188 Stratton Rd · Rutland, VT 05701

$252,000

3 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 164 Days on market

Built 1930 0.80 ac lot Est $246k · at est.

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Why this score? — see what drove the D 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 +14.6/30.0
• ARV discount +6.4/15.0
• Schools +5.0/10.0
• DSCR +4.5/10.0
• Livability +4.0/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Excellent opportunity to own a home on . 80 of an acre in the city and in close proximity to Rutland Regional Medical Center, doctor's offices and near the slopes! This home features newer cabinetry, flooring, wiring, car port, and roof! Call today for private showing!

Key facts

• Updated bungalow
• New flooring
• Recessed lighting

Tags

• UPDATED BUNGALOW
• NEW FLOORING
• FRESHLY PAINTED CABINETS
• UPGRADED HARDWARE
• RECESSED LIGHTING
• NEW WINDOWS

Property features AI

Finance

• Other: Furnishings included with sale

Exterior

• Parking: Common/shared driveway
• Utilities: Public water; Public sewer; Electric service with circuit breakers (Green Mountain Power); Oil fuel (Marcel Oil); Cable available; Telephone available; Fiber optic and high-speed internet available
• Home design: Bungalow style; White exterior
• Construction: Built in 1930; Wood frame construction; Asphalt shingle roof
• Exterior features: City lot in town; Close to shopping, public transportation, hospital, and schools; Common/shared driveway; Public road maintained

Interior

• Kitchen: Dishwasher; Exhaust hood; Microwave; Refrigerator; Electric stove
• Flooring: Laminate flooring
• Bathrooms: One full bathroom; One three-quarter bathroom
• Heating & cooling: Oil heating with baseboard units; Wall air-conditioning units
• Interior features: Five total rooms; Laminate flooring; Full basement with concrete floor and interior access

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $252k.

Deal economics

• At list price, monthly cash flow is $61 ($728/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 $206k (18.3% below list).
• Recommended offer: $206k (18.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.4% 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: commute A+, cost of living A+, health & safety A+; Watch: employment C-, crime F.
• Zoned schools: Rutland Intermediate School (math 22% / reading 32%, grade F, #151 of 192 statewide, top 82%, 493 students, 54% FRL); Rutland Middle School (math 11% / reading 22%, grade F, #26 of 26 statewide, top 100%, 254 students, 49% FRL); Rutland Senior High School (math 37% / reading 47%, grade F, #18 of 48 statewide, top 38%, 752 students, 33% FRL).
• Market conditions: 96 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $8k 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 164 days — a 12% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 24y ago; this cycle's ask has dropped $16k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; list at $252k implies a 111% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $205,759 (18.3% below list)

Questions for the listing agent

1. It's been on market 164 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.82% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.03%
• DSCR: 1.05
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $246,192
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
188 Stratton Rd	0.00mi	3/2.0	1,104 (0%)	1mo	$245,000	$222	95
8 Sargent Ave	0.49mi	3/1.5	1,152 (+4%)	2mo	$225,000	$195	66
23 Piedmont Dr	0.53mi	3/1.5	1,112 (+1%)	9mo	$270,000	$243	65
61 LaFayette St	0.57mi	3/1.5	1,188 (+8%)	18mo	$265,000	$223	44
133 Harrington Ave	0.67mi	3/1.0	960 (-13%)	7mo	$265,000	$276	41
78 Stratton Rd	0.52mi	2/1.5 (-1)	1,008 (-9%)	21mo	$300,000	$298	37
18 Jasmin Ln	0.73mi	2/1.0 (-1)	1,248 (+13%)	8mo	$231,000	$185	32

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: -14.7%
• Equity multiple: 0.47×
• Total profit: $-37,047
• Equity at exit: $37,574

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-27,597
• Equity at exit: $21,788

Cash invested: $70,560 (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: 96
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,058 medium
• Mortgage (P&I): −$1,322
• Tax from tax record: −$138 /mo · $1,659/yr
• Insurance: −$105
• HOA: −$0
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $61

Break-even live

Break-even rent $1,981

Max offer price $252,000

Occupancy floor 92%

Sensitivity live

Price	-10% $203	-5% $132	+0% $61	+5% $-11	+10% $-82
Rent	-10% $-102	-5% $-21	+0% $61	+5% $142	+10% $223
Rate	-1.0pp $188	-0.5pp $125	base $61	+0.5pp $-5	+1.0pp $-71

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: $63,000
• Closing costs: $7,560
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40 Cottage St Unit 3 Rutland, VT	2.0	2.0	1000	$2,100	$2.10	45d	1	1.25mi
57 Forest St Rutland, VT	3.0	1.0	840	$2,000	$2.38	45d	1	1.42mi

Listing history 16 events

1. 2026-04-19
   status Pending
2. 2026-03-21
   price $252,000
3. 2026-03-10
   status Active
4. 2026-02-22
   status Pending
5. 2026-01-14
   price $255,000
6. 2025-12-07
   price $263,000
7. 2025-10-19
   listed $268,000 Active
8. 2020-12-09
   soldstatus $119,600 Closed 269-char remark

   Show marketing remark (269 chars)

   Excellent opportunity to own a home on . 80 of an acre in the city and in close proximity to Rutland Regional Medical Center, doctor's offices and near the slopes! This home features newer cabinetry, flooring, wiring, car port, and roof! Call today for private showing!

