9 Troy St · Richford, VT 05476

$129,000

3 bd · 1.0 ba · 1,454 sqft · Other · 1013 Days on market

Built 1920 2,613 sqft lot $89/sqft · 27% below area Est $177k · 27% 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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +7.5/10.0
• Appreciation +5.5/10.0
• Schools +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

A Cute Arts & Crafts Bungalow dormered Cape Style home on Village lot with town water and sewer. Hardwood Floors through out the house even if some rooms are covered with another type of flooring. 3 bedrooms, 1 - 3/4 bath. Enclosed Front porch, an enclosed back porch or storage space waiting for your creativity. Attached garage in back of home. A full walk-up Attic. Full basement with updated electrical panel. Walking distance to the Village Park. Close to stores.

Key facts

• 2,613 sq ft lot
• Garage
• Built 1920

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $129k.

Deal economics

• At list price, monthly cash flow is $394 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#41 in VT) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D, schools F, amenities F.
• Market conditions: 23 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 $2k of equity ($892 loan paydown + $1k appreciation (1.0% 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 (1.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 1013 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y ago; this cycle's ask has dropped $56k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $129k implies a 187% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 1013 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 1920 — 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. 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: 1.25% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.10%
• DSCR: 1.58
• GRM: 6.7

CMA / ARV

• ARV (median comp): $177,112
• List price: $129,000
• Delta: -27.16%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

0.97% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.9%
• Equity multiple: 1.76×
• Total profit: $27,363
• Equity at exit: $43,851

10-year hold

• IRR: 18.4%
• Equity multiple: 3.22×
• Total profit: $80,240
• Equity at exit: $58,130

Cash invested: $36,120 (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 05476

• Home prices YoY: 0.3%
• Active inventory: 23
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,614 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$151 /mo · $1,809/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $394

Break-even live

Break-even rent $1,115

Max offer price $129,000

Occupancy floor 71%

Sensitivity live

Price	-10% $467	-5% $431	+0% $394	+5% $358	+10% $321
Rent	-10% $267	-5% $330	+0% $394	+5% $458	+10% $522
Rate	-1.0pp $459	-0.5pp $427	base $394	+0.5pp $361	+1.0pp $327

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $129,000 Active 1013 DOM
2. 2026-06-21
   days on market $129,000 Active 1012 DOM
3. 2026-06-18
   days on market $129,000 Active 1010 DOM
4. 2026-06-17
   days on market $129,000 Active 1009 DOM
5. 2026-06-16
   days on market $129,000 Active 1008 DOM
6. 2026-06-15
   days on market $129,000 Active 1007 DOM
7. 2026-06-15
   days on market $129,000 Active 1006 DOM
8. 2026-06-13
   days on market $129,000 Active 1005 DOM
9. 2026-06-12
   days on market $129,000 Active 1004 DOM
10. 2026-06-09
    days on market $129,000 Active 1001 DOM
11. 2026-06-08
    days on market $129,000 Active 1000 DOM
12. 2026-06-08
    days on market $129,000 Active 999 DOM
13. 2026-06-07
    days on market $129,000 Active 998 DOM
14. 2026-06-03
    days on market $129,000 Active 995 DOM
15. 2026-06-02
    days on market $129,000 Active 994 DOM
16. 2026-06-01
    days on market $129,000 Active 993 DOM
17. 2026-05-31
    days on market $129,000 Active 992 DOM
18. 2025-06-30
    status Active 474-char remark

    Show marketing remark (474 chars)

    A Cute Arts & Crafts Bungalow dormered Cape Style home on Village lot with town water and sewer. Hardwood Floors through out the house even if some rooms are covered with another type of flooring. 3 bedrooms, 1 - 3/4 bath. Enclosed Front porch, an enclosed back porch or storage space waiting for your creativity. Attached garage in back of home. A full walk-up Attic. Full basement with updated electrical panel. Walking distance to the Village Park. Close to stores.

19. 2025-06-12
    status Pending 474-char remark

    Show marketing remark (474 chars)

    A Cute Arts & Crafts Bungalow dormered Cape Style home on Village lot with town water and sewer. Hardwood Floors through out the house even if some rooms are covered with another type of flooring. 3 bedrooms, 1 - 3/4 bath. Enclosed Front porch, an enclosed back porch or storage space waiting for your creativity. Attached garage in back of home. A full walk-up Attic. Full basement with updated electrical panel. Walking distance to the Village Park. Close to stores.

20. 2025-05-09
    status Active 474-char remark

    Show marketing remark (474 chars)

    A Cute Arts & Crafts Bungalow dormered Cape Style home on Village lot with town water and sewer. Hardwood Floors through out the house even if some rooms are covered with another type of flooring. 3 bedrooms, 1 - 3/4 bath. Enclosed Front porch, an enclosed back porch or storage space waiting for your creativity. Attached garage in back of home. A full walk-up Attic. Full basement with updated electrical panel. Walking distance to the Village Park. Close to stores.

21. 2025-04-04
    historical Active with Contract 474-char remark

    Show marketing remark (474 chars)

    A Cute Arts & Crafts Bungalow dormered Cape Style home on Village lot with town water and sewer. Hardwood Floors through out the house even if some rooms are covered with another type of flooring. 3 bedrooms, 1 - 3/4 bath. Enclosed Front porch, an enclosed back porch or storage space waiting for your creativity. Attached garage in back of home. A full walk-up Attic. Full basement with updated electrical panel. Walking distance to the Village Park. Close to stores.

