205 County St · Bennington, VT 05201

$235,000

5 bd · 2.0 ba · 2,256 sqft · MultiFamily public records · 50 Days on market

Built 1860 5,662 sqft lot Est $235k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.4/15.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Well maintained Duplex for with a large first floor 3 bedroom unit with full kitchen, Dining room, and living room plus laundry room on main level. Second floor has a spacious 2 bedroom with eat-in kitchen. Yard is partially fenced and room for a garden. Just a stones throw from the famous Blue Benn Diner and Tap House for amazing food (that has to be a bonus!) Paved drive with off street parking. Great tenant history.

Key facts

• Bennington bike path
• 2 unit home
• Village neighborhood

Tags

• 2 UNIT HOME
• INDEPENDENT UTILITIES
• VILLAGE NEIGHBORHOOD
• BENNINGTON BIKE PATH
• BENNINGTON AREA TRAIL SYSTEM
• DOWNTOWN BENNINGTON SHOPS

Property features AI

Finance

• Other: Documents available: Certificate of Occupancy, Deed, Tax Map
• Financial info: Net income reported: $14,323; Operating expenses include heat, insurance, maintenance, trash, and water/sewer
• HOA & community: Association provides trash removal

Exterior

• Parking: Paved driveway
• Utilities: Public water; Public sewer; Circuit breaker electrical service; Domestic water heater; Trash removal (cans, curbside, owner/ private, recycling)
• Home design: Colonial-style multi-family building; Two flat-style units; Total finished living area approximately 1,860; Total building area approximately 2,796; White exterior
• Construction: Built in 1860; Wood frame construction with vinyl siding; Slate roof; Full, unfinished basement with bulkhead and dirt floor
• Exterior features: Paved driveway; Curbing and sidewalks; Landscaped, level lot; Mountain views nearby; Street lights; Near trails, walking trails and paths; Close to shopping, public transportation, hospital and schools; Near country club and golf course

Interior

• Kitchen: Electric range in each unit; Refrigerator in each unit
• Bedrooms: One unit with 3 bedrooms (first level); One unit with 2 bedrooms (second level)
• Flooring: Carpet; Softwood; Tile; Vinyl
• Bathrooms: Two full bathrooms total (one in each unit)
• Heating & cooling: Oil heating (baseboard and hot water systems); No central cooling
• Interior features: Walk-up access to the basement; Ceiling fan in at least one unit; Smoke detectors installed
• Laundry & utility: Washer in Unit 1; Laundry hookups in both units

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $235k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $235k).
• Recommended offer: $228k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 5.0% in Bennington — 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 64/100 on livability (#63 in VT) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: employment C-, crime D, schools F.
• Market conditions: 66 active listings in the ZIP; 59 units permitted in Bennington County in 2024 (0 in 5+ unit buildings).
• At $3,903/mo this rent would consume 78% of the median local household income ($60k/yr) (locally 982% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Bennington County population projected at -23% 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 $66k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $120k; list at $235k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1860 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $227,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1860 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 1.66% ✓
• Cap rate: 14.07%
• Cash-on-cash: 27.79%
• DSCR: 2.24
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $234,624
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
105 County St	0.18mi	5/3.0	2,270 (+1%)	14mo	$190,000	$84	75
304-306 North St	0.05mi	4/3.0 (-1)	2,162 (-4%)	9mo	$225,000	$104	74
317 Pleasant St	0.51mi	5/2.0	2,201 (-2%)	1mo	$185,000	$84	71
215 Dewey St	0.63mi	6/2.0 (+1)	2,288 (+1%)	9mo	$255,000	$111	56
332 School St	0.14mi	6/3.0 (+1)	2,424 (+7%)	24mo	$285,000	$118	52
136 McCall St	0.51mi	4/3.0 (-1)	2,094 (-7%)	12mo	$160,000	$76	45
111-113 Booth Ter	0.71mi	6/2.0 (+1)	2,520 (+12%)	1mo	$265,000	$105	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 21.9%
• Equity multiple: 1.90×
• Total profit: $58,992
• Equity at exit: $35,039

10-year hold

• IRR: 30.0%
• Equity multiple: 3.68×
• Total profit: $176,419
• Equity at exit: $20,319

Cash invested: $65,800 (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 05201

• Home prices YoY: -19.3%
• Active inventory: 66
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $3,903 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$229 /mo · $2,751/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$820
• Net cashflow: $1,524

Break-even live

Break-even rent $1,974

Max offer price $235,000

Occupancy floor 56%

Sensitivity live

Price	-10% $1,657	-5% $1,590	+0% $1,524	+5% $1,457	+10% $1,391
Rent	-10% $1,215	-5% $1,370	+0% $1,524	+5% $1,678	+10% $1,832
Rate	-1.0pp $1,642	-0.5pp $1,584	base $1,524	+0.5pp $1,463	+1.0pp $1,401

