55 Dewing Rd · Enosburg Falls, VT 05457

$225,000

2 bd · 1.5 ba · 1,350 sqft · Other public records · 45 Days on market

Built 1992 5,227 sqft lot ↓ 7% since listing

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +7.7/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.8/10.0

Listing remarks

Welcome to the perfect lake home! This Franklin, VT residence showcases an easygoing lifestyle with scenic surroundings and easy access to the beauty of Lake Carmi. Set on a manageable . 12-acre lot, the property is perfect for those looking to enjoy lakeside living without the upkeep of a larger parcel. Inside, the home features ~1,350 square feet of comfortable living space, thoughtfully designed and cared for by it's original owners. The main level is bright and open, with an updated eat-in kitchen that seamlessly flows to the dining area and spacious living room, creating a layout that works well for both everyday living and entertaining. Large windows throughout bring in an ample suppl

Key facts

• 5,227 sq ft lot
• Built 1992
• Listed 45 days

Property features AI

Finance

• Other: Public road frontage

Exterior

• Parking: Crushed stone driveway
• Utilities: Spring water source; Septic system with conventional leach field; 100 Amp electrical service; High-speed internet available; Dish satellite/Cable available
• Home design: Cottage/Camp style; Existing structure; Built in 1992; Metal roof
• Construction: Wood frame construction with vinyl siding; 1992 construction
• Exterior features: Lake access and lake views; Located on lakeshore area with landscaped, level and open grounds

Interior

• Kitchen: Exhaust hood; Microwave; Electric range/stove; Refrigerator
• Flooring: Hardwood
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Baseboard electric heating; Wall AC units
• Interior features: Four total rooms; Hardwood flooring; Basement with interior access, concrete/crawl space and a sump pump
• Laundry & utility: Owned tank water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $225k.

Deal economics

• At list price, monthly cash flow is $-315 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (24.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $155k (31.1% below list).
• Recommended offer: $155k (31.1% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 2.6% in Enosburg Falls — 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 69/100 on livability (#34 in VT) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A; Watch: amenities F, commute F, employment F.
• Zoned schools: Franklin Central School (math 44% / reading 64%, grade C, #31 of 192 statewide, top 21%, 140 students, 43% FRL).
• Market conditions: 17 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 $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Franklin County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,075 (31.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 31% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.69% ✗
• Cap rate: 4.91%
• Cash-on-cash: -4.94%
• DSCR: 0.78
• GRM: 12.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.0%
• Equity multiple: 2.63×
• Total profit: $102,516
• Equity at exit: $202,698

10-year hold

• IRR: 18.3%
• Equity multiple: 6.04×
• Total profit: $317,679
• Equity at exit: $437,126

Cash invested: $63,000 (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 05457

• Home prices YoY: 4.0%
• Active inventory: 17
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,551 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$211 /mo · $2,526/yr
• Insurance: −$94
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$326
• Net cashflow: $-315

Break-even live

Break-even rent $1,949

Max offer price $169,418

Occupancy floor —

Sensitivity live

Price	-10% $-187	-5% $-251	+0% $-315	+5% $-378	+10% $-442
Rent	-10% $-437	-5% $-376	+0% $-315	+5% $-253	+10% $-192
Rate	-1.0pp $-201	-0.5pp $-257	base $-315	+0.5pp $-373	+1.0pp $-432

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-21
   days on market $225,000 Active 45 DOM
2. 2026-06-21
   days on market $225,000 Active 44 DOM
3. 2026-06-18
   days on market $225,000 Active 42 DOM
4. 2026-06-17
   price $225,000 Active 41 DOM
5. 2026-06-17
   days on market $249,900 Active 41 DOM
6. 2026-06-16
   days on market $249,900 Active 40 DOM
7. 2026-06-15
   days on market $249,900 Active 39 DOM
8. 2026-06-15
   days on market $249,900 Active 38 DOM
9. 2026-06-13
   days on market $249,900 Active 37 DOM
10. 2026-06-12
    days on market $249,900 Active 36 DOM
11. 2026-06-09
    days on market $249,900 Active 33 DOM
12. 2026-06-08
    days on market $249,900 Active 32 DOM
13. 2026-06-08
    days on market $249,900 Active 31 DOM
14. 2026-06-07
    days on market $249,900 Active 30 DOM
15. 2026-06-03
    days on market $249,900 Active 27 DOM
16. 2026-06-02
    days on market $249,900 Active 26 DOM
17. 2026-06-01
    days on market $249,900 Active 25 DOM
18. 2026-05-31
    days on market $249,900 Active 24 DOM
19. 2026-05-07
    listed $249,900 Active
20. 2025-04-15
    price $269,000

ⓘ 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: $2,526 · $211/mo
• Projected year-2 tax: $3,401 · $283/mo
• Expected delta: +$874/yr (+$73/mo · 34.6%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 16 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,609
• − Mortgage interest: −$12,603
• − Property taxes: −$2,526
• − Insurance: −$1,792
• − Repairs & maintenance: −$1,489
• − Management: −$1,489
• − Depreciation: −$6,545
• Taxable loss: −$7,835
• Est. tax savings @ 24.0%: +$1,880
• After-tax cash flow: $-1,895/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 — Enosburg Falls

• Score: 69/100
• State rank: #34
• US rank: #8662

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 5,357
• Population (ZIP): 1,787

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 2% Hispanic / Latino 2% Asian 1%
• Common ancestry: Lithuanian 13% Romanian 2% Slovak 2%
• Foreign-born: 5% · Canada, China
• Languages at home: 94% English-only · French/Haitian/Cajun 5% Other Asian/Pacific 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: ▲ 12.56%
• Current HPI: 326.3575
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-7.1% since first listed

2 events — show timeline

• 2026-05-07 Listed $249,900 PrimeMLS
• 2025-04-15 Price Changed $269,000 PrimeMLS

Property tax history

+1.0%/yr

Latest (2024): $2,526 · +15.0% YoY. Source: county tax records.