9. 2020-12-09
   soldstatus $119,600

   Show marketing remark (269 chars)

   Excellent opportunity to own a home on . 80 of an acre in the city and in close proximity to Rutland Regional Medical Center, doctor's offices and near the slopes! This home features newer cabinetry, flooring, wiring, car port, and roof! Call today for private showing!

10. 2020-10-13
    historical Active with Contract 269-char remark

    Show marketing remark (269 chars)

    Excellent opportunity to own a home on . 80 of an acre in the city and in close proximity to Rutland Regional Medical Center, doctor's offices and near the slopes! This home features newer cabinetry, flooring, wiring, car port, and roof! Call today for private showing!

11. 2020-10-01
    status Active 269-char remark

    Show marketing remark (269 chars)

    Excellent opportunity to own a home on . 80 of an acre in the city and in close proximity to Rutland Regional Medical Center, doctor's offices and near the slopes! This home features newer cabinetry, flooring, wiring, car port, and roof! Call today for private showing!

12. 2020-08-24
    status Pending 269-char remark

    Show marketing remark (269 chars)

    Excellent opportunity to own a home on . 80 of an acre in the city and in close proximity to Rutland Regional Medical Center, doctor's offices and near the slopes! This home features newer cabinetry, flooring, wiring, car port, and roof! Call today for private showing!

13. 2020-08-14
    listed $125,000 Active 269-char remark

    Show marketing remark (269 chars)

    Excellent opportunity to own a home on . 80 of an acre in the city and in close proximity to Rutland Regional Medical Center, doctor's offices and near the slopes! This home features newer cabinetry, flooring, wiring, car port, and roof! Call today for private showing!

14. 2002-11-08
    soldstatus $82,625 121-char remark

    Show marketing remark (121 chars)

    COZY 2-3 BEDROOM. EASY CARE VINYL SIDING. LARGE COVERED PATIO. DEEP CITY LOT WITH GARDEN SPACE. CONVENIENT CITY LOCATION.

15. 2002-09-01
    listed $86,900 121-char remark

    Show marketing remark (121 chars)

    COZY 2-3 BEDROOM. EASY CARE VINYL SIDING. LARGE COVERED PATIO. DEEP CITY LOT WITH GARDEN SPACE. CONVENIENT CITY LOCATION.

16. 1988-06-29
    soldstatus $89,000

ⓘ 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: $1,659 · $138/mo
• Projected year-2 tax: $3,224 · $269/mo
• Expected delta: +$1,564/yr (+$130/mo · 94.3%)

ⓘ 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 ≥89°F today · 16 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: $24,691
• − Mortgage interest: −$14,116
• − Property taxes: −$1,659
• − Insurance: −$1,260
• − Repairs & maintenance: −$1,975
• − Management: −$1,975
• − Depreciation: −$7,331
• Taxable loss: −$3,626
• Est. tax savings @ 24.0%: +$870
• After-tax cash flow: $1,599/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

+183.1% since first listed

16 events — show timeline

• 2026-04-19 Pending — PrimeMLS
• 2026-03-21 Price Changed $252,000 PrimeMLS
• 2026-03-10 Relisted — PrimeMLS
• 2026-02-22 Pending — PrimeMLS
• 2026-01-14 Price Changed $255,000 PrimeMLS
• 2025-12-07 Price Changed $263,000 PrimeMLS
• 2025-10-19 Listed $268,000 PrimeMLS
• 2020-12-09 Sold (Public Records) $119,600 Public Records
• 2020-12-09 Sold (MLS) $119,600 PrimeMLS
• 2020-10-13 Contingent — PrimeMLS
• 2020-10-01 Relisted — PrimeMLS
• 2020-08-24 Pending — PrimeMLS
• 2020-08-14 Listed $125,000 PrimeMLS
• 2002-11-08 Sold (MLS) $82,625 PrimeMLS
• 2002-09-01 Listed $86,900 PrimeMLS
• 1988-06-29 Sold (Public Records) $89,000 Public Records

Property tax history

+16.3%/yr

Latest (2024): $1,659 · +6.3% YoY. Source: county tax records.