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,797
1× unit	3	1	$2,106
Total (2 units)			$3,903

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $235,000 Active 50 DOM
2. 2026-06-19
   days on market $235,000 Active 48 DOM
3. 2026-06-18
   days on market $235,000 Active 47 DOM
4. 2026-06-17
   days on market $235,000 Active 46 DOM
5. 2026-06-16
   days on market $235,000 Active 45 DOM
6. 2026-06-15
   days on market $235,000 Active 44 DOM
7. 2026-06-14
   days on market $235,000 Active 42 DOM
8. 2026-06-12
   days on market $235,000 Active 41 DOM
9. 2026-06-09
   days on market $235,000 Active 38 DOM
10. 2026-06-08
    days on market $235,000 Active 37 DOM
11. 2026-06-07
    days on market $235,000 Active 36 DOM
12. 2026-06-07
    days on market $235,000 Active 35 DOM
13. 2026-06-04
    days on market $235,000 Active 32 DOM
14. 2026-06-02
    days on market $235,000 Active 31 DOM
15. 2026-06-01
    days on market $235,000 Active 30 DOM
16. 2026-05-31
    days on market $235,000 Active 29 DOM
17. 2026-05-31
    days on market $235,000 Active 28 DOM
18. 2026-05-01
    listed $235,000 Active
19. 2021-05-12
    soldstatus $120,000
20. 2021-05-07
    soldstatus $120,000 Closed 422-char remark

    Show marketing remark (422 chars)

    Well maintained Duplex for with a large first floor 3 bedroom unit with full kitchen, Dining room, and living room plus laundry room on main level. Second floor has a spacious 2 bedroom with eat-in kitchen. Yard is partially fenced and room for a garden. Just a stones throw from the famous Blue Benn Diner and Tap House for amazing food (that has to be a bonus!) Paved drive with off street parking. Great tenant history.

21. 2021-03-26
    status Pending 422-char remark

    Show marketing remark (422 chars)

    Well maintained Duplex for with a large first floor 3 bedroom unit with full kitchen, Dining room, and living room plus laundry room on main level. Second floor has a spacious 2 bedroom with eat-in kitchen. Yard is partially fenced and room for a garden. Just a stones throw from the famous Blue Benn Diner and Tap House for amazing food (that has to be a bonus!) Paved drive with off street parking. Great tenant history.

22. 2021-03-19
    listed $139,000 Active 422-char remark

    Show marketing remark (422 chars)

    Well maintained Duplex for with a large first floor 3 bedroom unit with full kitchen, Dining room, and living room plus laundry room on main level. Second floor has a spacious 2 bedroom with eat-in kitchen. Yard is partially fenced and room for a garden. Just a stones throw from the famous Blue Benn Diner and Tap House for amazing food (that has to be a bonus!) Paved drive with off street parking. Great tenant history.

23. 2014-02-04
    soldstatus $32,000

ⓘ 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: $2,751 · $229/mo
• Projected year-2 tax: $3,608 · $301/mo
• Expected delta: +$857/yr (+$71/mo · 31.1%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,836
• − Mortgage interest: −$13,164
• − Property taxes: −$2,751
• − Insurance: −$1,175
• − Repairs & maintenance: −$3,747
• − Management: −$3,747
• − Depreciation: −$6,836
• Taxable income: $15,416
• Est. tax owed @ 24.0%: −$3,700
• After-tax cash flow: $14,586/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 — Bennington

• Score: 64/100
• State rank: #63
• US rank: #14446

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bennington, VT
• County: Bennington County · 14,998 people
• City population: 14,998
• Metro: Bennington, VT
• Population (ZIP): 14,998
• Household income: $59,798
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 982.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 10% Slovak 7% Romanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 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: ▼ -60.78%
• Current HPI: 254.5149
• Rent YoY: —
• Metro: Bennington, VT
• State GDP YoY: —
• F500 in state: 0

Price history

+634.4% since first listed

6 events — show timeline

• 2026-05-01 Listed $235,000 PrimeMLS
• 2021-05-12 Sold (Public Records) $120,000 Public Records
• 2021-05-07 Sold (MLS) $120,000 PrimeMLS
• 2021-03-26 Pending — PrimeMLS
• 2021-03-19 Listed $139,000 PrimeMLS
• 2014-02-04 Sold (Public Records) $32,000 Public Records

Property tax history

-3.0%/yr

Latest (2024): $2,751 · +9.6% YoY. Source: county tax records.