58 Crescent St · Rutland, VT 05701

$210,000

4 bd · 2.5 ba · 2,576 sqft · SingleFamily public records · 302 Days on market

Built 1880 0.39 ac lot $82/sqft · 14% below area Est $245k · 14% under ↓ 16% since listing

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Why this score? — see what drove the C 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 +17.4/30.0
• ARV discount +13.9/15.0
• DSCR +5.4/10.0
• Schools +5.0/10.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-maintained multi-family home offers charm, functionality, and great living space for both units. Unit 1 spans the first floor with 2 spacious bedrooms and a full bath, featuring a large kitchen with center island, formal dining room, and bright living room—all highlighted by beautiful hardwood floors and abundant natural light. The second floor offers bonus living space with an additional bedroom, full bath, and storage room, ideal for guests, a home office, or extra income. Enjoy the outdoors from the side and back porches, with access to a generous backyard. Basement access with washer and dryer hookups. Unit 2 features a sunny eat-in kitchen, cozy living room, one bedroom, and a full bath, also with hardwood floors throughout. Tenants pay their utilities. The landlord covers the heat—the exterior needs painting. A solid investment opportunity or a perfect setup for owner-occupancy with potential rental income!

Key facts

• Formal dining room
• Large kitchen
• Bright living room

Tags

• MULTI-FAMILY HOME
• LARGE KITCHEN
• FORMAL DINING ROOM
• BRIGHT LIVING ROOM
• HARDWOOD FLOORS
• ABUNDANT NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (6.8% below list).
• Recommended offer: $185k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 4.3% in Rutland — 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 81/100 on livability (#6 in VT, #1,410 nationally) — a professional / high-income tenant draw. Strengths: schools A+, commute A+, cost of living A+; Watch: employment C-, crime F.
• Market conditions: 97 active listings in the ZIP; 90 units permitted in Rutland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Rutland County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 302 days — a 12% lower offer ($185k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $40k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $184,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 302 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 1880 — 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 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. Crime grade is F 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?
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: 0.93% ✗
• Cap rate: 7.19%
• Cash-on-cash: 3.21%
• DSCR: 1.14
• GRM: 8.9

CMA / ARV

• ARV (median comp): $244,775
• List price: $210,000
• Delta: -14.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
38 Kendall Ave	0.22mi	4/2.0	2,482 (-4%)	8mo	$310,000	$125	75
50 Chestnut Ave	0.27mi	4/2.5	2,798 (+9%)	3mo	$300,000	$107	71
8 Kingsley Ave	0.24mi	3/3.5 (-1)	2,522 (-2%)	8mo	$320,000	$127	70
178 Grove St	0.29mi	5/3.0 (+1)	2,521 (-2%)	15mo	$270,000	$107	63
119 Pearl St	0.12mi	3/2.5 (-1)	2,890 (+12%)	10mo	$200,000	$69	60
25 Melrose Ave	0.19mi	5/2.5 (+1)	2,298 (-11%)	10mo	$230,000	$100	60
13 Crescent St	0.22mi	4/2.0	2,209 (-14%)	8mo	$225,000	$102	58
22 Woodstock Ave	0.54mi	3/1.0 (-1)	2,542 (-1%)	12mo	$66,000	$26	52
220 Church St	0.65mi	4/2.5	2,383 (-8%)	14mo	$430,000	$180	46
5 Emeritus St	0.70mi	3/2.5 (-1)	2,749 (+7%)	13mo	$460,000	$167	40
70 Litchfield Ave	0.46mi	3/1.5 (-1)	2,254 (-12%)	14mo	$475,000	$211	37
26 Woodstock Ave	0.55mi	3/2.5 (-1)	2,240 (-13%)	15mo	$245,000	$109	35

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: -11.3%
• Equity multiple: 0.59×
• Total profit: $-24,019
• Equity at exit: $31,312

10-year hold

• IRR: -2.0%
• Equity multiple: 0.86×
• Total profit: $-8,051
• Equity at exit: $18,157

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 05701

• Home prices YoY: -18.1%
• Active inventory: 97
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,957 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$200 /mo · $2,401/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $157

Break-even live

Break-even rent $1,758

Max offer price $210,000

Occupancy floor 87%

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: —

Listing history 23 events

1. 2026-06-18
   days on market $210,000 Active 302 DOM
2. 2026-06-17
   days on market $210,000 Active 301 DOM
3. 2026-06-16
   days on market $210,000 Active 300 DOM
4. 2026-06-15
   days on market $210,000 Active 299 DOM
5. 2026-06-15
   days on market $210,000 Active 298 DOM
6. 2026-06-13
   days on market $210,000 Active 297 DOM
7. 2026-06-12
   days on market $210,000 Active 296 DOM
8. 2026-06-09
   days on market $210,000 Active 293 DOM
9. 2026-06-08
   days on market $210,000 Active 292 DOM
10. 2026-06-08
    days on market $210,000 Active 291 DOM
11. 2026-06-07
    days on market $210,000 Active 290 DOM
12. 2026-06-03
    days on market $210,000 Active 287 DOM
13. 2026-06-02
    days on market $210,000 Active 286 DOM
14. 2026-06-01
    days on market $210,000 Active 285 DOM
15. 2026-05-31
    days on market $210,000 Active 284 DOM
16. 2026-02-16
    status Active 948-char remark