22. 2025-03-31
    price $129,000 474-char remark

    Show marketing remark (474 chars)

    A Cute Arts & Crafts Bungalow dormered Cape Style home on Village lot with town water and sewer. Hardwood Floors through out the house even if some rooms are covered with another type of flooring. 3 bedrooms, 1 - 3/4 bath. Enclosed Front porch, an enclosed back porch or storage space waiting for your creativity. Attached garage in back of home. A full walk-up Attic. Full basement with updated electrical panel. Walking distance to the Village Park. Close to stores.

23. 2024-08-21
    price $160,000 474-char remark

    Show marketing remark (474 chars)

    A Cute Arts & Crafts Bungalow dormered Cape Style home on Village lot with town water and sewer. Hardwood Floors through out the house even if some rooms are covered with another type of flooring. 3 bedrooms, 1 - 3/4 bath. Enclosed Front porch, an enclosed back porch or storage space waiting for your creativity. Attached garage in back of home. A full walk-up Attic. Full basement with updated electrical panel. Walking distance to the Village Park. Close to stores.

24. 2024-05-25
    price $175,000 474-char remark

    Show marketing remark (474 chars)

    A Cute Arts & Crafts Bungalow dormered Cape Style home on Village lot with town water and sewer. Hardwood Floors through out the house even if some rooms are covered with another type of flooring. 3 bedrooms, 1 - 3/4 bath. Enclosed Front porch, an enclosed back porch or storage space waiting for your creativity. Attached garage in back of home. A full walk-up Attic. Full basement with updated electrical panel. Walking distance to the Village Park. Close to stores.

25. 2023-08-24
    listed $185,000 Active 474-char remark

    Show marketing remark (474 chars)

    A Cute Arts & Crafts Bungalow dormered Cape Style home on Village lot with town water and sewer. Hardwood Floors through out the house even if some rooms are covered with another type of flooring. 3 bedrooms, 1 - 3/4 bath. Enclosed Front porch, an enclosed back porch or storage space waiting for your creativity. Attached garage in back of home. A full walk-up Attic. Full basement with updated electrical panel. Walking distance to the Village Park. Close to stores.

26. 2014-11-24
    soldstatus $45,000
27. 2014-11-21
    soldstatus $45,000 613-char remark

    Show marketing remark (613 chars)

    Adorable Arts & Crafts Bungalow dormered cape style home on village lot. Home has hardwood floors upstairs and down, 3 bedrooms, 1 bath, formal dining room, super nice kitchen with an overabundance of cupboard space. Open staircase and a glassed enclosed porch, 9â8âx17â6â in size. Full basement, large back chamber for storage space and a full walk-up attic area. New standing seam roof approx. 6 yrs. ago. New windows back porch 13âx10â & 7âx8â. Priced well below market value to sell quickly!!!

28. 2014-07-31
    listed $59,900 613-char remark

    Show marketing remark (613 chars)

    Adorable Arts & Crafts Bungalow dormered cape style home on village lot. Home has hardwood floors upstairs and down, 3 bedrooms, 1 bath, formal dining room, super nice kitchen with an overabundance of cupboard space. Open staircase and a glassed enclosed porch, 9â8âx17â6â in size. Full basement, large back chamber for storage space and a full walk-up attic area. New standing seam roof approx. 6 yrs. ago. New windows back porch 13âx10â & 7âx8â. Priced well below market value to sell quickly!!!

ⓘ 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: $1,809 · $151/mo
• Projected year-2 tax: $2,130 · $178/mo
• Expected delta: +$321/yr (+$27/mo · 17.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥89°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,371
• − Mortgage interest: −$7,226
• − Property taxes: −$1,809
• − Insurance: −$645
• − Repairs & maintenance: −$1,550
• − Management: −$1,550
• − Depreciation: −$3,753
• Taxable income: $2,838
• Est. tax owed @ 24.0%: −$681
• After-tax cash flow: $4,050/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 — Richford

• Score: 68/100
• State rank: #41
• US rank: #10038

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Richford, VT
• Population (ZIP): 3,217

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 15% German 2% Slovak 2%
• Foreign-born: 1% · Canada, Dominican Republic
• Languages at home: 97% English-only · Spanish 2% French/Haitian/Cajun 1%

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: ▲ 0.97%
• Current HPI: 332.3059
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+115.4% since first listed

11 events — show timeline

• 2025-06-30 Relisted — PrimeMLS
• 2025-06-12 Pending — PrimeMLS
• 2025-05-09 Relisted — PrimeMLS
• 2025-04-04 Contingent — PrimeMLS
• 2025-03-31 Price Changed $129,000 PrimeMLS
• 2024-08-21 Price Changed $160,000 PrimeMLS
• 2024-05-25 Price Changed $175,000 PrimeMLS
• 2023-08-24 Listed $185,000 PrimeMLS
• 2014-11-24 Sold (Public Records) $45,000 Public Records
• 2014-11-21 Sold (MLS) $45,000 PrimeMLS
• 2014-07-31 Listed $59,900 PrimeMLS

Property tax history

+5.1%/yr

Latest (2024): $1,809 · +25.6% YoY. Source: county tax records.