13 Hawthorn St · Wilder, VT 05001

$489,000

8 bd · 4.0 ba · 3,483 sqft · MultiFamily public records · 563 Days on market

Built 1900 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 +9.6/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. 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

Strong Cash Flow! Profitable Investment Opportunity! This four unit multifamily property is an excellent chance for investors to add a consistent cash flowing building to their portfolio or for an on site owner occupancy and the extra rents to pay for your housing. Located in charming Wilder village on a generous . 25 +/- acre in town lot. The units consist of three bedroom, two bedrooms and a studio, separate entrances, electrical meters, hot water tanks , porches and parking areas. Updates over the years include some new roofing, kitchens, flooring and windows. Conveniently located near shopping, public transportation, Downtown White River Junction Arts and Theatre district, CO-OP food st

Key facts

• Electrical meters
• Porches
• Parking areas

Tags

• SEPARATE ENTRANCES
• ELECTRICAL METERS
• HOT WATER TANKS
• PORCHES
• PARKING AREAS

Property features AI

Finance

• Other: Total of 4 rental units

Exterior

• Parking: Dirt driveway
• Utilities: Public sewer; Public water; Circuit breaker electrical service; Fuel service provided by Irving; High-speed internet available; cable internet available; Cable service by Comcast; Telephone service available
• Home design: Conversion property; Existing construction; Built in 1900
• Construction: Vinyl siding; Shingle roof (architectural shingle); Basement (finished)
• Exterior features: Corner lot; Level lot; In-town location near public transportation; Near neighborhood amenities

Interior

• Kitchen: Appliances included in each unit; Electric water heater (owned)
• Bedrooms: Unit 1: 3 bedrooms (level 1); Unit 2: 1 bedroom (levels 1 and 2); Unit 3: 2 bedrooms (level 1); Unit 4: 2 bedrooms (level 2)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: Four full bathrooms (one in each unit)
• Heating & cooling: Oil heating with baseboard units; No central air conditioning
• Interior features: Finished basement with interior access; Conversion-style building
• Laundry & utility: Water heater is electric and owned

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $489k.

Deal economics

• At list price, monthly cash flow is $2k ($30k/yr) — positive. Per door: $617/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $489k).
• Recommended offer: $430k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#9 in VT, #2,008 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, health & safety A+; Watch: amenities F.
• Zoned schools: Dothan Brook School (math 47% / reading 57%, grade C-, #44 of 192 statewide, top 24%, 246 students, 28% 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 $7,119/mo this rent would consume 109% 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 $3k of loan paydown is wiped out by about $15k 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 $137k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 563 days — a 12% lower offer ($430k) 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.

Risks & watch-outs

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

Recommended offer $430,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 563 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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.
9. 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.
10. 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: 1.46% ✓
• Cap rate: 12.35%
• Cash-on-cash: 21.63%
• DSCR: 1.96
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 14.2%
• Equity multiple: 1.57×
• Total profit: $77,941
• Equity at exit: $72,911

10-year hold

• IRR: 23.0%
• Equity multiple: 2.97×
• Total profit: $270,180
• Equity at exit: $42,280

Cash invested: $136,920 (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: 22.9×

Monthly cashflow live

• Estimated rent: $7,119 medium
• Mortgage (P&I): −$2,564
• Tax from tax record: −$388 /mo · $4,651/yr
• Insurance: −$204
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,495
• Net cashflow: $2,468

Break-even live

Break-even rent $3,995

Max offer price $489,000

Occupancy floor 60%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$7,120
Total (4 units)			$7,119

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: $122,250
• Closing costs: $14,670
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $489,000 Active 563 DOM
2. 2026-06-18
   days on market $489,000 Active 562 DOM
3. 2026-06-17
   days on market $489,000 Active 561 DOM
4. 2026-06-16
   days on market $489,000 Active 560 DOM
5. 2026-06-15
   days on market $489,000 Active 559 DOM
6. 2026-06-14
   days on market $489,000 Active 557 DOM
7. 2026-06-12
   days on market $489,000 Active 556 DOM
8. 2026-06-09
   days on market $489,000 Active 553 DOM
9. 2026-06-08
   days on market $489,000 Active 552 DOM
10. 2026-06-07
    days on market $489,000 Active 551 DOM
11. 2026-06-05
    days on market $489,000 Active 548 DOM
12. 2026-06-03
    days on market $489,000 Active 547 DOM
13. 2026-06-02
    days on market $489,000 Active 546 DOM
14. 2026-06-01
    days on market $489,000 Active 545 DOM
15. 2026-05-31
    days on market $489,000 Active 544 DOM
16. 2026-05-30
    days on market $489,000 Active 543 DOM
17. 2025-03-03
    status Active
18. 2025-01-27
    historical Active with Contract
19. 2024-12-02
    listed $489,000 Active

ⓘ 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: $4,651 · $388/mo
• Projected year-2 tax: $6,971 · $581/mo
• Expected delta: +$2,320/yr (+$193/mo · 49.9%)

ⓘ 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 · 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: $85,428
• − Mortgage interest: −$27,392
• − Property taxes: −$4,651
• − Insurance: −$2,445
• − Repairs & maintenance: −$6,834
• − Management: −$6,834
• − Depreciation: −$14,225
• Taxable income: $23,047
• Est. tax owed @ 24.0%: −$5,531
• After-tax cash flow: $24,089/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 — Wilder

• Score: 79/100
• State rank: #9
• US rank: #2008

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilder, VT
• County: Windsor County · 9,751 people
• City population: 780
• 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

3 events — show timeline

• 2025-03-03 Relisted — PrimeMLS
• 2025-01-27 Contingent — PrimeMLS
• 2024-12-02 Listed $489,000 PrimeMLS

Property tax history

-1.7%/yr

Latest (2024): $4,651 · +16.3% YoY. Source: county tax records.