    Show marketing remark (948 chars)

    This well-maintained multi-family home offers charm, functionality, and great living space for both units. Unit 1 spans the first floor with 2 spacious bedrooms and a full bath, featuring a large kitchen with center island, formal dining room, and bright living room—all highlighted by beautiful hardwood floors and abundant natural light. The second floor offers bonus living space with an additional bedroom, full bath, and storage room, ideal for guests, a home office, or extra income. Enjoy the outdoors from the side and back porches, with access to a generous backyard. Basement access with washer and dryer hookups. Unit 2 features a sunny eat-in kitchen, cozy living room, one bedroom, and a full bath, also with hardwood floors throughout. Tenants pay their utilities. The landlord covers the heat—the exterior needs painting. A solid investment opportunity or a perfect setup for owner-occupancy with potential rental income!

17. 2026-02-14
    historical Active with Contract 948-char remark

    Show marketing remark (948 chars)

    This well-maintained multi-family home offers charm, functionality, and great living space for both units. Unit 1 spans the first floor with 2 spacious bedrooms and a full bath, featuring a large kitchen with center island, formal dining room, and bright living room—all highlighted by beautiful hardwood floors and abundant natural light. The second floor offers bonus living space with an additional bedroom, full bath, and storage room, ideal for guests, a home office, or extra income. Enjoy the outdoors from the side and back porches, with access to a generous backyard. Basement access with washer and dryer hookups. Unit 2 features a sunny eat-in kitchen, cozy living room, one bedroom, and a full bath, also with hardwood floors throughout. Tenants pay their utilities. The landlord covers the heat—the exterior needs painting. A solid investment opportunity or a perfect setup for owner-occupancy with potential rental income!

18. 2026-01-20
    price $210,000 948-char remark

    Show marketing remark (948 chars)

    This well-maintained multi-family home offers charm, functionality, and great living space for both units. Unit 1 spans the first floor with 2 spacious bedrooms and a full bath, featuring a large kitchen with center island, formal dining room, and bright living room—all highlighted by beautiful hardwood floors and abundant natural light. The second floor offers bonus living space with an additional bedroom, full bath, and storage room, ideal for guests, a home office, or extra income. Enjoy the outdoors from the side and back porches, with access to a generous backyard. Basement access with washer and dryer hookups. Unit 2 features a sunny eat-in kitchen, cozy living room, one bedroom, and a full bath, also with hardwood floors throughout. Tenants pay their utilities. The landlord covers the heat—the exterior needs painting. A solid investment opportunity or a perfect setup for owner-occupancy with potential rental income!

19. 2026-01-19
    status Active 948-char remark

    Show marketing remark (948 chars)

    This well-maintained multi-family home offers charm, functionality, and great living space for both units. Unit 1 spans the first floor with 2 spacious bedrooms and a full bath, featuring a large kitchen with center island, formal dining room, and bright living room—all highlighted by beautiful hardwood floors and abundant natural light. The second floor offers bonus living space with an additional bedroom, full bath, and storage room, ideal for guests, a home office, or extra income. Enjoy the outdoors from the side and back porches, with access to a generous backyard. Basement access with washer and dryer hookups. Unit 2 features a sunny eat-in kitchen, cozy living room, one bedroom, and a full bath, also with hardwood floors throughout. Tenants pay their utilities. The landlord covers the heat—the exterior needs painting. A solid investment opportunity or a perfect setup for owner-occupancy with potential rental income!

20. 2025-12-29
    historical 948-char remark

    Show marketing remark (948 chars)

    This well-maintained multi-family home offers charm, functionality, and great living space for both units. Unit 1 spans the first floor with 2 spacious bedrooms and a full bath, featuring a large kitchen with center island, formal dining room, and bright living room—all highlighted by beautiful hardwood floors and abundant natural light. The second floor offers bonus living space with an additional bedroom, full bath, and storage room, ideal for guests, a home office, or extra income. Enjoy the outdoors from the side and back porches, with access to a generous backyard. Basement access with washer and dryer hookups. Unit 2 features a sunny eat-in kitchen, cozy living room, one bedroom, and a full bath, also with hardwood floors throughout. Tenants pay their utilities. The landlord covers the heat—the exterior needs painting. A solid investment opportunity or a perfect setup for owner-occupancy with potential rental income!

