99 Depot St · Wilder, VT 05001

$215,000

5 bd · 3.0 ba · — sqft · MultiFamily · 25 Days on market

Built 1902 Poor condition 0.29 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 +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
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Welcome to 99 Depot Street, Hartford, VT. This multifamily property presents a distinctive opportunity for both seasoned and novice investors eager to embark on a project with immense potential. Situated just minutes away from the amenities of the Upper Valley, this property is nestled in the village of Wilder, one of Hartford's five lively villages. While restoration work is needed to revive its original 1900s grandeur, the prospects are limitless. This represents a remarkable opportunity for visionary individuals to rejuvenate the property and craft an extraordinary space. Comprising multiple units, the property offers flexibility for diverse investment strategies. One can opt to renovate

Key facts

• Multiple units
• Updated survey
• Multifamily property

Tags

• MULTIFAMILY PROPERTY
• MULTIPLE UNITS
• UPDATED SURVEY
• ENGINEERING STUDIES
• FOUNDATION ASSESSMENTS
• DARTMOUTH COLLEGE

Property features AI

Exterior

• Parking: Dirt driveway
• Utilities: Public water on-site; Public sewer on-site; Electric service with circuit breakers; No internet service indicated
• Home design: Multi-family property; Existing structure; Grey exterior color
• Construction: Built in 1902; Wood frame construction with vinyl and wood siding; Metal roof; Surveyed
• Exterior features: Level lot; Sidewalks; Near trail; In town, neighborhood setting; River nearby (Connecticut River); Paved public road frontage

Interior

• Bedrooms: Unit 1: 2 bedrooms (level 1); Unit 2: 2 bedrooms (level 2); Unit 3: 1 bedroom (level 3)
• Flooring: Wood floors
• Bathrooms: Three full bathrooms total (one in each unit)
• Heating & cooling: No heating; No cooling
• Interior features: Basement with walk-up access; Basement has a dirt floor; Wood flooring throughout

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath multifamily listed at $215k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $215k).
• Recommended offer: $212k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 79/100 on livability (#9 in VT, #2,008 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, health & safety A+; Watch: amenities F.
• Zoned schools: Dothan Brook School (math 47% / reading 57%, grade C-, #44 of 192 statewide, top 24%, 246 students, 28% FRL).
• Market conditions: 58 active listings in the ZIP; solid renter incomes; 339 units permitted in Windsor County in 2024 (240 in 5+ unit buildings).
• At $4,960/mo this rent would consume 76% of the median local household income ($78k/yr) (locally 227% of renters already pay >50% of income on rent) — 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Windsor County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $60k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $211,775 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 2.31% ✓
• Cap rate: 19.87%
• Cash-on-cash: 48.49%
• DSCR: 3.16
• GRM: 3.6

CMA / ARV

No comps found within radius.

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
99 Depot St	0.00mi	5/3.0	—	0mo	$168,000	—	87
29 Hawthorn St	0.29mi	4/2.0 (-1)	2,460	17mo	$399,000	$162	51
410-412 South St	0.55mi	4/2.0 (-1)	1,764	23mo	$325,000	$184	34

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: 46.0%
• Equity multiple: 3.00×
• Total profit: $120,168
• Equity at exit: $32,057

10-year hold

• IRR: 51.8%
• Equity multiple: 6.06×
• Total profit: $304,445
• Equity at exit: $18,589

Cash invested: $60,200 (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 05001

• Home prices YoY: -3.5%
• Active inventory: 58
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $4,960 medium
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,225/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,042
• Net cashflow: $2,433

Break-even live

Break-even rent $1,881

Max offer price $215,000

Occupancy floor 46%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$4,960
Total (2 units)			$4,960

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-04-19
   status Pending
2. 2026-03-25
   listed $215,000 Active

ⓘ 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 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $59,520
• − Mortgage interest: −$12,043
• − Property taxes: −$3,225
• − Insurance: −$1,075
• − Repairs & maintenance: −$4,762
• − Management: −$4,762
• − Depreciation: −$6,255
• Taxable income: $27,399
• Est. tax owed @ 24.0%: −$6,576
• After-tax cash flow: $22,615/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 · 13 photos

Poor 20/100 Extensive rehab

This multifamily property requires extensive repairs and renovations to bring it up to a move-in-ready condition. The roof, exterior siding, interior flooring and walls, HVAC system, and landscaping all need significant attention to increase its resale and rental value.

