223 Hildred Dr · Burlington, VT 05401

$205,000

1 bd · 1.0 ba · 688 sqft · Townhouse · 130 Days on market

Built 1992 Fair condition $298/sqft · 25% below area Est $274k · 25% under $461/mo HOA · 24% of rent

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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).

• ARV discount +15.0/15.0
• Cash flow +6.2/30.0
• Schools +5.1/10.0
• 1% rule +4.3/10.0
• Livability +3.7/5.0
• Rent growth +2.6/5.0
• Condition / age +2.2/5.0
• DSCR +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Light-filled and spacious top-floor one-bedroom in Burlington's sought-after Riverwatch Condominium Association. The open floor plan is filled with natural light and offers comfortable, easy living. HOA amenities include a secure building, elevator, swimming pool, assigned parking and community BBQ grills. The monthly association fee covers heat, water, sewer, landscaping, plowing, and trash for added convenience. Pet-friendly and ideally located near UVM, UVM Medical Center, Saint Michael’s College, Champlain College, the Winooski rotary, and downtown Burlington. Enjoy easy access to the riverside bike path and nearby bus routes. This unit currently qualifies as a rental property, offering strong potential as an investment opportunity as well.

Key facts

• Community bbq grills
• Secure building
• Elevator

Tags

• TOP-FLOOR
• SECURE BUILDING
• ELEVATOR
• SWIMMING POOL
• ASSIGNED PARKING
• COMMUNITY BBQ GRILLS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath townhouse listed at $205k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-376 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $151k (26.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (7.3% below list).
• Recommended offer: $151k (26.5% below list) — sets the bar for cash-flow.

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: Integrated Arts Academy At H. O. Wheeler (math 37% / reading 52%, grade F, #72 of 192 statewide, top 42%, 248 students, 58% 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: Rents flat; 189 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 898 units permitted in Chittenden County in 2024 (554 in 5+ unit buildings).
• This rent runs 35% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• 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 130 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 27y ago; this cycle's ask has dropped $14k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $63k; list at $205k implies a 226% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $150,597 (26.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 130 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
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: 0.93% ✗
• Cap rate: 4.09%
• Cash-on-cash: -7.86%
• DSCR: 0.65
• GRM: 9.0

CMA / ARV

• ARV (median comp): $274,500
• List price: $205,000
• Delta: -25.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Hildred Dr	0.14mi	1/1.0	688 (0%)	4mo	$228,000	$331	90
89 Hildred Dr	0.06mi	1/1.0	688 (0%)	10mo	$160,000	$233	89
229 Hildred Dr	0.00mi	1/1.0	688 (0%)	14mo	$210,000	$305	88
227 Hildred Dr	0.17mi	1/1.0	688 (0%)	11mo	$224,900	$327	83
45 Hildred Dr	0.14mi	1/1.0	688 (0%)	18mo	$214,000	$311	78
67 Union St Unit 2B	0.59mi	1/1.0	680 (-1%)	17mo	$235,000	$346	56
81 S Williams St #303	0.72mi	1/1.0	744 (+8%)	0mo	$335,000	$450	53
60 Winooski Falls Way #1315	0.56mi	1/1.0	742 (+8%)	14mo	$315,000	$425	49

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 · 0.52% rent growth · sell at horizon

5-year hold

• IRR: -33.9%
• Equity multiple: -0.07×
• Total profit: $-61,481
• Equity at exit: $30,566

10-year hold

• IRR: -68.9%
• Equity multiple: -0.76×
• Total profit: $-101,177
• Equity at exit: $17,725

Cash invested: $57,400 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 13 active · 3 under contract
• Months of supply: 13.0 mo (8%/mo absorbed)
• Median asking: $285,000 ($405/sqft)
• Median days on market: 79 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -1.5% 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

• Rents YoY: 0.5%
• Active inventory: 189
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,901 high
• Mortgage (P&I): −$1,075
• Tax est. 1.5%: −$256 /mo · $3,075/yr
• Insurance: −$85
• HOA: −$461
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-376

Break-even live

Break-even rent $2,377

Max offer price $150,597

Occupancy floor —

Sensitivity live

Price	-10% $-234	-5% $-305	+0% $-376	+5% $-447	+10% $-518
Rent	-10% $-526	-5% $-451	+0% $-376	+5% $-301	+10% $-226
Rate	-1.0pp $-273	-0.5pp $-324	base $-376	+0.5pp $-429	+1.0pp $-483

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: $51,250
• Closing costs: $6,150
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 W Canal St Winooski, VT	1.0–2.0	1.0–2.0	1114	$1,800	$1.62	93d	1	0.39mi
25 Winooski Falls Way Winooski, VT	2.0–8.0	1.0–2.0	822	$850	$1.03	70d	11	0.56mi
40 Converse Ct #3 Burlington, VT	—	1.0	700	$1,950	$2.79	93d	1	0.74mi
288 Main St Burlington, VT	2.0	1.0	712	$2,000	$2.81	93d	1	0.95mi
131 Church St Unit 302 Burlington, VT	1.0	1.0	502	$2,000	$3.98	93d	1	1.13mi
131 Main St Burlington, VT	1.0–2.0	1.0–1.5	685	$2,450	$3.58	70d	1	1.21mi
61 N Dorset St South Burlington, VT	1.0–2.0	1.0	745	$1,950	$2.62	70d	2	1.30mi

