60 Powell St · Richford, VT 05476

$135,000

3 bd · 1.0 ba · 1,216 sqft · Other · 361 Days on market

Built 1900 3,484 sqft lot $111/sqft · 18% below area Est $165k · 18% 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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +6.1/10.0
• 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

Charming 3 bedroom home along the serene Missisquoi River. This recently plumbed house features a newer furnace, offering modern comforts on a small, quiet street. Move right in and make it your own, enjoying the flexibility to work on updates at your own pace. The location is ideal for families and outdoor enthusiasts. Just a short walk from playgrounds and parks, this home is perfect for those seeking an active lifestyle. Restaurants, grocery store, and medical center are within walking distance, providing convenience for everyday needs. This property offers excellent connectivity and a quiet location. Enosburg is just a 10-minute drive away, Jay Peak's stunning ski slopes and resort amenities are 30 minutes away, and St. Albans is a 40-minute drive. Burlington, Vermont's vibrant cultural hub, is just over an hour away, making it easy to enjoy city amenities and return to the coziness of your riverside home. The beautiful setting along the Missisquoi River offers beautiful views and the calming presence of water. Spend weekends kayaking, fishing, or simply relaxing by the river, embracing the natural beauty of Vermont. With its prime location and potential for customization, it's an opportunity to create a unique and personalized sanctuary. House is located above a high river bank, much higher than river level, so there is very little chance the water will rise to reach the home.

Key facts

• Newer furnace
• High river bank
• Quiet location

Tags

• NEWER FURNACE
• QUIET LOCATION
• SHORT WALK FROM PLAYGROUNDS
• SHORT WALK FROM PARKS
• HIGH RIVER BANK
• BEAUTIFUL VIEWS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $135k.

Deal economics

• At list price, monthly cash flow is $296 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 4.3% in Richford — 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 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 ($933 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 $38k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 361 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $87k; list at $135k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $118,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 361 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 1900 — 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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 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: 1.11% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.40%
• DSCR: 1.42
• GRM: 7.5

CMA / ARV

• ARV (median comp): $165,077
• List price: $135,000
• Delta: -18.22%
• 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: 11.0%
• Equity multiple: 1.56×
• Total profit: $21,192
• Equity at exit: $45,891

10-year hold

• IRR: 14.8%
• Equity multiple: 2.79×
• Total profit: $67,839
• Equity at exit: $60,834

Cash invested: $37,800 (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 05476

• Home prices YoY: 0.3%
• Active inventory: 23
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,499 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$124 /mo · $1,485/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $296

Break-even live

Break-even rent $1,124

Max offer price $135,000

Occupancy floor 75%

Sensitivity live

Price	-10% $372	-5% $334	+0% $296	+5% $258	+10% $220
Rent	-10% $178	-5% $237	+0% $296	+5% $355	+10% $414
Rate	-1.0pp $364	-0.5pp $330	base $296	+0.5pp $261	+1.0pp $225

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $135,000 Active 361 DOM
2. 2026-06-18
   days on market $135,000 Active 359 DOM
3. 2026-06-17
   days on market $135,000 Active 358 DOM
4. 2026-06-16
   days on market $135,000 Active 357 DOM
5. 2026-06-15
   days on market $135,000 Active 356 DOM
6. 2026-06-15
   days on market $135,000 Active 355 DOM
7. 2026-06-13
   days on market $135,000 Active 354 DOM
8. 2026-06-12
   days on market $135,000 Active 353 DOM
9. 2026-06-09
   days on market $135,000 Active 350 DOM
10. 2026-06-08
    days on market $135,000 Active 349 DOM
11. 2026-06-08
    days on market $135,000 Active 348 DOM
12. 2026-06-07
    days on market $135,000 Active 347 DOM
13. 2026-06-03
    days on market $135,000 Active 344 DOM
14. 2026-06-02
    days on market $135,000 Active 343 DOM
15. 2026-06-01
    days on market $135,000 Active 342 DOM
16. 2026-05-31
    days on market $135,000 Active 341 DOM
17. 2025-06-24
    listed $135,000 Active 1404-char remark

    Show marketing remark (1404 chars)

    Charming 3 bedroom home along the serene Missisquoi River. This recently plumbed house features a newer furnace, offering modern comforts on a small, quiet street. Move right in and make it your own, enjoying the flexibility to work on updates at your own pace. The location is ideal for families and outdoor enthusiasts. Just a short walk from playgrounds and parks, this home is perfect for those seeking an active lifestyle. Restaurants, grocery store, and medical center are within walking distance, providing convenience for everyday needs. This property offers excellent connectivity and a quiet location. Enosburg is just a 10-minute drive away, Jay Peak's stunning ski slopes and resort amenities are 30 minutes away, and St. Albans is a 40-minute drive. Burlington, Vermont's vibrant cultural hub, is just over an hour away, making it easy to enjoy city amenities and return to the coziness of your riverside home. The beautiful setting along the Missisquoi River offers beautiful views and the calming presence of water. Spend weekends kayaking, fishing, or simply relaxing by the river, embracing the natural beauty of Vermont. With its prime location and potential for customization, it's an opportunity to create a unique and personalized sanctuary. House is located above a high river bank, much higher than river level, so there is very little chance the water will rise to reach the home.

18. 2024-10-02
    price $135,000
19. 1999-06-24
    soldstatus $87,000

ⓘ 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: $1,485 · $124/mo
• Projected year-2 tax: $2,025 · $169/mo
• Expected delta: +$540/yr (+$45/mo · 36.4%)

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

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X · 9% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 16 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: $17,985
• − Mortgage interest: −$7,562
• − Property taxes: −$1,485
• − Insurance: −$675
• − Repairs & maintenance: −$1,439
• − Management: −$1,439
• − Depreciation: −$3,927
• Taxable income: $1,458
• Est. tax owed @ 24.0%: −$350
• After-tax cash flow: $3,203/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

+55.2% since first listed

3 events — show timeline

• 2025-06-24 Listed $135,000 PrimeMLS
• 2024-10-02 Price Changed $135,000 PrimeMLS
• 1999-06-24 Sold (Public Records) $87,000 Public Records

Property tax history

+0.5%/yr

Latest (2024): $1,485 · +25.6% YoY. Source: county tax records.