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47-49 Greene St Duplex
C Composite 55.41
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 +18.7/30.0
  • ARV discount +12.5/15.0
  • DSCR +5.9/10.0
  • 1% rule +5.0/10.0
  • Schools +4.4/10.0
  • Livability +3.7/5.0
  • Condition / age +2.8/5.0
  • Rent growth +2.5/5.0
  • Appreciation +0.0/10.0

$599,900

47-49 Greene St · Burlington, VT 05401
6 bd · 2.0 ba · 1,976 sqft · MultiFamily · 145 Days on market
Built 1899 Average condition 3,484 sqft lot $304/sqft · 11% below area Est $675k · 11% under

🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Multi-family units

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

Listing remarks

Don’t miss this charming duplex in the heart of Burlington, offering an excellent opportunity for both owner-occupants and investors. Each unit features three bedrooms, one full bath, and separate utilities for added convenience. The first-floor unit is vacant and ready for immediate occupancy, showcasing a welcoming front porch, beautiful hardwood floors, classic French doors, and direct access to the basement. The second-floor unit offers hardwood floors, three spacious bedrooms, one full bath, and a private back porch, and is currently leased through the end of July.

Key facts

  • Classic french doors
  • Private back porch
  • Charming duplex

Tags

CHARMING DUPLEXWELCOMING FRONT PORCHHARDWOOD FLOORSCLASSIC FRENCH DOORSDIRECT ACCESS TO BASEMENTPRIVATE BACK PORCH

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 2 × 3-bed/1.0-bath units multifamily listed at $600k. Condition is rated average.

Deal economics

  • At list price, monthly cash flow is $594 ($7k/yr) — positive. Per door: $297/mo.
  • The deal already cash-flows at list — no discount required.
  • Meets the 1% rule at list price ($6k rent vs $600k).
  • Recommended offer: $528k (12.0% below list) — sets the bar for market timing.
  • Cap rate 7.5% vs local median 3.4% in Burlington — 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 74/100 on livability (#19 in VT, #4,619 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, employment B; Watch: cost of living D, crime F, amenities F.
  • Zoned schools: Edmunds Elementary School (math 42% / reading 57%, grade D, #50 of 192 statewide, top 32%, 228 students, 53% FRL); Lyman C. Hunt Middle School (math 34% / reading 47%, grade F, #13 of 26 statewide, top 52%, 337 students, 49% FRL); Burlington High School (math 42% / reading 57%, grade D, #8 of 48 statewide, top 15%, 987 students, 48% FRL).
  • Market conditions: 237 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 898 units permitted in Chittenden County in 2024 (554 in 5+ unit buildings).
  • At $3,000/mo per unit this rent would consume 55% of the median local household income ($66k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

  • Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.
  • Chittenden County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

  • It's been on market 145 days — a 12% lower offer ($528k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

  • Watch-outs: built in 1899 — expect roof / HVAC / electrical / plumbing capex.
Recommended offer $527,912 (12.0% below list)

Questions for the listing agent

  1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
  2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
  3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
  4. Built in 1899 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
  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. Schools are B-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?
  8. 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?
  9. 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.
  10. 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.
  11. 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
1.00% ✓
Cap rate
7.48%
Cash-on-cash
4.25%
DSCR
1.19
GRM
8.3

CMA / ARV

ARV (median comp)
$674,695
List price
$599,900
Delta
-11.09%
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
65-67 N Willard St 0.09mi 5/2.0 (-1) 1,964 (-1%) 15mo $730,000 $372 77
11 Grant St 0.26mi 5/2.0 (-1) 1,980 (+0%) 17mo $610,000 $308 68
9 Hyde St 0.22mi 6/2.0 2,171 (+10%) 18mo $472,000 $217 59
94 Park St 0.56mi 5/2.0 (-1) 1,848 (-6%) 4mo $700,000 $379 55
174-176 Intervale Ave 0.49mi 5/2.0 (-1) 1,904 (-4%) 16mo $520,000 $273 53
75 Archibald St 0.41mi 5/1.0 (-1) 1,884 (-5%) 14mo $461,000 $245 52
50 Bright St 0.49mi 6/2.0 2,105 (+6%) 17mo $701,097 $333 52
148-150 Park St 0.58mi 6/2.0 1,844 (-7%) 13mo $505,000 $274 51
442 North St 0.30mi 5/4.0 (-1) 2,047 (+4%) 21mo $735,000 $359 50
215 Elmwood Ave 0.44mi 5/2.0 (-1) 2,186 (+11%) 9mo $615,000 $281 49
38 Sherman St 0.59mi 5/5.0 (-1) 2,102 (+6%) 10mo $710,000 $338 37
89 Pitkin St 0.72mi 5/2.0 (-1) 2,100 (+6%) 18mo $695,000 $331 36

