6982 Main St · Readsboro, VT 05350

$210,000

7 bd · 5.0 ba · 3,825 sqft · Condo public records · 300 Days on market

Built 1830

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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).

• Cash flow +11.4/30.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• Schools +5.0/10.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This Five Unit Village Multi Family Dwelling has a wonderful Main Street location in the close knit New England town of Readsboro. There are 5 apartments with individual utilities, a wonderful wrap around front porch and an upper porch as well. Unique period floor plan, some built- ins, each unit is being used to suit the tenants needs and are very versatile, many beautiful hardwood floors. The landlords have done many upgrades including new windows and hardwired smoke detectors and some vinyl siding. The lot lines have not been verified.

Key facts

• Rare opportunity
• New appliances
• Prime location

Tags

• PRIME LOCATION
• MULTI-FAMILY PROPERTY
• RARE OPPORTUNITY
• NEW APPLIANCES
• UPDATED ELECTRICAL PANELS

Property features AI

Finance

• Other: Road frontage length 78 (units not specified); Directions provided to property location
• Financial info: Annual unit lease terms; Five total units (four 2-bed; one 1-bed)
• HOA & community: No HOA information provided

Exterior

• Parking: Dirt driveway
• Security: No security features provided
• Utilities: Public water; Public sewer; 100 Amp electric service; Cable available; DSL internet available; Propane (LP/Bottle) gas
• Home design: Apartment building; Existing property; White exterior
• Construction: Built in 1830; Wood frame construction with wood exterior and vinyl siding; Metal roof; Unknown survey status
• Exterior features: Corner lot; Curbing; Mountain views; In town location; Near shopping; Paved, publicly maintained road frontage

Interior

• Kitchen: No specific kitchen appliance list provided
• Bedrooms: Five rental units: four 2-bedroom units and one 1-bedroom unit
• Flooring: Carpet; Hardwood; Laminate
• Bathrooms: Each unit has one bathroom
• Heating & cooling: Propane heating; Gas stove heating; No central cooling
• Interior features: Domestic water heater
• Laundry & utility: No laundry details provided

What this means for you Summary

Snapshot

• This is a 7-bed/5.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $-72 ($-864/yr) — negative.
• To cash-flow at today's rent, offer at most $197k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $169k (19.4% below list).
• Recommended offer: $169k (19.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#58 in VT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: health & safety D, amenities F, commute F.
• Zoned schools: Readsboro Elementary School (39 students, 33% FRL).
• Market conditions: 20 active listings in the ZIP; 59 units permitted in Bennington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $4k appreciation (2.1% local appreciation)).
• Bennington County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.1% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 300 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $40k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $210k implies a 367% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1830 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,161 (19.4% 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 300 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1830 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.81% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.47%
• DSCR: 0.93
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.4%
• Equity multiple: 1.18×
• Total profit: $10,797
• Equity at exit: $83,877

10-year hold

• IRR: 7.1%
• Equity multiple: 1.98×
• Total profit: $57,699
• Equity at exit: $121,595

Cash invested: $58,800 (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 05350

• Home prices YoY: 1.2%
• Active inventory: 20
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,692 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$220 /mo · $2,635/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $-72

Break-even live

Break-even rent $1,783

Max offer price $197,282

Occupancy floor 99%

Sensitivity live

Price	-10% $47	-5% $-13	+0% $-72	+5% $-131	+10% $-191
Rent	-10% $-206	-5% $-139	+0% $-72	+5% $-5	+10% $62
Rate	-1.0pp $34	-0.5pp $-19	base $-72	+0.5pp $-126	+1.0pp $-182

