, banks, Co-Op food stores, Northern Stage Theatre, Restaurants, town hall and more. Enjoy easy access to I 89 and I 91, VA Hospital, Dartmouth Hitchcock Medical Center, Dartmouth College, local schools, West Lebanon shopping malls and all that the Upper Valley has to offer!

Key facts

• Strong cash flow
• Ample parking
• Investment property

Tags

• INVESTMENT PROPERTY
• EXCELLENT LOCATION
• STRONG CASH FLOW
• LARGE FULL BASEMENT
• AMPLE PARKING
• CLOSE TO PUBLIC TRANSPORTATION

Property features AI

Exterior

• Parking: Gravel driveway parking
• Utilities: Public water; Public sewer; Cable internet available / cable at site; Electric service with circuit breakers
• Home design: Conversion-style building; Existing property; Built in 1900
• Construction: Vinyl siding; Slate roof; Unknown survey status
• Exterior features: Gravel driveway; Sidewalks nearby; Close to shopping, public transportation, railroad, and schools; Public road frontage (public maintained road)

Interior

• Kitchen: Each unit includes an electric range and refrigerator
• Bedrooms: Four 1-bedroom units (units 1–4)
• Bathrooms: Four full bathrooms (one per unit)
• Heating & cooling: Oil heating and baseboard heating; No central air (no cooling)
• Interior features: Full, unfinished basement with walk-up/bulkhead exterior access and concrete floor
• Laundry & utility: Heat included in most units; one unit specifies oil heat; Circuit breaker electrical system

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath multifamily listed at $550k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $550k).
• Recommended offer: $542k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 88/100 on livability (#2 in VT, #185 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, commute A+.
• Zoned schools: Dothan Brook School (math 47% / reading 57%, grade C-, #44 of 192 statewide, top 24%, 246 students, 28% FRL); Hartford Memorial Middle School (math 25% / reading 52%, grade F, #15 of 26 statewide, top 56%, 294 students, 35% FRL); Hartford High School (math 17% / reading 37%, grade F, #40 of 48 statewide, top 85%, 518 students, 22% FRL).
• Market conditions: 58 active listings in the ZIP; solid renter incomes; 339 units permitted in Windsor County in 2024 (240 in 5+ unit buildings).
• At $6,486/mo this rent would consume 100% of the median local household income ($78k/yr) (locally 227% 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 $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.
• Windsor County population projected at -21% 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 $154k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($542k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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.
• Current owner paid $429k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $541,750 (1.5% 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. 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.
4. 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.
5. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.18% ✓
• Cap rate: 9.90%
• Cash-on-cash: 12.89%
• DSCR: 1.57
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $428,800
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
401 Maple St	0.00mi	4/4.0	3,200 (0%)	17mo	$429,000	$134	86

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: 2.7%
• Equity multiple: 1.10×
• Total profit: $16,153
• Equity at exit: $82,007

10-year hold

• IRR: 12.3%
• Equity multiple: 1.97×
• Total profit: $149,332
• Equity at exit: $47,554

Cash invested: $154,000 (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 05001

• Home prices YoY: -3.5%
• Active inventory: 58
• Price-to-rent: 28.3×

Monthly cashflow live

• Estimated rent: $6,486 medium
• Mortgage (P&I): −$2,884
• Tax from tax record: −$356 /mo · $4,271/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,362
• Net cashflow: $1,655

Break-even live

Break-even rent $4,392

Max offer price $550,000

Occupancy floor 69%

Sensitivity live

Price	-10% $1,966	-5% $1,810	+0% $1,655	+5% $1,499	+10% $1,343
Rent	-10% $1,142	-5% $1,398	+0% $1,655	+5% $1,911	+10% $2,167
Rate	-1.0pp $1,932	-0.5pp $1,794	base $1,655	+0.5pp $1,512	+1.0pp $1,367

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$6,488
Total (4 units)			$6,486

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-20
   status Pending
2. 2026-05-05
   listed $550,000 Active
3. 2025-01-27
   soldstatus $429,000
4. 2025-01-17
   soldstatus $429,000 Closed 1192-char remark

   Show marketing remark (1192 chars)

   Strong Cash Flow! Profitable Investment Opportunity! This fully leased four unit multifamily property is an excellent chance for investors to add a consistent cash flowing building to their portfolio or for an onsite owner to occupy one unit and let the extra additional rents help pay for your housing. A low maintenance property with many updates over the years which include windows, separate electrical meters and interior updates of the units. Inside you will find spacious rooms, generously sized kitchen spaces and wonderful wood trims. Located on a generous . 30 +/- acre in town lot this Maple Street property is within walking distance to the vibrant and transformed downtown White River Junction arts and theatre district. Plenty of onsite space for parking. Large basement space for extra storage. Super convenient in town location near public transportation, shopping, churches, The Bugbee Senior Center, banks, Co-Op food stores, Northern Stage Theatre, Restaurants, town hall and more. Enjoy easy access to I 89 and I 91, VA Hospital, Dartmouth Hitchcock Medical Center, Dartmouth College, local schools, West Lebanon shopping malls and all that the Upper Valley has to offer!