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
-9.6%
Equity multiple
0.65×
Total profit
$-59,272
Equity at exit
$89,447
10-year hold
IRR
-0.2%
Equity multiple
0.99×
Total profit
$-2,512
Equity at exit
$51,868

Cash invested: $167,972 (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.
Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
9 active · 3 under contract
Months of supply
27.0 mo (4%/mo absorbed)
Median asking
$635,000 ($319/sqft)
Median days on market
108 d
This list price
44% of active listings are priced below it
ARV vs active asking
+6.9% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 05401

Active inventory
237
Price-to-rent
16.7×

Monthly cashflow live

Estimated rent
$6,000 medium interval (Pro) →
Mortgage (P&I)
−$3,146
Tax est. 1.5%
−$750 /mo · $8,998/yr
Insurance
−$250
HOA
−$0
Vacancy / Maint / Mgmt
−$1,260
Net cashflow
$594

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

UnitsBedsBathsEst. rent
Total (2 units) $6,000

Break-even live

Break-even rent $5,248
Max offer price $599,900
Occupancy floor 85%

Sensitivity live

Price -10% $1,009 -5% $802 +0% $594 +5% $387 +10% $180
Rent -10% $120 -5% $357 +0% $594 +5% $831 +10% $1,068
Rate -1.0pp $896 -0.5pp $747 base $594 +0.5pp $439 +1.0pp $281

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
$149,975
Closing costs
$17,997
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Rent comps 40 comps

AddressBedsBaths SqftRent$/sqft DOM Units Dist
52 Isham St Unit 2 Burlington, VT 3.0 1.0 1065 $3,050 $2.86 184d 1 0.09mi
42 N Willard St Unit 3 Burlington, VT 2.0 1.0 900 $2,200 $2.44 41d 1 0.12mi
8 S Union St Unit 1 Burlington, VT 2.0 1.0 1100 $2,100 $1.91 162d 1 0.13mi
37 S Willard St Burlington, VT 3.0 1.0 900 $2,625 $2.92 184d 1 0.19mi
372-374 North St Burlington, VT 3.0 1.0 1080 $2,880 $2.67 184d 1 0.23mi
66 Hungerford Ter Burlington, VT 4.0–6.0 2.0 1750 $4,800 $2.74 2d 2 0.24mi
21 Hyde St Unit 1 Burlington, VT 4.0 1.0 1181 $2,800 $2.37 50d 1 0.25mi
21 Hyde St Unit 2 Burlington, VT 3.0 1.0 1163 $2,400 $2.06 50d 1 0.25mi
166 N Winooski Ave Unit 2 Burlington, VT 3.0 1.0 856 $2,600 $3.04 50d 1 0.26mi
105 S Union St Burlington, VT 1.0–4.0 1.0–2.0 849 $3,867 $4.55 10d 1 0.31mi
58-60 Intervale Ave Burlington, VT 3.0 1.0 1368 $2,400 $1.75 10d 1 0.36mi
95 Hyde St Unit 2 Burlington, VT 2.0 1.0 1044 $1,975 $1.89 6d 1 0.37mi
288 Main St Burlington, VT 2.0 1.0 712 $2,000 $2.81 184d 1 0.39mi
403 College St Burlington, VT 3.0 2.0 1500 $3,750 $2.50 50d 1 0.39mi
403 College St Burlington, VT 3.0 2.0 1500 $3,750 $2.50 1d 1 0.39mi
45 Saint Paul St Burlington, VT 3.0 2.0 860 $4,000 $4.65 10d 1 0.39mi
45 Saint Paul St Burlington, VT 4.0 1.0–2.0 520 $4,325 $8.32 1d 1 0.39mi
233-235 N Willard St Unit 3 Burlington, VT 2.0 1.0 1000 $1,550 $1.55 6d 1 0.39mi
48 Monroe St Unit 1 Burlington, VT 2.0 1.0 1196 $2,400 $2.01 162d 1 0.44mi
77 Pine St Burlington, VT 2.0 1.0 767 $2,850 $3.71 0d 5 0.46mi
237 Elmwood Ave Unit 1 Burlington, VT 2.0 1.0 750 $1,825 $2.43 1d 1 0.47mi
32 Rose St Unit 1 Burlington, VT 3.0 1.0 1500 $2,000 $1.33 6d 1 0.48mi
358-360 N Winooski Ave Unit 3 Burlington, VT 2.0 1.0 800 $1,875 $2.34 37d 1 0.50mi
123 N Champlain St Apt 4 Burlington, VT 2.0 1.0 850 $2,600 $3.06 10d 1 0.52mi
123 N Champlain St Apt 4 Burlington, VT 2.0 1.0 850 $2,600 $3.06 21d 1 0.52mi
123 N Champlain St Unit 2 Burlington, VT 2.0 1.0 850 $2,100 $2.47 10d 1 0.52mi
194 Jackson Ct Apt 370D Burlington, VT 2.0 1.0 813 $2,100 $2.58 50d 1 0.53mi
131 Main St Burlington, VT 1.0–2.0 1.0–1.5 685 $2,500 $3.65 162d 1 0.53mi
87 North St Apt 1 Burlington, VT 2.0 1.0 800 $2,200 $2.75 50d 1 0.56mi
40 College St Apt 206 Burlington, VT 2.0 2.0 1495 $3,950 $2.64 10d 1 0.58mi
40 College St Burlington, VT 2.0–3.0 2.0 1422 $4,200 $2.95 49d 2 0.59mi
93 Walnut St #5 Burlington, VT 3.0 1.0 950 $3,000 $3.16 184d 1 0.60mi
93 Walnut St #5 Burlington, VT 3.0 1.0 950 $3,000 $3.16 1d 1 0.60mi
170 Park St Burlington, VT 3.0 1.0 896 $2,900 $3.24 184d 1 0.60mi
237 Maple St Unit 5 Burlington, VT 2.0 1.0 751 $2,100 $2.80 6d 1 0.60mi
237 Maple St Unit 3 Burlington, VT 2.0 1.0 751 $2,100 $2.80 50d 1 0.60mi
372 Hildred Dr #372 Burlington, VT 2.0 1.0 820 $2,100 $2.56 25d 1 0.69mi
372 Hildred Dr #372 Burlington, VT 2.0 1.0 820 $2,100 $2.56 16d 1 0.69mi
24 North St Unit 3C Burlington, VT 4.0 1.0 1086 $2,570 $2.37 10d 1 0.69mi
267 Hildred Dr Burlington, VT 2.0 1.0 820 $2,450 $2.99 10d 1 0.72mi

