80 Murray Hill south Rd #13 · Manchester Center, VT 05255

$325,000

2 bd · 2.5 ba · 1,199 sqft · Condo · 17 Days on market

Built 1980 Good condition $735/mo HOA · 4% of rent

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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 +15.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0

Listing remarks

Imagine yourself enjoying all that Manchester has to offer in this 2-bedroom, 2.5-bath condominium, ready for its new owner. The inviting open living room features a soaring cathedral ceiling and a cozy wood-burning fireplace, creating the perfect space for relaxing or entertaining. The spacious kitchen offers plenty of room for cooking and gathering with family and friends. Conveniently located within walking distance to Manchester's shops, restaurants, and local amenities, this home combines comfort and convenience. Residents can also enjoy access to community tennis courts and a heated in-ground swimming pool. Whether you're looking for a full-time residence, vacation retreat, or investm

Key facts

• Open living room
• Spacious kitchen
• $735 HOA

Tags

• OPEN LIVING ROOM
• WOOD BURNING FIREPLACE
• SPACIOUS KITCHEN
• COMMUNITY TENNIS COURTS
• HEATED IN GROUND SWIMMING POOL
• WALKING DISTANCE TO SHOPS

Property features AI

Finance

• HOA & community: Monthly condo fee of 735; Association amenities: clubhouse, playground, recreation facility, landscaped grounds, in-ground heated pool, tennis court, RV parking, snow removal, trash removal, master insurance

Exterior

• Parking: Paved driveway
• Utilities: Public water; Public sewer; 200 Amp electrical service; Cable internet available
• Home design: Contemporary style; Brown clapboard exterior; Shingle (asphalt) roof; Unit/Lot #13; Built in 1980
• Construction: Clapboard exterior construction; 1980 construction
• Exterior features: Condo development setting; Landscaped grounds; Paved driveway

Interior

• Kitchen: Kitchen (10x12)
• Bedrooms: Basement bedroom with bath (16x12); Basement bedroom (12x10)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Baseboard heat
• Interior features: 5 total rooms; Finished daylight walkout basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $325k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $10k ($119k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $325k).
• Recommended offer: $320k (1.5% below list) — sets the bar for market timing.
• Cap rate 43.0% vs local median 1.8% in Manchester Center — 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 69/100 on livability (#36 in VT) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, housing A; Watch: cost of living D+, amenities F, commute F.
• Zoned schools: Manchester Elementary/Middle School (math 30% / reading 45%, grade F, #112 of 192 statewide, top 58%, 392 students, 41% FRL).
• Market conditions: 32 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 59 units permitted in Bennington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• Bennington County population projected at -23% 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 $91k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$56k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.

Recommended offer $320,125 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-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: 5.03% ✓
• Cap rate: 42.96%
• Cash-on-cash: 130.97%
• DSCR: 6.83
• GRM: 1.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 9.90×
• Total profit: $810,248
• Equity at exit: $292,786

10-year hold

• IRR: —
• Equity multiple: 21.77×
• Total profit: $1,890,006
• Equity at exit: $631,404

Cash invested: $91,000 (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 05255

• Home prices YoY: 8.9%
• Active inventory: 32
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $16,345 medium
• Mortgage (P&I): −$1,704
• Tax est. 1.5%: −$406 /mo · $4,875/yr
• Insurance: −$135
• HOA: −$735
• Vacancy / Maint / Mgmt: −$3,432
• Net cashflow: $9,932

Break-even live

Break-even rent $3,773

Max offer price $325,000

Occupancy floor 34%

Sensitivity live

Price	-10% $10,156	-5% $10,044	+0% $9,932	+5% $9,819	+10% $9,707
Rent	-10% $8,640	-5% $9,286	+0% $9,932	+5% $10,577	+10% $11,223
Rate	-1.0pp $10,095	-0.5pp $10,014	base $9,932	+0.5pp $9,847	+1.0pp $9,762

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32 Eagle Nest Rd Manchester, VT	3.0	2.5	1299	$25,000	$19.25	44d	1	0.04mi
48 Della St Manchester Center, VT	2.0	2.0	1250	$3,500	$2.80	44d	1	0.18mi
158 Riverside Townhouses Rd Unit 7 Manchester Center, VT	2.0	1.5	1075	$2,500	$2.33	44d	1	0.97mi

HOA detail condo

• Monthly dues: $735 · $8,820/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-21
   days on market $325,000 Active 17 DOM
2. 2026-06-18
   days on market $325,000 Active 15 DOM
3. 2026-06-17
   days on market $325,000 Active 14 DOM
4. 2026-06-16
   days on market $325,000 Active 13 DOM
5. 2026-06-15
   days on market $325,000 Active 12 DOM
6. 2026-06-15
   days on market $325,000 Active 11 DOM
7. 2026-06-13
   days on market $325,000 Active 10 DOM
8. 2026-06-12
   days on market $325,000 Active 9 DOM
9. 2026-06-09
   days on market $325,000 Active 6 DOM
10. 2026-06-08
    days on market $325,000 Active 5 DOM
11. 2026-06-08
    days on market $325,000 Active 4 DOM
12. 2026-06-07
    days on market $325,000 Active 3 DOM
13. 2026-06-04
    remarks 699-char remark
14. 2026-06-04
    listed $325,000 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $196,140
• − Mortgage interest: −$18,205
• − Property taxes: −$4,875
• − Insurance: −$1,625
• − Repairs & maintenance: −$15,691
• − Management: −$15,691
• − HOA: −$8,820
• − Depreciation: −$9,455
• Taxable income: $121,778
• Est. tax owed @ 24.0%: −$29,227
• After-tax cash flow: $89,952/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

Good 75/100 Cosmetic rehab

This 2-bedroom, 2.5-bath condo is in good condition with a good rehab level, ready for its new owner.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Both update flooring — improves aesthetics and value
• Resale update kitchen appliances — modernizes the space

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Both update flooring — improves aesthetics and value ↑
• Resale update kitchen appliances — modernizes the space ↑

ⓘ 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 — Manchester Center

• Score: 69/100
• State rank: #36
• US rank: #8838

Category grades

Amenities F Commute F Cost of living D+ 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: Manchester Center, VT
• Population (ZIP): 4,086

Population outlook (Bennington County) Hauer SSP2

• Today (2025): 34,407 people
• By 2030: 32,975 · -4.2%
• By 2040: 29,711 · -13.6%
• By 2050: 26,638 · -22.6%
• By 2075: 21,318 · -38.0%
• By 2100: 16,086 · -53.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Portuguese 4% Slovak 4% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Bennington

• 2024 margin: Strong D (+22.5) · D 60.0% · R 37.5% · Other 2.6%
• 2008→2024 swing: -10.9pp toward R · 2008: 33.4pp · 2024: 22.5pp
• All cycles: 2024: D+22.5 2020: D+27.3 2016: D+22.1 2012: D+33.3 2008: D+33.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 32.85%
• Current HPI: 403.1398
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-03 Listed $325,000 PrimeMLS