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-22
   days on market $210,000 Active 300 DOM
2. 2026-06-19
   days on market $210,000 Active 297 DOM
3. 2026-06-18
   days on market $210,000 Active 296 DOM
4. 2026-06-17
   days on market $210,000 Active 295 DOM
5. 2026-06-16
   days on market $210,000 Active 294 DOM
6. 2026-06-15
   days on market $210,000 Active 293 DOM
7. 2026-06-14
   days on market $210,000 Active 291 DOM
8. 2026-06-12
   days on market $210,000 Active 290 DOM
9. 2026-06-09
   days on market $210,000 Active 287 DOM
10. 2026-06-08
    days on market $210,000 Active 286 DOM
11. 2026-06-07
    days on market $210,000 Active 285 DOM
12. 2026-06-04
    days on market $210,000 Active 281 DOM
13. 2026-06-02
    days on market $210,000 Active 280 DOM
14. 2026-06-01
    days on market $210,000 Active 279 DOM
15. 2026-05-31
    days on market $210,000 Active 278 DOM
16. 2026-05-31
    days on market $210,000 Active 277 DOM
17. 2026-04-15
    price $210,000
18. 2025-08-26
    listed $250,000 Active
19. 2016-09-19
    soldstatus $45,000
20. 2016-09-13
    status Pending 544-char remark

    Show marketing remark (544 chars)

    This Five Unit Village Multi Family Dwelling has a wonderful Main Street location in the close knit New England town of Readsboro. There are 5 apartments with individual utilities, a wonderful wrap around front porch and an upper porch as well. Unique period floor plan, some built- ins, each unit is being used to suit the tenants needs and are very versatile, many beautiful hardwood floors. The landlords have done many upgrades including new windows and hardwired smoke detectors and some vinyl siding. The lot lines have not been verified.

21. 2016-09-12
    soldstatus $45,000 Closed 544-char remark

    Show marketing remark (544 chars)

    This Five Unit Village Multi Family Dwelling has a wonderful Main Street location in the close knit New England town of Readsboro. There are 5 apartments with individual utilities, a wonderful wrap around front porch and an upper porch as well. Unique period floor plan, some built- ins, each unit is being used to suit the tenants needs and are very versatile, many beautiful hardwood floors. The landlords have done many upgrades including new windows and hardwired smoke detectors and some vinyl siding. The lot lines have not been verified.

22. 2016-08-02
    historical Active with Contract 544-char remark

    Show marketing remark (544 chars)

    This Five Unit Village Multi Family Dwelling has a wonderful Main Street location in the close knit New England town of Readsboro. There are 5 apartments with individual utilities, a wonderful wrap around front porch and an upper porch as well. Unique period floor plan, some built- ins, each unit is being used to suit the tenants needs and are very versatile, many beautiful hardwood floors. The landlords have done many upgrades including new windows and hardwired smoke detectors and some vinyl siding. The lot lines have not been verified.

23. 2016-04-27
    price $54,000 544-char remark

    Show marketing remark (544 chars)

    This Five Unit Village Multi Family Dwelling has a wonderful Main Street location in the close knit New England town of Readsboro. There are 5 apartments with individual utilities, a wonderful wrap around front porch and an upper porch as well. Unique period floor plan, some built- ins, each unit is being used to suit the tenants needs and are very versatile, many beautiful hardwood floors. The landlords have done many upgrades including new windows and hardwired smoke detectors and some vinyl siding. The lot lines have not been verified.

24. 2015-12-17
    price $59,000 544-char remark

    Show marketing remark (544 chars)

    This Five Unit Village Multi Family Dwelling has a wonderful Main Street location in the close knit New England town of Readsboro. There are 5 apartments with individual utilities, a wonderful wrap around front porch and an upper porch as well. Unique period floor plan, some built- ins, each unit is being used to suit the tenants needs and are very versatile, many beautiful hardwood floors. The landlords have done many upgrades including new windows and hardwired smoke detectors and some vinyl siding. The lot lines have not been verified.

25. 2015-12-17
    status Active 544-char remark

    Show marketing remark (544 chars)

    This Five Unit Village Multi Family Dwelling has a wonderful Main Street location in the close knit New England town of Readsboro. There are 5 apartments with individual utilities, a wonderful wrap around front porch and an upper porch as well. Unique period floor plan, some built- ins, each unit is being used to suit the tenants needs and are very versatile, many beautiful hardwood floors. The landlords have done many upgrades including new windows and hardwired smoke detectors and some vinyl siding. The lot lines have not been verified.