5. 2024-12-13
   historical Active with Contract 1192-char remark

   Show marketing remark (1192 chars)

   Strong Cash Flow! Profitable Investment Opportunity! This fully leased four unit multifamily property is an excellent chance for investors to add a consistent cash flowing building to their portfolio or for an onsite owner to occupy one unit and let the extra additional rents help pay for your housing. A low maintenance property with many updates over the years which include windows, separate electrical meters and interior updates of the units. Inside you will find spacious rooms, generously sized kitchen spaces and wonderful wood trims. Located on a generous . 30 +/- acre in town lot this Maple Street property is within walking distance to the vibrant and transformed downtown White River Junction arts and theatre district. Plenty of onsite space for parking. Large basement space for extra storage. Super convenient in town location near public transportation, shopping, churches, The Bugbee Senior Center, banks, Co-Op food stores, Northern Stage Theatre, Restaurants, town hall and more. Enjoy easy access to I 89 and I 91, VA Hospital, Dartmouth Hitchcock Medical Center, Dartmouth College, local schools, West Lebanon shopping malls and all that the Upper Valley has to offer!

6. 2024-12-02
   listed $429,000 Active 1192-char remark

   Show marketing remark (1192 chars)

   Strong Cash Flow! Profitable Investment Opportunity! This fully leased four unit multifamily property is an excellent chance for investors to add a consistent cash flowing building to their portfolio or for an onsite owner to occupy one unit and let the extra additional rents help pay for your housing. A low maintenance property with many updates over the years which include windows, separate electrical meters and interior updates of the units. Inside you will find spacious rooms, generously sized kitchen spaces and wonderful wood trims. Located on a generous . 30 +/- acre in town lot this Maple Street property is within walking distance to the vibrant and transformed downtown White River Junction arts and theatre district. Plenty of onsite space for parking. Large basement space for extra storage. Super convenient in town location near public transportation, shopping, churches, The Bugbee Senior Center, banks, Co-Op food stores, Northern Stage Theatre, Restaurants, town hall and more. Enjoy easy access to I 89 and I 91, VA Hospital, Dartmouth Hitchcock Medical Center, Dartmouth College, local schools, West Lebanon shopping malls and all that the Upper Valley has to offer!

ⓘ 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: $4,271 · $356/mo
• Projected year-2 tax: $7,360 · $613/mo
• Expected delta: +$3,090/yr (+$257/mo · 72.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 16 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: $77,832
• − Mortgage interest: −$30,809
• − Property taxes: −$4,271
• − Insurance: −$2,750
• − Repairs & maintenance: −$6,227
• − Management: −$6,227
• − Depreciation: −$16,000
• Taxable income: $11,549
• Est. tax owed @ 24.0%: −$2,772
• After-tax cash flow: $17,083/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 — White River Junction

• Score: 88/100
• State rank: #2
• US rank: #185

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: White River Junction, VT
• County: Windsor County · 9,751 people
• Metro: Lebanon, NH-VT
• Population (ZIP): 9,751
• Household income: $78,092
• Rent vs Own: 32.8% rent · 67.2% own
• Severe rent burden: 227.0

Population outlook (Windsor County) Hauer SSP2

• Today (2025): 53,235 people
• By 2030: 51,269 · -3.7%
• By 2040: 46,517 · -12.6%
• By 2050: 41,859 · -21.4%
• By 2075: 33,298 · -37.5%
• By 2100: 24,523 · -53.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Asian 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 6% Slovak 5% Romanian 4%
• Foreign-born: 6% · Canada, China, Philippines
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Windsor

• 2024 margin: Solid D (+35.6) · D 66.3% · R 30.7% · Other 2.9%
• 2008→2024 swing: -4.1pp toward R · 2008: 39.7pp · 2024: 35.6pp
• All cycles: 2024: D+35.6 2020: D+38.9 2016: D+32.1 2012: D+38.1 2008: D+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.43%
• Current HPI: 338.3801
• Rent YoY: —
• Metro: Lebanon, NH-VT
• State GDP YoY: —
• F500 in state: 0

Price history

+28.2% since first listed

6 events — show timeline

• 2026-05-20 Pending — PrimeMLS
• 2026-05-05 Listed $550,000 PrimeMLS
• 2025-01-27 Sold (Public Records) $429,000 Public Records
• 2025-01-17 Sold (MLS) $429,000 PrimeMLS
• 2024-12-13 Contingent — PrimeMLS
• 2024-12-02 Listed $429,000 PrimeMLS

Property tax history

-1.1%/yr

Latest (2024): $4,271 · +16.3% YoY. Source: county tax records.