2153 River Rd

Gilman, VT 05904

$35,000B+

1 bd · 1.0 ba · 576 sqft · Built 2000 · Other · Pending · 4 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $841/mo
• Mortgage (P&I): −$184
• Tax + insurance: −$100
• HOA: −$0
• Vac / Maint / Mgmt: −$177
• Net cashflow: $381/mo
• Annual: $4,569/yr
• Cap rate: 19.35%
• Cash-on-cash: 46.62%
• DSCR: 3.07
• 1% rule: 2.40%
• Cash to close: $9,800

Investor read

• This is a 1-bed/1.0-bath other listed at $35k.
• At list price, monthly cash flow is $381 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($841 rent vs $35k).
• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• In year one you build about $1k of equity ($242 loan paydown + $1k appreciation (3.0% local appreciation)).
• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Watch-outs: property tax is 2.9% of price.
• Market conditions: 1 active listings in the ZIP; 11 units permitted in Essex County in 2024 (0 in 5+ unit buildings).
• Essex County population projected at -30% 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Questions for listing agent

• Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.