26. 2015-11-07
    historical 544-char remark

    Show marketing remark (544 chars)

    This Five Unit Village Multi Family Dwelling has a wonderful Main Street location in the close knit New England town of Readsboro. There are 5 apartments with individual utilities, a wonderful wrap around front porch and an upper porch as well. Unique period floor plan, some built- ins, each unit is being used to suit the tenants needs and are very versatile, many beautiful hardwood floors. The landlords have done many upgrades including new windows and hardwired smoke detectors and some vinyl siding. The lot lines have not been verified.

27. 2015-05-31
    price $69,900 544-char remark

    Show marketing remark (544 chars)

    This Five Unit Village Multi Family Dwelling has a wonderful Main Street location in the close knit New England town of Readsboro. There are 5 apartments with individual utilities, a wonderful wrap around front porch and an upper porch as well. Unique period floor plan, some built- ins, each unit is being used to suit the tenants needs and are very versatile, many beautiful hardwood floors. The landlords have done many upgrades including new windows and hardwired smoke detectors and some vinyl siding. The lot lines have not been verified.

28. 2015-02-03
    listed $89,900 Active 544-char remark

    Show marketing remark (544 chars)

    This Five Unit Village Multi Family Dwelling has a wonderful Main Street location in the close knit New England town of Readsboro. There are 5 apartments with individual utilities, a wonderful wrap around front porch and an upper porch as well. Unique period floor plan, some built- ins, each unit is being used to suit the tenants needs and are very versatile, many beautiful hardwood floors. The landlords have done many upgrades including new windows and hardwired smoke detectors and some vinyl siding. The lot lines have not been verified.

ⓘ 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: $2,635 · $220/mo
• Projected year-2 tax: $3,313 · $276/mo
• Expected delta: +$677/yr (+$56/mo · 25.7%)

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

Taxation est. · year 1

• Rental income: $20,299
• − Mortgage interest: −$11,763
• − Property taxes: −$2,635
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,624
• − Management: −$1,624
• − Depreciation: −$6,109
• Taxable loss: −$4,506
• Est. tax savings @ 24.0%: +$1,081
• After-tax cash flow: $218/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 — Readsboro

• Score: 65/100
• State rank: #58
• US rank: #12897

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Readsboro, VT
• Population (ZIP): 799

Population outlook (Bennington County) Hauer SSP2

• Today (2025): 34,407 people
• By 2030: 32,975 · -4.2%
• By 2040: 29,711 · -13.6%
• By 2050: 26,638 · -22.6%
• By 2075: 21,318 · -38.0%
• By 2100: 16,086 · -53.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Romanian 7% Lithuanian 6% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · French/Haitian/Cajun 2% Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Bennington

• 2024 margin: Strong D (+22.5) · D 60.0% · R 37.5% · Other 2.6%
• 2008→2024 swing: -10.9pp toward R · 2008: 33.4pp · 2024: 22.5pp
• All cycles: 2024: D+22.5 2020: D+27.3 2016: D+22.1 2012: D+33.3 2008: D+33.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.09%
• Current HPI: 170.2186
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+133.6% since first listed

12 events — show timeline

• 2026-04-15 Price Changed $210,000 PrimeMLS
• 2025-08-26 Listed $250,000 PrimeMLS
• 2016-09-19 Sold (Public Records) $45,000 Public Records
• 2016-09-13 Pending — PrimeMLS
• 2016-09-12 Sold (MLS) $45,000 PrimeMLS
• 2016-08-02 Contingent — PrimeMLS
• 2016-04-27 Price Changed $54,000 PrimeMLS
• 2015-12-17 Price Changed $59,000 PrimeMLS
• 2015-12-17 Relisted — PrimeMLS
• 2015-11-07 Delisted — PrimeMLS
• 2015-05-31 Price Changed $69,900 PrimeMLS
• 2015-02-03 Listed $89,900 PrimeMLS

Property tax history

-3.9%/yr

Latest (2024): $2,635 · +8.0% YoY. Source: county tax records.