40 Merchant St · Barre, VT 05641

$160,000

4 bd · 2.0 ba · 2,474 sqft · SingleFamily public records · 344 Days on market

Built 1890 8,712 sqft 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 +8.2/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

TENANT WORKS NIGHT, SLEEPS DAYS, UPSTAIRS ON LEFT. IF DOOR IS CLOSED, SHE IN THERE SLEEPING. TO SHOW CALL TENANT LESLIE CHATOT 479-3696

Key facts

• Set up as a duplex
• Updated windows
• Investment property

Tags

• SET UP AS A DUPLEX
• HARDWOOD FLOORS
• UPDATED WINDOWS
• INVESTMENT PROPERTY

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Electric with circuit breakers and knob-and-tube wiring; Cable and phone available; DSL and high-speed internet available
• Home design: Federal-style home; Red exterior color; Existing structure; Shingle (asphalt) roof and other roof materials
• Construction: Built in 1890; Asbestos exterior; Foundation with concrete basement floor
• Exterior features: Paved driveway; City lot

Interior

• Kitchen: Main-level kitchen (approx. 12' x 9'); Second-level kitchen (approx. 11' x 12')
• Bedrooms: First-floor bedrooms: two bedrooms (each about 9' x 12'); Second-floor bedrooms: three bedrooms (about 11' x 11', 11' x 12', and 13' x 13')
• Flooring: Carpet; Laminate; Wood
• Bathrooms: Two full bathrooms
• Heating & cooling: Oil heating
• Interior features: 10 total rooms; Concrete basement floor; Walk-up basement

🏷️ Possibly a rental listed for sale. The $160,000 price doesn't fit this home's estimated sale value (~$390,892) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $625 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.0% vs local median 4.5% in Barre — 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 60/100 on livability (#92 in VT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime F, amenities F, commute F.
• Zoned schools: Barre City Elementary/Middle School (math 20% / reading 33%, grade F, #159 of 192 statewide, top 83%, 784 students, 39% FRL).
• Market conditions: 91 active listings in the ZIP; solid renter incomes; 185 units permitted in Washington County in 2024 (30 in 5+ unit buildings).
• This rent runs 33% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Washington County population projected at -19% 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 $45k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 344 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y ago; this cycle's ask has dropped $90k (36%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $160k implies a 191% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 344 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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. 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?
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: 1.32% ✓
• Cap rate: 10.98%
• Cash-on-cash: 16.75%
• DSCR: 1.75
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $390,892
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Summer St	0.20mi	4/2.0	2,301 (-7%)	10mo	$200,000	$87	71
195 Elm St	0.42mi	3/2.0 (-1)	2,428 (-2%)	8mo	$385,000	$159	66
21 Franklin St	0.22mi	4/2.0	2,230 (-10%)	11mo	$382,000	$171	64
97 Perrin St	0.45mi	3/2.0 (-1)	2,244 (-9%)	5mo	$325,700	$145	54
2 Meadow Ln	0.58mi	3/1.5 (-1)	2,264 (-8%)	2mo	$379,000	$167	50
292 Tremont St	0.63mi	4/2.5	2,488 (+1%)	21mo	$410,000	$165	50
88 Franklin St	0.21mi	4/1.5	2,144 (-13%)	20mo	$300,000	$140	50
48 Perry St	0.63mi	4/1.5	2,236 (-10%)	6mo	$280,000	$125	47
36 Perry St	0.59mi	3/2.5 (-1)	2,397 (-3%)	18mo	$340,000	$142	45
33 Thomas St	0.57mi	5/2.5 (+1)	2,590 (+5%)	17mo	$410,000	$158	44
27-31 Currier St	0.55mi	5/3.5 (+1)	2,323 (-6%)	19mo	$310,000	$133	37
23 Dagmont Ave	0.65mi	3/2.0 (-1)	2,148 (-13%)	12mo	$350,000	$163	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: 7.9%
• Equity multiple: 1.31×
• Total profit: $13,887
• Equity at exit: $23,857

10-year hold

• IRR: 17.2%
• Equity multiple: 2.41×
• Total profit: $63,349
• Equity at exit: $13,834

Cash invested: $44,800 (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 05641

• Home prices YoY: -19.7%
• Active inventory: 91
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,118 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$142 /mo · $1,707/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $625

Break-even live

Break-even rent $1,327

Max offer price $160,000

Occupancy floor 65%

Sensitivity live

Price	-10% $716	-5% $670	+0% $625	+5% $580	+10% $535
Rent	-10% $458	-5% $542	+0% $625	+5% $709	+10% $792
Rate	-1.0pp $706	-0.5pp $666	base $625	+0.5pp $584	+1.0pp $542