Property features AI

Finance

Other
Property has deed and disclosure documents available
Financial info
Operating expenses include insurance, trash, and water/sewer

Exterior

Parking
Driveway (other type indicated)
Utilities
Public waterPublic sewerElectric service with circuit breaker panelCable internet available; cable company: ChoiceInternet via cableFuel service by VT GasTrash service: curbside with cans
Home design
Apartment building / duplexTwo flat-style unitsExisting structure built in 1899Tan exterior color
Construction
Wood frame construction with clapboard/wood sidingSlate roofBuilt in 1899
Exterior features
Near shopping and public transportationPaved road frontage

Interior

Kitchen
Kitchens present in each unit
Bedrooms
Two 3-bedroom units (each unit has 3 bedrooms)
Flooring
Hardwood flooring
Bathrooms
Two full bathrooms (one in each unit)
Heating & cooling
Natural gas heating with hot airNo central cooling reported
Interior features
Full unfinished basement with interior stairs, storage spaceHardwood flooring throughout
Laundry & utility
Utilities include public water and public sewer

Listing history 50 events

  1. 2026-11-08
    days on market $599,900 Active 145 DOM
  2. 2026-11-07
    days on market $599,900 Active 144 DOM
  3. 2026-11-06
    days on market $599,900 Active 143 DOM
  4. 2026-11-05
    days on market $599,900 Active 142 DOM
  5. 2026-11-04
    days on market $599,900 Active 141 DOM
  6. 2026-11-02
    days on market $599,900 Active 139 DOM
  7. 2026-11-01
    days on market $599,900 Active 138 DOM
  8. 2026-10-31
    days on market $599,900 Active 137 DOM
  9. 2026-10-30
    days on market $599,900 Active 136 DOM
  10. 2026-10-29
    days on market $599,900 Active 135 DOM
  11. 2026-10-28
    days on market $599,900 Active 134 DOM
  12. 2026-10-27
    days on market $599,900 Active 133 DOM
  13. 2026-10-26
    days on market $599,900 Active 132 DOM
  14. 2026-10-25
    days on market $599,900 Active 131 DOM
  15. 2026-10-24
    days on market $599,900 Active 130 DOM
  16. 2026-10-23
    days on market $599,900 Active 129 DOM
  17. 2026-10-22
    days on market $599,900 Active 128 DOM
  18. 2026-10-21
    days on market $599,900 Active 127 DOM
  19. 2026-10-20
    days on market $599,900 Active 126 DOM
  20. 2026-10-19
    days on market $599,900 Active 125 DOM
  21. 2026-10-18
    days on market $599,900 Active 124 DOM
  22. 2026-10-17
    days on market $599,900 Active 123 DOM
  23. 2026-10-16
    days on market $599,900 Active 122 DOM
  24. 2026-10-15
    days on market $599,900 Active 121 DOM
  25. 2026-10-14
    days on market $599,900 Active 120 DOM
  26. 2026-10-13
    days on market $599,900 Active 119 DOM
  27. 2026-10-12
    days on market $599,900 Active 118 DOM
  28. 2026-10-11
    days on market $599,900 Active 117 DOM
  29. 2026-10-10
    days on market $599,900 Active 116 DOM
  30. 2026-10-09
    days on market $599,900 Active 115 DOM
  31. 2026-10-08
    days on market $599,900 Active 114 DOM
  32. 2026-10-07
    days on market $599,900 Active 113 DOM
  33. 2026-10-06
    days on market $599,900 Active 112 DOM
  34. 2026-10-05
    days on market $599,900 Active 111 DOM
  35. 2026-10-04
    days on market $599,900 Active 110 DOM
  36. 2026-10-04
    days on market $599,900 Active 109 DOM
  37. 2026-10-02
    days on market $599,900 Active 108 DOM
  38. 2026-10-01
    days on market $599,900 Active 107 DOM
  39. 2026-09-30
    days on market $599,900 Active 106 DOM
  40. 2026-09-29
    days on market $599,900 Active 105 DOM
  41. 2026-09-28
    days on market $599,900 Active 104 DOM
  42. 2026-09-27
    days on market $599,900 Active 103 DOM
  43. 2026-09-26
    days on market $599,900 Active 102 DOM
  44. 2026-09-25
    days on market $599,900 Active 101 DOM
  45. 2026-09-24
    days on market $599,900 Active 100 DOM
  46. 2026-09-24
    days on market $599,900 Active 99 DOM
  47. 2026-09-22
    days on market $599,900 Active 98 DOM
  48. 2026-09-21
    days on market $599,900 Active 97 DOM
  49. 2026-09-20
    days on market $599,900 Active 96 DOM
  50. 2026-09-19
    days on market $599,900 Active 95 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

