28 Owen Ct · Milton, VT 05468

$85,000

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 44 Days on market

Built 1981 Fair condition Est $90k · 5% under $414/mo HOA · 23% of rent

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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 +9.8/15.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautifully updated 3-bedroom, 1-bathroom home located in the desirable Birchwood community, where pets are welcome with approval. This home has been fully remodeled and is ready for you to move right in! Enjoy stylish new vinyl plank flooring, fresh paint throughout, new trim, and an updated bathroom featuring a convenient step-in shower. The kitchen boasts a newer gas range and comes fully equipped with a refrigerator, washer, and dryer. Looking for a 3 bedroom single level home? Here is an updated mobile home that you can call your own. The sunny, open-concept kitchen and dining area flows seamlessly into a spacious living room—perfect for relaxing or entertaining. Down the hall, you’ll find two cozy bedrooms, the modernized bathroom, and a generously sized primary bedroom complete with a walk-in closet. Additional features include double-pane windows, a durable metal roof, hot air furnace (2004), and a water heater (2016). Please note: The age of the home is estimated, and there is no HUD tag available. Being Sold As Is due to sellers health.

Key facts

• Built 1981
• Listed 44 days

Property features AI

Finance

• Other: Privately maintained road frontage
• HOA & community: Monthly park fee (approximately $414) covering plowing, sewer, and trash; Located in Birchwood mobile park (park approved)

Exterior

• Parking: Dirt and gravel driveway
• Utilities: Public water; Community/shared sewer; 100 Amp service with circuit breakers; High-speed internet available; Cable available
• Home design: Manufactured/mobile home; Tan exterior; Metal roof
• Construction: Built in 1981; Vinyl siding
• Exterior features: Leased lot; Level lot

Interior

• Kitchen: Gas range; Refrigerator
• Flooring: Vinyl; Vinyl plank
• Bathrooms: 1 full bath
• Heating & cooling: Propane heating; Hot air heating; Wall furnace
• Interior features: Five total rooms; Vinyl and vinyl plank flooring
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $525 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.7% vs local median 2.2% in Milton — 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 61/100 on livability (#88 in VT) — a middle-class / working-renter tenant base. Strengths: crime A, housing A-; Watch: employment C-, amenities F, commute F.
• Zoned schools: Milton Elementary School (math 20% / reading 32%, grade F, #160 of 192 statewide, top 84%, 631 students, 29% FRL).
• Market conditions: 115 active listings in the ZIP; 898 units permitted in Chittenden County in 2024 (554 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
7. 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.
8. 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: 2.16% ✓
• Cap rate: 13.70%
• Cash-on-cash: 26.45%
• DSCR: 2.18
• GRM: 3.9

CMA / ARV

• ARV (on-the-fly): $89,628
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
66 dewey Dr	0.12mi	2/1.0	924 (0%)	14mo	$90,000	$97	82
171 Owen Ct	0.14mi	3/1.5 (+1)	924 (0%)	8mo	$48,000	$52	80
155 Owen Ct	0.13mi	2/1.5	924 (0%)	15mo	$119,000	$129	80
25 Owen Ct	0.03mi	3/1.0 (+1)	924 (0%)	19mo	$62,500	$68	78
133 Mansfield Rd	0.14mi	2/1.0	924 (0%)	24mo	$65,000	$70	73
331 Taylor St	0.25mi	2/2.0	840 (-9%)	6mo	$105,000	$125	64

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: 20.4%
• Equity multiple: 1.83×
• Total profit: $19,872
• Equity at exit: $12,674

10-year hold

• IRR: 28.7%
• Equity multiple: 3.57×
• Total profit: $61,281
• Equity at exit: $7,349

Cash invested: $23,800 (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 05468

• Home prices YoY: -30.4%
• Active inventory: 115
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,834 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$29 /mo · $352/yr
• Insurance: −$35
• HOA: −$414
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $525

Break-even live

Break-even rent $1,170

Max offer price $85,000

Occupancy floor 66%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $414 · $4,968/yr
• Likely covers: watergas

Listing history 26 events

1. 2026-06-13
   statusdays on market $85,000 Pending 44 DOM
2. 2026-06-10
   days on market $85,000 Active 43 DOM
3. 2026-06-09
   days on market $85,000 Active 42 DOM
4. 2026-06-08
   days on market $85,000 Active 41 DOM
5. 2026-06-07
   days on market $85,000 Active 40 DOM
6. 2026-06-05
   days on market $85,000 Active 37 DOM
7. 2026-06-03
   days on market $85,000 Active 36 DOM
8. 2026-06-02
   days on market $85,000 Active 35 DOM
9. 2026-06-01
   days on market $85,000 Active 34 DOM
10. 2026-06-01
    status $85,000 Active 33 DOM
11. 2026-04-22
    status Pending
12. 2026-03-20
    listed $85,000 Active
13. 2026-03-18
    historical $85,000
14. 2025-07-01
    soldstatus $79,000
15. 2025-06-27
    soldstatus $79,000 Closed 1090-char remark