Repairs flagged

• Major roof — The satellite image shows visible damage and missing shingles.
• Major exterior siding — The satellite image shows peeling and poor condition.
• Major interior flooring — The satellite image shows unfinished and poor condition.
• Major interior walls — The satellite image shows unfinished and poor condition.
• Major windows — The satellite image shows poor condition.
• Major foundation — The satellite image shows poor condition.
• Major HVAC system — The satellite image shows poor condition.
• Major landscaping — The satellite image shows overgrown and poor condition.

Value-add opportunities

• Both roof replacement — A new roof will significantly improve the property's appearance and functionality, attracting buyers and renters.
• Both exterior siding repair — Repairing the peeling siding will improve the property's curb appeal and increase its value.
• Both interior flooring and wall repairs — Completing the unfinished interior will make the property move-in ready and more attractive to buyers and renters.
• Both HVAC system replacement — A new HVAC system will improve the property's comfort and energy efficiency, attracting buyers and renters.
• Both landscaping and yard maintenance — A well-maintained yard will improve the property's curb appeal and attract buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The satellite image shows visible damage and missing shingles.	Major	$15,000–50,000
exterior siding · The satellite image shows peeling and poor condition.	Major	$15,000–50,000
interior flooring · The satellite image shows unfinished and poor condition.	Major	$15,000–50,000
interior walls · The satellite image shows unfinished and poor condition.	Major	$15,000–50,000
windows · The satellite image shows poor condition.	Major	$15,000–50,000
foundation · The satellite image shows poor condition.	Major	$15,000–50,000
HVAC system · The satellite image shows poor condition.	Major	$15,000–50,000
landscaping · The satellite image shows overgrown and poor condition.	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both roof replacement — A new roof will significantly improve the property's appearance and functionality, attracting buyers and renters. ↑
• Both exterior siding repair — Repairing the peeling siding will improve the property's curb appeal and increase its value. ↑
• Both interior flooring and wall repairs — Completing the unfinished interior will make the property move-in ready and more attractive to buyers and renters. ↑
• Both HVAC system replacement — A new HVAC system will improve the property's comfort and energy efficiency, attracting buyers and renters. ↑
• Both landscaping and yard maintenance — A well-maintained yard will improve the property's curb appeal and attract buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

No district data.

Livability — Wilder

• Score: 79/100
• State rank: #9
• US rank: #2008

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilder, VT
• County: Windsor County · 9,751 people
• City population: 780
• Metro: Lebanon, NH-VT
• Population (ZIP): 9,751
• Household income: $78,092
• Rent vs Own: 32.8% rent · 67.2% own
• Severe rent burden: 227.0

Population outlook (Windsor County) Hauer SSP2

• Today (2025): 53,235 people
• By 2030: 51,269 · -3.7%
• By 2040: 46,517 · -12.6%
• By 2050: 41,859 · -21.4%
• By 2075: 33,298 · -37.5%
• By 2100: 24,523 · -53.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Asian 3% Hispanic / Latino 2%
• Common ancestry: Lithuanian 6% Slovak 5% Romanian 4%
• Foreign-born: 6% · Canada, China, Philippines
• Languages at home: 95% English-only · Other Indo-European 2% Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Windsor

• 2024 margin: Solid D (+35.6) · D 66.3% · R 30.7% · Other 2.9%
• 2008→2024 swing: -4.1pp toward R · 2008: 39.7pp · 2024: 35.6pp
• All cycles: 2024: D+35.6 2020: D+38.9 2016: D+32.1 2012: D+38.1 2008: D+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -12.43%
• Current HPI: 338.3801
• Rent YoY: —
• Metro: Lebanon, NH-VT
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-04-19 Pending — PrimeMLS
• 2026-03-25 Listed $215,000 PrimeMLS