  • 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
  • 🔥 Wildfire 3/10 Moderate
  • 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
  • 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
  • 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income
$72,000
− Mortgage interest
−$33,604
− Property taxes
−$8,998
− Insurance
−$3,000
− Repairs & maintenance
−$5,760
− Management
−$5,760
− Depreciation
−$17,452
Taxable loss
−$2,573
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$618
After-tax cash flow
$7,748/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.

Condition & rehab AI · 12 photos

Average 55/100 Moderate rehab Est. rehab $49,400–$88,920 screening

This two-unit property requires moderate renovations to the kitchen and bathrooms, with additional maintenance needed for painting and landscaping. The property has good structural integrity and a good roof, making it a solid investment opportunity.

Repairs flagged

  • Moderate kitchen cabinets — dated and in need of replacement
  • Moderate kitchen countertops — dated and in need of replacement
  • Moderate kitchen appliances — dated and in need of replacement
  • Moderate bathroom fixtures — basic and in need of replacement

Value-add opportunities

  • Both kitchen renovation — modernizing the kitchen would significantly increase both resale and rental value ↑
  • Both bathroom renovation — updating the bathrooms would also increase both resale and rental value ↑
  • Rental landscaping — improved landscaping would enhance curb appeal and rental potential ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 44/100

Zoned Schools

Elementary Sustainability Academy At Lawrence Barnes F VT #129/192 Nat'l #24,950/41,679 Middle Edmunds Middle School C VT #8/26 Nat'l #3,585/14,009 High Burlington High School D VT #8/48 Nat'l #5,677/17,239

Schools (NCES district)

No district data.

B Composite livability gradescore 74/100

Livability — Burlington

Score
74/100
State rank
#19
US rank
#4619

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

Census place
Burlington, VT
County
Chittenden County · 170,769 people
City population
31,662
Metro
Burlington-South Burlington, VT
Population (ZIP)
31,662
Household income
$65,657
Rent vs Own
68.6% rent · 31.4% own
Severe rent burden
14% of renters

Population outlook (Chittenden County) Hauer SSP2

Today (2025)
170,769 people
By 2030
174,716 · +2.3%
By 2040
180,337 · +5.6%
By 2050
183,768 · +7.6%
By 2075
194,646 · +14.0%
By 2100
194,933 · +14.2%

Race, ethnicity, and origin ACS 2023

Neighborhood character
Predominantly White (84%)
Race & ethnicity
White 84% Two or more races 6% Asian 4% Black 4% Hispanic / Latino 4%
Languages at home
90% English-only · Other Indo-European 2% French/Haitian/Cajun 2% Spanish 2%

Political lean MEDSL · Chittenden

2024 margin
Solid D (+53.6) · D 75.4% · R 21.7% · Other 2.9%
2008→2024 swing
+8.9pp toward D · 2008: 44.8pp · 2024: 53.6pp
All cycles
2024: D+53.6 2020: D+54.5 2016: D+46.8 2012: D+41.9 2008: D+44.8

Not yet ingested

Civics
—

Price history

1 event — show timeline
  • 2026-06-16 Listed $599,900 PrimeMLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…