    Show marketing remark (1090 chars)

    Welcome to this beautifully updated 3-bedroom, 1-bathroom home located in the desirable Birchwood community, where pets are welcome with approval. This home has been fully remodeled and is ready for you to move right in! Enjoy stylish new vinyl plank flooring, fresh paint throughout, new trim, and an updated bathroom featuring a convenient step-in shower. The kitchen boasts a newer gas range and comes fully equipped with a refrigerator, washer, and dryer. Looking for a 3 bedroom single level home? Here is an updated mobile home that you can call your own. The sunny, open-concept kitchen and dining area flows seamlessly into a spacious living room—perfect for relaxing or entertaining. Down the hall, you’ll find two cozy bedrooms, the modernized bathroom, and a generously sized primary bedroom complete with a walk-in closet. Additional features include double-pane windows, a durable metal roof, hot air furnace (2004), and a water heater (2016). Please note: The age of the home is estimated, and there is no HUD tag available. Being Sold As Is due to sellers health.

16. 2025-05-10
    status Pending 1090-char remark

    Show marketing remark (1090 chars)

    Welcome to this beautifully updated 3-bedroom, 1-bathroom home located in the desirable Birchwood community, where pets are welcome with approval. This home has been fully remodeled and is ready for you to move right in! Enjoy stylish new vinyl plank flooring, fresh paint throughout, new trim, and an updated bathroom featuring a convenient step-in shower. The kitchen boasts a newer gas range and comes fully equipped with a refrigerator, washer, and dryer. Looking for a 3 bedroom single level home? Here is an updated mobile home that you can call your own. The sunny, open-concept kitchen and dining area flows seamlessly into a spacious living room—perfect for relaxing or entertaining. Down the hall, you’ll find two cozy bedrooms, the modernized bathroom, and a generously sized primary bedroom complete with a walk-in closet. Additional features include double-pane windows, a durable metal roof, hot air furnace (2004), and a water heater (2016). Please note: The age of the home is estimated, and there is no HUD tag available. Being Sold As Is due to sellers health.

17. 2025-05-08
    status Active 1090-char remark

    Show marketing remark (1090 chars)

    Welcome to this beautifully updated 3-bedroom, 1-bathroom home located in the desirable Birchwood community, where pets are welcome with approval. This home has been fully remodeled and is ready for you to move right in! Enjoy stylish new vinyl plank flooring, fresh paint throughout, new trim, and an updated bathroom featuring a convenient step-in shower. The kitchen boasts a newer gas range and comes fully equipped with a refrigerator, washer, and dryer. Looking for a 3 bedroom single level home? Here is an updated mobile home that you can call your own. The sunny, open-concept kitchen and dining area flows seamlessly into a spacious living room—perfect for relaxing or entertaining. Down the hall, you’ll find two cozy bedrooms, the modernized bathroom, and a generously sized primary bedroom complete with a walk-in closet. Additional features include double-pane windows, a durable metal roof, hot air furnace (2004), and a water heater (2016). Please note: The age of the home is estimated, and there is no HUD tag available. Being Sold As Is due to sellers health.

18. 2025-04-28
    status Pending 1090-char remark

    Show marketing remark (1090 chars)

    Welcome to this beautifully updated 3-bedroom, 1-bathroom home located in the desirable Birchwood community, where pets are welcome with approval. This home has been fully remodeled and is ready for you to move right in! Enjoy stylish new vinyl plank flooring, fresh paint throughout, new trim, and an updated bathroom featuring a convenient step-in shower. The kitchen boasts a newer gas range and comes fully equipped with a refrigerator, washer, and dryer. Looking for a 3 bedroom single level home? Here is an updated mobile home that you can call your own. The sunny, open-concept kitchen and dining area flows seamlessly into a spacious living room—perfect for relaxing or entertaining. Down the hall, you’ll find two cozy bedrooms, the modernized bathroom, and a generously sized primary bedroom complete with a walk-in closet. Additional features include double-pane windows, a durable metal roof, hot air furnace (2004), and a water heater (2016). Please note: The age of the home is estimated, and there is no HUD tag available. Being Sold As Is due to sellers health.

19. 2025-04-24
    listed $79,000 Active 1090-char remark

    Show marketing remark (1090 chars)

    Welcome to this beautifully updated 3-bedroom, 1-bathroom home located in the desirable Birchwood community, where pets are welcome with approval. This home has been fully remodeled and is ready for you to move right in! Enjoy stylish new vinyl plank flooring, fresh paint throughout, new trim, and an updated bathroom featuring a convenient step-in shower. The kitchen boasts a newer gas range and comes fully equipped with a refrigerator, washer, and dryer. Looking for a 3 bedroom single level home? Here is an updated mobile home that you can call your own. The sunny, open-concept kitchen and dining area flows seamlessly into a spacious living room—perfect for relaxing or entertaining. Down the hall, you’ll find two cozy bedrooms, the modernized bathroom, and a generously sized primary bedroom complete with a walk-in closet. Additional features include double-pane windows, a durable metal roof, hot air furnace (2004), and a water heater (2016). Please note: The age of the home is estimated, and there is no HUD tag available. Being Sold As Is due to sellers health.