21. 2025-12-13
    price $220,000 948-char remark

    Show marketing remark (948 chars)

    This well-maintained multi-family home offers charm, functionality, and great living space for both units. Unit 1 spans the first floor with 2 spacious bedrooms and a full bath, featuring a large kitchen with center island, formal dining room, and bright living room—all highlighted by beautiful hardwood floors and abundant natural light. The second floor offers bonus living space with an additional bedroom, full bath, and storage room, ideal for guests, a home office, or extra income. Enjoy the outdoors from the side and back porches, with access to a generous backyard. Basement access with washer and dryer hookups. Unit 2 features a sunny eat-in kitchen, cozy living room, one bedroom, and a full bath, also with hardwood floors throughout. Tenants pay their utilities. The landlord covers the heat—the exterior needs painting. A solid investment opportunity or a perfect setup for owner-occupancy with potential rental income!

22. 2025-10-25
    price $245,000 948-char remark

    Show marketing remark (948 chars)

    This well-maintained multi-family home offers charm, functionality, and great living space for both units. Unit 1 spans the first floor with 2 spacious bedrooms and a full bath, featuring a large kitchen with center island, formal dining room, and bright living room—all highlighted by beautiful hardwood floors and abundant natural light. The second floor offers bonus living space with an additional bedroom, full bath, and storage room, ideal for guests, a home office, or extra income. Enjoy the outdoors from the side and back porches, with access to a generous backyard. Basement access with washer and dryer hookups. Unit 2 features a sunny eat-in kitchen, cozy living room, one bedroom, and a full bath, also with hardwood floors throughout. Tenants pay their utilities. The landlord covers the heat—the exterior needs painting. A solid investment opportunity or a perfect setup for owner-occupancy with potential rental income!

23. 2025-07-29
    listed $250,000 Active 948-char remark

    Show marketing remark (948 chars)

    This well-maintained multi-family home offers charm, functionality, and great living space for both units. Unit 1 spans the first floor with 2 spacious bedrooms and a full bath, featuring a large kitchen with center island, formal dining room, and bright living room—all highlighted by beautiful hardwood floors and abundant natural light. The second floor offers bonus living space with an additional bedroom, full bath, and storage room, ideal for guests, a home office, or extra income. Enjoy the outdoors from the side and back porches, with access to a generous backyard. Basement access with washer and dryer hookups. Unit 2 features a sunny eat-in kitchen, cozy living room, one bedroom, and a full bath, also with hardwood floors throughout. Tenants pay their utilities. The landlord covers the heat—the exterior needs painting. A solid investment opportunity or a perfect setup for owner-occupancy with potential rental income!

ⓘ 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: $2,401 · $200/mo
• Projected year-2 tax: $3,196 · $266/mo
• Expected delta: +$794/yr (+$66/mo · 33.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,486
• − Mortgage interest: −$11,763
• − Property taxes: −$2,401
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,879
• − Management: −$1,879
• − Depreciation: −$6,109
• Taxable loss: −$1,595
• Est. tax savings @ 24.0%: +$383
• After-tax cash flow: $2,270/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 — Rutland

• Score: 81/100
• State rank: #6
• US rank: #1410

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rutland, VT
• Population (ZIP): 20,142

Population outlook (Rutland County) Hauer SSP2

• Today (2025): 55,307 people
• By 2030: 52,364 · -5.3%
• By 2040: 45,751 · -17.3%
• By 2050: 39,627 · -28.4%
• By 2075: 29,080 · -47.4%
• By 2100: 20,673 · -62.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 14% Romanian 6% Slovak 3%
• Foreign-born: 2% · Canada
• Languages at home: 94% English-only · Spanish 3% French/Haitian/Cajun 1% Other Asian/Pacific 1%

Political lean MEDSL · Rutland

• 2024 margin: Lean D (+5.3) · D 51.3% · R 46.0% · Other 2.7%
• 2008→2024 swing: -19.3pp toward R · 2008: 24.6pp · 2024: 5.3pp
• All cycles: 2024: D+5.3 2020: D+10.5 2016: D+4.2 2012: D+22.0 2008: D+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -63.90%
• Current HPI: 288.4214
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-16.0% since first listed

8 events — show timeline

• 2026-02-16 Relisted — PrimeMLS
• 2026-02-14 Contingent — PrimeMLS
• 2026-01-20 Price Changed $210,000 PrimeMLS
• 2026-01-19 Relisted — PrimeMLS
• 2025-12-29 Delisted — PrimeMLS
• 2025-12-13 Price Changed $220,000 PrimeMLS
• 2025-10-25 Price Changed $245,000 PrimeMLS
• 2025-07-29 Listed $250,000 PrimeMLS

Property tax history

+17.2%/yr

Latest (2024): $2,401 · +10.7% YoY. Source: county tax records.