90 Mt Vernon St · St. Johnsbury, VT 05819

$56,000

8 bd · 2.0 ba · 2,536 sqft · SingleFamily public records · 80 Days on market

Built 1900 0.65 ac lot ↓ 23% since listing

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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 +7.5/15.0
• Schools +5.0/10.0
• Appreciation +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Total rehab is needed on this 2 unit St Johnsbury property but the price is right and renovation funding is available through The Vermont Housing Improvement Program (VHIP). This funding is to renovate vacant, code-deficient, or underutilized rental housing. It offers 5- or 10-year forgivable loans, typically up to $50,000 per unit, to bring units up to code and increase affordable housing. Property is lender-owned, is being sold “as-is”, and seller makes no representations or warranties.

Key facts

• 0.65 acre lot
• Built 1900
• Listed 79 days

Property features AI

Finance

• Financial info: Property is foreclosed/bank-owned/REO

Exterior

• Parking: Gravel driveway
• Utilities: Public water; Public sewer; Electric service with circuit breaker(s); Phone service; Cable internet available
• Home design: Cape-style building; Existing structure; White exterior color; Two-unit (multi-family) property
• Construction: Wood frame construction; Metal roof; Built in 1900
• Exterior features: Sloping lot; Gravel driveway; Paved public road frontage with approximately 150' of frontage; Parking behind the property

Interior

• Bedrooms: Two units, each with four bedrooms
• Bathrooms: Two full bathrooms total (one full bath per unit)
• Heating & cooling: Oil heating; No central air
• Interior features: Finished living space totaling 2,536; Basement with walkout access; Concrete basement

What this means for you Summary

Snapshot

• This is a 8-bed/2.0-bath single-family listed at $56k.

Deal economics

• At list price, monthly cash flow is $790 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $56k).
• Recommended offer: $53k (6.0% below list) — sets the bar for market timing.
• Cap rate 24.4% vs local median 3.4% in St. Johnsbury — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Zoned schools: St. Johnsbury School (math 19% / reading 37%, grade F, #149 of 192 statewide, top 78%, 702 students, 52% FRL).
• Market conditions: 66 active listings in the ZIP; 112 units permitted in Caledonia County in 2024 (15 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.4%/yr); year-one equity from $387 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Caledonia County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.4% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $33k (37%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,640 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 2.89% ✓
• Cap rate: 24.41%
• Cash-on-cash: 64.72%
• DSCR: 3.88
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 59.9%
• Equity multiple: 3.73×
• Total profit: $42,729
• Equity at exit: $9,830

10-year hold

• IRR: 64.1%
• Equity multiple: 7.61×
• Total profit: $103,579
• Equity at exit: $7,423

Cash invested: $15,680 (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 05819

• Home prices YoY: -0.8%
• Active inventory: 66
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,620 medium
• Mortgage (P&I): −$294
• Tax from tax record: −$117 /mo · $1,404/yr
• Insurance: −$23
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $790

Break-even live

Break-even rent $620

Max offer price $56,000

Occupancy floor 46%

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: $14,000
• Closing costs: $1,680
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $56,000 Active 80 DOM
2. 2026-06-17
   days on market $56,000 Active 79 DOM
3. 2026-06-16
   days on market $56,000 Active 78 DOM
4. 2026-06-15
   days on market $56,000 Active 77 DOM
5. 2026-06-15
   days on market $56,000 Active 76 DOM
6. 2026-06-13
   days on market $56,000 Active 75 DOM
7. 2026-06-12
   days on market $56,000 Active 74 DOM
8. 2026-06-09
   days on market $56,000 Active 71 DOM
9. 2026-06-08
   days on market $56,000 Active 70 DOM
10. 2026-06-08
    days on market $56,000 Active 69 DOM
11. 2026-06-07
    days on market $56,000 Active 68 DOM
12. 2026-06-03
    days on market $56,000 Active 65 DOM
13. 2026-06-02
    days on market $56,000 Active 64 DOM
14. 2026-06-01
    days on market $56,000 Active 63 DOM
15. 2026-05-31
    days on market $56,000 Active 62 DOM
16. 2026-05-09
    price $56,000
17. 2026-03-30
    listed $89,200 Active
18. 2026-02-06
    price $93,800
19. 2026-01-05
    price $98,700
20. 2025-12-03
    price $103,800
21. 2025-10-31
    price $109,200
22. 2025-10-01
    price $114,900
23. 2025-08-28
    price $120,900
24. 2023-11-23
    price $74,500
25. 2023-08-20
    price $85,000
26. 2006-10-02
    soldstatus $71,550
27. 2006-09-27
    soldstatus $71,550
28. 2006-08-02
    listed $72,900

ⓘ 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: $1,404 · $117/mo
• Projected year-2 tax: $1,404 · $117/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $19,439
• − Mortgage interest: −$3,137
• − Property taxes: −$1,404
• − Insurance: −$946
• − Repairs & maintenance: −$1,555
• − Management: −$1,555
• − Depreciation: −$1,629
• Taxable income: $9,212
• Est. tax owed @ 24.0%: −$2,211
• After-tax cash flow: $7,271/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 — St. Johnsbury

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

Census & demographics

• Census place: St. Johnsbury, VT
• Population (ZIP): 9,323

Population outlook (Caledonia County) Hauer SSP2

• Today (2025): 29,828 people
• By 2030: 28,820 · -3.4%
• By 2040: 26,262 · -12.0%
• By 2050: 23,780 · -20.3%
• By 2075: 18,516 · -37.9%
• By 2100: 13,647 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 11% Slovak 6% Serbian 3%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · French/Haitian/Cajun 3% Other Asian/Pacific 2% Spanish 1%

Political lean MEDSL · Caledonia

• 2024 margin: D (+12.4) · D 54.5% · R 42.0% · Other 3.5%
• 2008→2024 swing: -10.8pp toward R · 2008: 23.3pp · 2024: 12.4pp
• All cycles: 2024: D+12.4 2020: D+15.2 2016: D+7.0 2012: D+22.9 2008: D+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.41%
• Current HPI: 291.8894
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-23.2% since first listed

13 events — show timeline

• 2026-05-09 Price Changed $56,000 PrimeMLS
• 2026-03-30 Listed $89,200 PrimeMLS
• 2026-02-06 Price Changed $93,800 PrimeMLS
• 2026-01-05 Price Changed $98,700 PrimeMLS
• 2025-12-03 Price Changed $103,800 PrimeMLS
• 2025-10-31 Price Changed $109,200 PrimeMLS
• 2025-10-01 Price Changed $114,900 PrimeMLS
• 2025-08-28 Price Changed $120,900 PrimeMLS
• 2023-11-23 Price Changed $74,500 PrimeMLS
• 2023-08-20 Price Changed $85,000 PrimeMLS
• 2006-10-02 Sold (Public Records) $71,550 Public Records
• 2006-09-27 Sold (MLS) $71,550 PrimeMLS
• 2006-08-02 Listed $72,900 PrimeMLS

Property tax history

-7.5%/yr

Latest (2024): $1,404 · +18.7% YoY. Source: county tax records.