608 E Main St · Newport, VT 05855

$300,000

6 bd · 2.5 ba · 2,688 sqft · MultiFamily public records · 19 Days on market

Built 1880 0.32 ac lot

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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 +16.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.2/10.0
• Schools +5.0/10.0
• 1% rule +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Many original features make this duplex a super opportunity to have a beautiful home help w/ the mortgage. Hardwood floors, wood fireplace, nice back yard. 2 units w/ 2 bedrooms, full basement with walkout. Nice glassed in porches front farmers porch.

Key facts

• Tin ceilings
• Updated duplex
• Brand new roof

Tags

• UPDATED DUPLEX
• SCREENED IN BACK PORCH
• HW REFINISHED FLOORS
• TIN CEILINGS
• ORIGINAL WOODWORK
• BRAND NEW ROOF

Property features AI

Finance

• Financial info: Property configured as a 2-unit building with annual unit lease terms

Exterior

• Parking: Crushed stone driveway
• Utilities: Public sewer; Public water; 100 Amp electric service; Cable service available; High-speed internet at site; Gas available as LP/Bottle (propane); Local electric company: VEC; Fuel service by Bourne's
• Home design: Colonial duplex; Existing construction
• Construction: Built in 1880; Aluminum siding; Asphalt shingle roof; Foundation details not specified
• Exterior features: Landscaped lot; Open lot with sidewalks; Trail or near trail access; In town location near shopping, hospital, school(s), country club and golf course; Near paths

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Two 3-bedroom units
• Bathrooms: Each unit has 2 bathrooms
• Heating & cooling: Propane heating; Baseboard heating; Hot water heating; No central cooling listed
• Interior features: Basement present with interior access; Basement houses apartments and is unfinished with full basement and interior stairs; Porch and screened porch; Deck; Ceiling fan; Carbon monoxide detector; Smoke detector
• Laundry & utility: Washer and Dryer included

What this means for you Summary

Snapshot

• This is a 2 × 3.0-bed/1.5-bath units multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $195 ($2k/yr) — positive. Per door: $97/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (13.6% below list).
• Recommended offer: $259k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 2.2% in Newport — 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 59/100 on livability (#99 in VT) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: employment C-, crime F, amenities F.
• Zoned schools: Newport City Elementary School (math 32% / reading 32%, grade F, #129 of 192 statewide, top 70%, 313 students, 71% FRL).
• Market conditions: 47 active listings in the ZIP; 157 units permitted in Orleans County in 2024 (107 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Orleans County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y 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 $125k; list at $300k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $259,200 (13.6% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 0.86% ✗
• Cap rate: 7.07%
• Cash-on-cash: 2.78%
• DSCR: 1.12
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $166,656
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
235 Sias Ave	0.26mi	5/2.0 (-1)	2,432 (-10%)	18mo	$150,000	$62	50

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.3%
• Equity multiple: 3.09×
• Total profit: $175,703
• Equity at exit: $270,264

10-year hold

• IRR: 23.0%
• Equity multiple: 7.04×
• Total profit: $507,464
• Equity at exit: $582,834

Cash invested: $84,000 (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 05855

• Home prices YoY: 8.7%
• Active inventory: 47
• Price-to-rent: 19.3×

Monthly cashflow live

• Estimated rent: $2,592 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$155 /mo · $1,855/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $195

Break-even live

Break-even rent $2,345

Max offer price $300,000

Occupancy floor 87%

Sensitivity live

Price	-10% $365	-5% $280	+0% $195	+5% $110	+10% $25
Rent	-10% $-10	-5% $92	+0% $195	+5% $297	+10% $400
Rate	-1.0pp $346	-0.5pp $271	base $195	+0.5pp $117	+1.0pp $38

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

Units	Beds	Baths	Est. rent
▸ 2× units	3.0	1.5	$2,592
Total (2 units)			$2,592

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $300,000 Active 19 DOM
2. 2026-06-18
   days on market $300,000 Active 17 DOM
3. 2026-06-17
   days on market $300,000 Active 16 DOM
4. 2026-06-16
   days on market $300,000 Active 15 DOM
5. 2026-06-15
   days on market $300,000 Active 14 DOM
6. 2026-06-15
   days on market $300,000 Active 13 DOM
7. 2026-06-13
   days on market $300,000 Active 12 DOM
8. 2026-06-12
   days on market $300,000 Active 11 DOM
9. 2026-06-09
   days on market $300,000 Active 8 DOM
10. 2026-06-08
    days on market $300,000 Active 7 DOM
11. 2026-06-08
    days on market $300,000 Active 6 DOM
12. 2026-06-07
    days on market $300,000 Active 5 DOM
13. 2026-06-05
    days on market $300,000 Active 4 DOM
14. 2026-06-03
    days on market $300,000 Active 2 DOM
15. 2026-06-01
    remarks 693-char remark
16. 2026-06-01
    listed $300,000 Active 1 DOM

ⓘ 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: $1,855 · $155/mo
• Projected year-2 tax: $3,778 · $315/mo
• Expected delta: +$1,922/yr (+$160/mo · 103.6%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $31,104
• − Mortgage interest: −$16,805
• − Property taxes: −$1,855
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,488
• − Management: −$2,488
• − Depreciation: −$8,727
• Taxable loss: −$2,760
• Est. tax savings @ 24.0%: +$662
• After-tax cash flow: $3,001/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 — Newport

• Score: 59/100
• State rank: #99
• US rank: #20247

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newport, VT
• Population (ZIP): 7,576

Population outlook (Orleans County) Hauer SSP2

• Today (2025): 26,222 people
• By 2030: 25,399 · -3.1%
• By 2040: 23,350 · -11.0%
• By 2050: 21,232 · -19.0%
• By 2075: 16,543 · -36.9%
• By 2100: 11,566 · -55.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Black 2%
• Common ancestry: Lithuanian 5% Slovak 4% Romanian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 95% English-only · French/Haitian/Cajun 2% German/W. Germanic 1% Chinese 1%

Political lean MEDSL · Orleans

• 2024 margin: Toss-up / Even · D 47.8% · R 49.4% · Other 2.8%
• 2008→2024 swing: -29.1pp toward R · 2008: 27.5pp · 2024: -1.6pp
• All cycles: 2024: R+1.6 2020: D+4.5 2016: D+0.2 2012: D+24.2 2008: D+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.71%
• Current HPI: 297.9538
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+233.3% since first listed

7 events — show timeline

• 2026-06-01 Listed $300,000 PrimeMLS
• 2006-09-22 Sold (Public Records) $125,000 Public Records
• 2006-09-20 Sold (MLS) $125,000 PrimeMLS
• 2006-08-18 Delisted — PrimeMLS
• 2006-05-11 Listed $149,000 PrimeMLS
• 2004-11-23 Sold (Public Records) $115,000 Public Records
• 2004-09-07 Sold (Public Records) $90,000 Public Records

Property tax history

+17.1%/yr

Latest (2024): $1,855 · +8.7% YoY. Source: county tax records.