20. 2025-04-01
    soldstatus $79,000
21. 2025-03-28
    soldstatus $79,000 Closed 606-char remark

    Show marketing remark (606 chars)

    Move in ready 3-bedroom, 1 bathroom home in Birchwood. This park allows dogs with approval. Fully remodeled with new vinyl plank flooring, fresh paint, new trim, updated bathroom with step-in shower, newer gas range. The home has double pane windows, metal roof, hot air furnace 2004, 2016 water tank. Sale includes washer, dryer, refrigerator, and range. Sunny and open kitchen with a dining area, open to a large living room. Down the hallway you will find two small bedrooms, the remodeled bathroom and a large master with walk-in closet. Age of home estimated. No HUD tag available. Showings begin 1/30

22. 2025-02-06
    status Pending 606-char remark

    Show marketing remark (606 chars)

    Move in ready 3-bedroom, 1 bathroom home in Birchwood. This park allows dogs with approval. Fully remodeled with new vinyl plank flooring, fresh paint, new trim, updated bathroom with step-in shower, newer gas range. The home has double pane windows, metal roof, hot air furnace 2004, 2016 water tank. Sale includes washer, dryer, refrigerator, and range. Sunny and open kitchen with a dining area, open to a large living room. Down the hallway you will find two small bedrooms, the remodeled bathroom and a large master with walk-in closet. Age of home estimated. No HUD tag available. Showings begin 1/30

23. 2025-01-25
    listed $82,000 Active - Delayed Showings 606-char remark

    Show marketing remark (606 chars)

    Move in ready 3-bedroom, 1 bathroom home in Birchwood. This park allows dogs with approval. Fully remodeled with new vinyl plank flooring, fresh paint, new trim, updated bathroom with step-in shower, newer gas range. The home has double pane windows, metal roof, hot air furnace 2004, 2016 water tank. Sale includes washer, dryer, refrigerator, and range. Sunny and open kitchen with a dining area, open to a large living room. Down the hallway you will find two small bedrooms, the remodeled bathroom and a large master with walk-in closet. Age of home estimated. No HUD tag available. Showings begin 1/30

24. 2025-01-14
    soldstatus $80,000
25. 2022-07-18
    soldstatus $7,000
26. 2007-10-12
    soldstatus $15,000

ⓘ 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: $352 · $29/mo
• Projected year-2 tax: $983 · $82/mo
• Expected delta: +$632/yr (+$53/mo · 179.7%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 6 d/yr ≥92°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,011
• − Mortgage interest: −$4,761
• − Property taxes: −$352
• − Insurance: −$425
• − Repairs & maintenance: −$1,761
• − Management: −$1,761
• − HOA: −$4,968
• − Depreciation: −$2,473
• Taxable income: $5,511
• Est. tax owed @ 24.0%: −$1,323
• After-tax cash flow: $4,973/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

Fair 45/100 Moderate rehab

This home is in fair condition with moderate rehab needed. It offers a move-in ready living space with updates to kitchen and bathroom. Enhancing the exterior and interior will significantly increase its value.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — slight wear

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both replace kitchen cabinets — modernizes kitchen and adds value
• Both update bathroom fixtures — enhances bathroom and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · slight wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both replace kitchen cabinets — modernizes kitchen and adds value ↑
• Both update bathroom fixtures — enhances bathroom and adds value ↑

ⓘ 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 — Milton

• Score: 61/100
• State rank: #88
• US rank: #18271

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,347

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Black 2% Hispanic / Latino 2%
• Common ancestry: Lithuanian 14% Slovak 3% Romanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Russian/Polish/Slavic 1% Spanish 1% French/Haitian/Cajun 1%

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: ▼ -127.34%
• Current HPI: 291.4868
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+466.7% since first listed

16 events — show timeline

• 2026-04-22 Pending — PrimeMLS
• 2026-03-20 Listed $85,000 PrimeMLS
• 2026-03-18 Coming Soon $85,000 PrimeMLS
• 2025-07-01 Sold (Public Records) $79,000 Public Records
• 2025-06-27 Sold (MLS) $79,000 PrimeMLS
• 2025-05-10 Pending — PrimeMLS
• 2025-05-08 Relisted — PrimeMLS
• 2025-04-28 Pending — PrimeMLS
• 2025-04-24 Listed $79,000 PrimeMLS
• 2025-04-01 Sold (Public Records) $79,000 Public Records
• 2025-03-28 Sold (MLS) $79,000 PrimeMLS
• 2025-02-06 Pending — PrimeMLS
• 2025-01-25 Listed $82,000 PrimeMLS
• 2025-01-14 Sold (Public Records) $80,000 Public Records
• 2022-07-18 Sold (Public Records) $7,000 Public Records
• 2007-10-12 Sold (Public Records) $15,000 Public Records

Property tax history

+11.3%/yr

Latest (2024): $352 · +11.3% YoY. Source: county tax records.