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $160,000 Active 344 DOM
2. 2026-06-18
   days on market $160,000 Active 343 DOM
3. 2026-06-17
   days on market $160,000 Active 342 DOM
4. 2026-06-16
   days on market $160,000 Active 341 DOM
5. 2026-06-15
   days on market $160,000 Active 340 DOM
6. 2026-06-14
   days on market $160,000 Active 338 DOM
7. 2026-06-12
   days on market $160,000 Active 337 DOM
8. 2026-06-09
   days on market $160,000 Active 334 DOM
9. 2026-06-08
   days on market $160,000 Active 333 DOM
10. 2026-06-07
    days on market $160,000 Active 332 DOM
11. 2026-06-04
    days on market $160,000 Active 328 DOM
12. 2026-06-02
    days on market $160,000 Active 327 DOM
13. 2026-06-01
    days on market $160,000 Active 326 DOM
14. 2026-05-31
    days on market $160,000 Active 325 DOM
15. 2026-05-31
    days on market $160,000 Active 324 DOM
16. 2026-05-07
    price $160,000
17. 2026-01-09
    price $195,000
18. 2026-01-08
    status Active
19. 2026-01-02
    historical
20. 2025-10-08
    price $230,000
21. 2025-07-03
    listed $250,000 Active
22. 2000-03-30
    soldstatus $55,000 135-char remark

    Show marketing remark (135 chars)

    TENANT WORKS NIGHT, SLEEPS DAYS, UPSTAIRS ON LEFT. IF DOOR IS CLOSED, SHE IN THERE SLEEPING. TO SHOW CALL TENANT LESLIE CHATOT 479-3696

23. 2000-03-30
    soldstatus $55,000

    Show marketing remark (135 chars)

    TENANT WORKS NIGHT, SLEEPS DAYS, UPSTAIRS ON LEFT. IF DOOR IS CLOSED, SHE IN THERE SLEEPING. TO SHOW CALL TENANT LESLIE CHATOT 479-3696

24. 2000-02-15
    historical 135-char remark

    Show marketing remark (135 chars)

    TENANT WORKS NIGHT, SLEEPS DAYS, UPSTAIRS ON LEFT. IF DOOR IS CLOSED, SHE IN THERE SLEEPING. TO SHOW CALL TENANT LESLIE CHATOT 479-3696

25. 1999-06-22
    listed $62,000 135-char remark

    Show marketing remark (135 chars)

    TENANT WORKS NIGHT, SLEEPS DAYS, UPSTAIRS ON LEFT. IF DOOR IS CLOSED, SHE IN THERE SLEEPING. TO SHOW CALL TENANT LESLIE CHATOT 479-3696

ⓘ 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: $1,707 · $142/mo
• Projected year-2 tax: $2,373 · $198/mo
• Expected delta: +$667/yr (+$56/mo · 39.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥89°F today · 18 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: $25,415
• − Mortgage interest: −$8,962
• − Property taxes: −$1,707
• − Insurance: −$800
• − Repairs & maintenance: −$2,033
• − Management: −$2,033
• − Depreciation: −$4,655
• Taxable income: $5,224
• Est. tax owed @ 24.0%: −$1,254
• After-tax cash flow: $6,248/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 — Barre

• Score: 60/100
• State rank: #92
• US rank: #19335

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Barre, VT
• County: Washington County · 16,936 people
• City population: 16,936
• Metro: Barre, VT
• Population (ZIP): 16,936
• Household income: $76,855
• Rent vs Own: 30.2% rent · 69.8% own
• Severe rent burden: 588.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 56,608 people
• By 2030: 54,731 · -3.3%
• By 2040: 50,227 · -11.3%
• By 2050: 45,893 · -18.9%
• By 2075: 36,818 · -35.0%
• By 2100: 28,143 · -50.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3% Black 1%
• Common ancestry: Lithuanian 15% Slovak 7% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Washington

• 2024 margin: Solid D (+43.4) · D 70.0% · R 26.6% · Other 3.4%
• 2008→2024 swing: +2.4pp toward D · 2008: 41.0pp · 2024: 43.4pp
• All cycles: 2024: D+43.4 2020: D+46.1 2016: D+37.0 2012: D+42.2 2008: D+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.01%
• Current HPI: 333.7046
• Rent YoY: —
• Metro: Barre, VT
• State GDP YoY: —
• F500 in state: 0

Price history

+158.1% since first listed

10 events — show timeline

• 2026-05-07 Price Changed $160,000 PrimeMLS
• 2026-01-09 Price Changed $195,000 PrimeMLS
• 2026-01-08 Relisted — PrimeMLS
• 2026-01-02 Delisted — PrimeMLS
• 2025-10-08 Price Changed $230,000 PrimeMLS
• 2025-07-03 Listed $250,000 PrimeMLS
• 2000-03-30 Sold (Public Records) $55,000 Public Records
• 2000-03-30 Sold (MLS) $55,000 PrimeMLS
• 2000-02-15 Delisted — PrimeMLS
• 1999-06-22 Listed $62,000 PrimeMLS

Property tax history

+13.9%/yr

Latest (2024): $1,707 · +0.7% YoY. Source: county tax records.