1675 Route 9 · Chimney Hill, VT 05363

$159,000

2 bd · 1.0 ba · 760 sqft · SingleFamily · 436 Days on market

Built 1951 0.80 ac lot

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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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• Appreciation +6.3/10.0
• 1% rule +6.1/10.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Convenient to Snowmobile Trails and National Forest, this 5 room cabin sits on . 8 acres down off the main road. Owner has used as a vacation property in all seasons. Woodburning stove, fireplace, storage shed. Well & Septic. Adjoining 3/4 acre lot available - see MLS# 4036606.

Key facts

• Wood stove
• Private back deck
• Outdoor shower

Tags

• WOOD STOVE
• OUTDOOR SHOWER
• PRIVATE BACK DECK
• CONCRETE BLOCK FOUNDATION

Property features AI

Exterior

• Utilities: Drilled well; Private sewer; Circuit breaker electrical service; High-speed internet available; Telephone available
• Home design: Detached residence; Existing construction; Built in 1951
• Construction: Wood frame construction; Shingle roof
• Exterior features: Sloping, wooded lot; Gravel driveway; Paved road frontage (approximately 200 ft)

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Pellet stove; Wood stove; Wood heating; Electric baseboard heat
• Interior features: 5 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $159k).
• Recommended offer: $140k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Market conditions: 65 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 $5k of equity ($1k loan paydown + $4k appreciation (2.6% 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 (2.6% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 436 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y ago; this cycle's ask has dropped $30k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $63k; list at $159k implies a 152% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $139,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 436 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 1951 — 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. 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.
6. 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.
7. 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: 8.86%
• Cash-on-cash: 9.15%
• DSCR: 1.41
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.65% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.2%
• Equity multiple: 1.85×
• Total profit: $37,887
• Equity at exit: $68,420

10-year hold

• IRR: 17.2%
• Equity multiple: 3.43×
• Total profit: $108,229
• Equity at exit: $103,113

Cash invested: $44,520 (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 05363

• Home prices YoY: 0.7%
• Active inventory: 65
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,759 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$150 /mo · $1,801/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $340

Break-even live

Break-even rent $1,329

Max offer price $159,000

Occupancy floor 76%

Sensitivity live

Price	-10% $430	-5% $385	+0% $340	+5% $295	+10% $250
Rent	-10% $201	-5% $270	+0% $340	+5% $409	+10% $479
Rate	-1.0pp $420	-0.5pp $380	base $340	+0.5pp $298	+1.0pp $256

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-19
   days on market $159,000 Active 436 DOM
2. 2026-06-18
   days on market $159,000 Active 435 DOM
3. 2026-06-17
   days on market $159,000 Active 434 DOM
4. 2026-06-16
   days on market $159,000 Active 433 DOM
5. 2026-06-15
   days on market $159,000 Active 432 DOM
6. 2026-06-14
   days on market $159,000 Active 430 DOM
7. 2026-06-12
   days on market $159,000 Active 429 DOM
8. 2026-06-09
   days on market $159,000 Active 426 DOM
9. 2026-06-08
   days on market $159,000 Active 425 DOM
10. 2026-06-07
    days on market $159,000 Active 424 DOM
11. 2026-06-04
    days on market $159,000 Active 420 DOM
12. 2026-06-02
    days on market $159,000 Active 419 DOM
13. 2026-06-01
    days on market $159,000 Active 418 DOM
14. 2026-05-31
    days on market $159,000 Active 417 DOM
15. 2026-05-31
    days on market $159,000 Active 416 DOM
16. 2026-05-15
    price $159,000
17. 2026-05-15
    status Active
18. 2025-09-11
    historical
19. 2025-08-04
    status Active
20. 2025-07-29
    historical
21. 2025-07-25
    status Active
22. 2025-07-11
    historical Active with Contract
23. 2024-11-25
    price $179,000
24. 2024-11-17
    status Active
25. 2024-10-30
    historical Active with Contract
26. 2024-08-20
    status Active
27. 2024-08-07
    historical Active with Contract
28. 2024-07-30
    listed $189,000 Active
29. 2012-06-15
    soldstatus $63,000
30. 2012-06-08
    soldstatus $63,000 284-char remark

    Show marketing remark (284 chars)

    Convenient to Snowmobile Trails and National Forest, this 5 room cabin sits on . 8 acres down off the main road. Owner has used as a vacation property in all seasons. Woodburning stove, fireplace, storage shed. Well & Septic. Adjoining 3/4 acre lot available - see MLS# 4036606.

31. 2012-03-28
    listed $69,000 284-char remark

    Show marketing remark (284 chars)

    Convenient to Snowmobile Trails and National Forest, this 5 room cabin sits on . 8 acres down off the main road. Owner has used as a vacation property in all seasons. Woodburning stove, fireplace, storage shed. Well & Septic. Adjoining 3/4 acre lot available - see MLS# 4036606.

ⓘ 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: $1,801 · $150/mo
• Projected year-2 tax: $2,411 · $201/mo
• Expected delta: +$610/yr (+$51/mo · 33.9%)

ⓘ 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 1/10 Low 7 d/yr ≥83°F today · 16 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: $21,109
• − Mortgage interest: −$8,906
• − Property taxes: −$1,801
• − Insurance: −$795
• − Repairs & maintenance: −$1,689
• − Management: −$1,689
• − Depreciation: −$4,625
• Taxable income: $1,604
• Est. tax owed @ 24.0%: −$385
• After-tax cash flow: $3,690/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 — Chimney Hill

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• City population: 2,008
• Population (ZIP): 2,008

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 (89%)
• Race & ethnicity: White 89% Hispanic / Latino 6% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Lithuanian 4% Iranian 4% Slovak 4%
• Foreign-born: 8% · Canada, Philippines
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 2% Other Asian/Pacific 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: ▲ 2.65%
• Current HPI: 362.8468
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+130.4% since first listed

16 events — show timeline

• 2026-05-15 Price Changed $159,000 PrimeMLS
• 2026-05-15 Relisted — PrimeMLS
• 2025-09-11 Delisted — PrimeMLS
• 2025-08-04 Relisted — PrimeMLS
• 2025-07-29 Delisted — PrimeMLS
• 2025-07-25 Relisted — PrimeMLS
• 2025-07-11 Contingent — PrimeMLS
• 2024-11-25 Price Changed $179,000 PrimeMLS
• 2024-11-17 Relisted — PrimeMLS
• 2024-10-30 Contingent — PrimeMLS
• 2024-08-20 Relisted — PrimeMLS
• 2024-08-07 Contingent — PrimeMLS
• 2024-07-30 Listed $189,000 PrimeMLS
• 2012-06-15 Sold (Public Records) $63,000 Public Records
• 2012-06-08 Sold (MLS) $63,000 PrimeMLS
• 2012-03-28 Listed $69,000 PrimeMLS

Property tax history

+3.5%/yr

Latest (2024): $1,801 · -16.6% YoY. Source: county tax records.