HOA detail $461/mo · $5,532/yr

• Likely covers: watersewertrashlandscapingpoolparking

Listing history 50 events

1. 2026-08-08
   days on market $205,000 Active 130 DOM
2. 2026-08-07
   days on market $205,000 Active 129 DOM
3. 2026-08-06
   days on market $205,000 Active 128 DOM
4. 2026-08-05
   days on market $205,000 Active 127 DOM
5. 2026-08-04
   days on market $205,000 Active 126 DOM
6. 2026-08-03
   days on market $205,000 Active 125 DOM
7. 2026-07-31
   days on market $205,000 Active 122 DOM
8. 2026-07-29
   days on market $205,000 Active 120 DOM
9. 2026-07-27
   days on market $205,000 Active 118 DOM
10. 2026-07-25
    days on market $205,000 Active 116 DOM
11. 2026-07-23
    price $205,000 Active 114 DOM
12. 2026-07-23
    days on market $214,000 Active 114 DOM
13. 2026-07-22
    days on market $214,000 Active 113 DOM
14. 2026-07-21
    days on market $214,000 Active 112 DOM
15. 2026-07-18
    days on market $214,000 Active 109 DOM
16. 2026-07-16
    days on market $214,000 Active 107 DOM
17. 2026-07-16
    days on market $214,000 Active 106 DOM
18. 2026-07-14
    days on market $214,000 Active 105 DOM
19. 2026-07-13
    days on market $214,000 Active 104 DOM
20. 2026-07-12
    days on market $214,000 Active 103 DOM
21. 2026-07-11
    days on market $214,000 Active 102 DOM
22. 2026-07-10
    days on market $214,000 Active 101 DOM
23. 2026-07-09
    days on market $214,000 Active 100 DOM
24. 2026-07-08
    days on market $214,000 Active 99 DOM
25. 2026-07-07
    days on market $214,000 Active 98 DOM
26. 2026-07-06
    days on market $214,000 Active 97 DOM
27. 2026-07-05
    days on market $214,000 Active 96 DOM
28. 2026-07-04
    days on market $214,000 Active 95 DOM
29. 2026-07-03
    days on market $214,000 Active 94 DOM
30. 2026-07-02
    days on market $214,000 Active 93 DOM
31. 2026-07-01
    days on market $214,000 Active 92 DOM
32. 2026-06-30
    days on market $214,000 Active 91 DOM
33. 2026-06-29
    days on market $214,000 Active 90 DOM
34. 2026-06-28
    days on market $214,000 Active 89 DOM
35. 2026-06-28
    days on market $214,000 Active 88 DOM
36. 2026-06-27
    days on market $214,000 Active 87 DOM
37. 2026-06-26
    days on market $214,000 Active 86 DOM
38. 2026-06-23
    days on market $214,000 Active 83 DOM
39. 2026-06-21
    days on market $214,000 Active 82 DOM
40. 2026-06-19
    days on market $214,000 Active 80 DOM
41. 2026-06-18
    days on market $214,000 Active 79 DOM
42. 2026-06-17
    days on market $214,000 Active 78 DOM
43. 2026-06-16
    days on market $214,000 Active 77 DOM
44. 2026-06-15
    days on market $214,000 Active 76 DOM
45. 2026-06-14
    days on market $214,000 Active 74 DOM
46. 2026-06-13
    days on market $214,000 Active 73 DOM
47. 2026-06-10
    days on market $214,000 Active 71 DOM
48. 2026-06-09
    days on market $214,000 Active 70 DOM
49. 2026-06-08
    days on market $214,000 Active 69 DOM
50. 2026-06-07
    days on market $214,000 Active 68 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,811
• − Mortgage interest: −$11,483
• − Property taxes: −$3,075
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,825
• − Management: −$1,825
• − HOA: −$5,532
• − Depreciation: −$5,964
• Taxable loss: −$7,917
• Est. tax savings @ 24.0%: +$1,900
• After-tax cash flow: $-2,611/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

Fair 45/100 Moderate rehab Est. rehab $17,200–$30,960 screening

This one-bedroom condo requires moderate repairs and maintenance to improve its condition and value. Painting, replacing cabinets, and repairing siding would significantly enhance its curb appeal and interior aesthetics.

Repairs flagged

• Minor kitchen cabinets — Light wear
• Minor bathroom fixtures — Standard fixtures
• Minor exterior siding — Some wear

Value-add opportunities

• Both paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both replace kitchen cabinets — New cabinets improve functionality and aesthetics ↑
• Both repair exterior siding — Fresh siding improves curb appeal and structural integrity ↑

ⓘ 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.

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary Champlain School C VT #31/192 Nat'l #9,801/41,679 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

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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%

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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%
• Common ancestry: Romanian 5% Lithuanian 5% Slovak 4%
• Foreign-born: 7% · China, Canada, Vietnam
• Languages at home: 90% English-only · Other Indo-European 2% French/Haitian/Cajun 2% Spanish 2%

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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: —

Market trends

• HPI YoY: ▼ -316.87%
• Current HPI: 352.2081
• Rent YoY: ▲ 0.52%
• Metro: Burlington-South Burlington, VT
• State GDP YoY: —
• F500 in state: 0

Price history

+240.2% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $214,000 PrimeMLS
• 2026-03-31 Listed $219,000 PrimeMLS
• 1999-09-23 Sold (MLS) $62,800 PrimeMLS
• 1999-02-25 Listed $62,900 PrimeMLS