596 S Barre Rd #10 · South Barre, VT 05641

$64,900

2 bd · 1.0 ba · 676 sqft · Manufactured public records · 155 Days on market

Built 1989 $545/mo HOA · 37% 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 +29.4/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This isn't just a mobile home, it's your ticket to easy living in one of Barre’s most well-kept communities. Step inside and instantly feel the calm: warm natural light, fresh paint, and a refreshing layout that makes the most of its 780+ sq ft. Whether you're sipping coffee in the sunny kitchen or unwinding in the living room, this home feels like yours from the start. Two bedrooms offer flexibility—perfect for a guest space, home office, or just room to stretch out. And the updates? All the practical stuff is done for you. Think: new exterior doors, newer windows, freshly painted metal roof, updated kitchen with painted cabinets and backsplash, plus a new range and newer appli

Key facts

• New exterior doors
• Painted cabinets
• Newer windows

Tags

• SUNNY KITCHEN
• NEW EXTERIOR DOORS
• NEWER WINDOWS
• FRESHLY PAINTED METAL ROOF
• UPDATED KITCHEN
• PAINTED CABINETS

Property features AI

Finance

• Other: Sale includes building only; Mobile make: Titan (serial number provided)
• HOA & community: Monthly park fee of 545 that includes park rent, sewer and water; Park name: Pleasant View (park approval: yes)

Exterior

• Parking: Gravel driveway
• Utilities: Public water; Public sewer; Circuit breaker electrical service; Fiber optic and high-speed internet available; Cable available (Spectrum); Oil delivered by local fuel company
• Home design: Manufactured home (Manuf/Mobile); Single-story; Brown exterior; Metal roof; Unit/Lot #10
• Construction: Built in 1989; T1-11 exterior siding; Manufactured home construction
• Exterior features: Leased lot in a rental mobile home park; Located in a neighborhood; Gravel driveway

Interior

• Kitchen: Range - Gas; Refrigerator; Exhaust hood; Dishwasher
• Bedrooms: Two bedrooms on the main level
• Flooring: Laminate
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Oil-fired heating; Forced air / hot air
• Interior features: Four total rooms; Dirt basement
• Laundry & utility: Washer; Dryer; Owned tank water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 65/100 on livability (#55 in VT) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A-; Watch: health & safety D, amenities F, commute F.
• Zoned schools: Barre Town Elementary & Middle School (math 33% / reading 45%, grade F, #111 of 192 statewide, top 58%, 800 students, 19% FRL).
• Market conditions: 91 active listings in the ZIP; solid renter incomes; 185 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Washington County population projected at -19% 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 $18k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 155 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $65k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.

Recommended offer $57,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 155 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.28% ✓
• Cap rate: 10.55%
• Cash-on-cash: 15.19%
• DSCR: 1.68
• GRM: 3.7

CMA / ARV

• ARV (on-the-fly): $30,420
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
596 S Barre Rd #17	0.04mi	2/1.0	728 (+8%)	17mo	$32,500	$45	71

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: 6.3%
• Equity multiple: 1.25×
• Total profit: $4,456
• Equity at exit: $9,677

10-year hold

• IRR: 16.0%
• Equity multiple: 2.32×
• Total profit: $24,055
• Equity at exit: $5,611

Cash invested: $18,172 (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 05641

• Home prices YoY: -19.7%
• Active inventory: 91
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,477 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$25 /mo · $295/yr
• Insurance: −$27
• HOA: −$545
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $230

Break-even live

Break-even rent $1,186

Max offer price $64,900

Occupancy floor 79%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $545 · $6,540/yr

Listing history 25 events

1. 2026-06-19
   days on market $64,900 Active 155 DOM
2. 2026-06-18
   days on market $64,900 Active 154 DOM
3. 2026-06-17
   days on market $64,900 Active 153 DOM
4. 2026-06-16
   days on market $64,900 Active 152 DOM
5. 2026-06-15
   days on market $64,900 Active 151 DOM
6. 2026-06-14
   days on market $64,900 Active 149 DOM
7. 2026-06-12
   days on market $64,900 Active 148 DOM
8. 2026-06-09
   days on market $64,900 Active 145 DOM
9. 2026-06-08
   days on market $64,900 Active 144 DOM
10. 2026-06-07
    days on market $64,900 Active 143 DOM
11. 2026-06-04
    days on market $64,900 Active 139 DOM
12. 2026-06-02
    days on market $64,900 Active 138 DOM
13. 2026-06-01
    days on market $64,900 Active 137 DOM
14. 2026-05-31
    days on market $64,900 Active 136 DOM
15. 2026-05-31
    days on market $64,900 Active 135 DOM
16. 2026-05-20
    price $64,900
17. 2026-03-30
    price $69,500
18. 2026-03-30
    status Active
19. 2026-02-17
    historical
20. 2025-12-05
    listed $75,000 Active
21. 2022-08-02
    soldstatus $40,000
22. 2022-03-31
    soldstatus $18,450
23. 2013-04-15
    soldstatus $39,900
24. 2009-07-24
    soldstatus $13,900
25. 2005-10-31
    soldstatus $19,900

ⓘ 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: $295 · $25/mo
• Projected year-2 tax: $764 · $64/mo
• Expected delta: +$469/yr (+$39/mo · 158.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥89°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,727
• − Mortgage interest: −$3,635
• − Property taxes: −$295
• − Insurance: −$324
• − Repairs & maintenance: −$1,418
• − Management: −$1,418
• − HOA: −$6,540
• − Depreciation: −$1,888
• Taxable income: $2,207
• Est. tax owed @ 24.0%: −$530
• After-tax cash flow: $2,231/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.

Schools (NCES district)

No district data.

Livability — South Barre

• Score: 65/100
• State rank: #55
• US rank: #12485

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: South Barre, VT
• County: Washington County · 16,936 people
• City population: 38
• Metro: Barre, VT
• Population (ZIP): 16,936
• Household income: $76,855
• Rent vs Own: 30.2% rent · 69.8% own
• Severe rent burden: 588.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 56,608 people
• By 2030: 54,731 · -3.3%
• By 2040: 50,227 · -11.3%
• By 2050: 45,893 · -18.9%
• By 2075: 36,818 · -35.0%
• By 2100: 28,143 · -50.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3% Black 1%
• Common ancestry: Lithuanian 15% Slovak 7% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Washington

• 2024 margin: Solid D (+43.4) · D 70.0% · R 26.6% · Other 3.4%
• 2008→2024 swing: +2.4pp toward D · 2008: 41.0pp · 2024: 43.4pp
• All cycles: 2024: D+43.4 2020: D+46.1 2016: D+37.0 2012: D+42.2 2008: D+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.01%
• Current HPI: 333.7046
• Rent YoY: —
• Metro: Barre, VT
• State GDP YoY: —
• F500 in state: 0

Price history

+226.1% since first listed

10 events — show timeline

• 2026-05-20 Price Changed $64,900 PrimeMLS
• 2026-03-30 Price Changed $69,500 PrimeMLS
• 2026-03-30 Relisted — PrimeMLS
• 2026-02-17 Delisted — PrimeMLS
• 2025-12-05 Listed $75,000 PrimeMLS
• 2022-08-02 Sold (Public Records) $40,000 Public Records
• 2022-03-31 Sold (Public Records) $18,450 Public Records
• 2013-04-15 Sold (Public Records) $39,900 Public Records
• 2009-07-24 Sold (Public Records) $13,900 Public Records
• 2005-10-31 Sold (Public Records) $19,900 Public Records

Property tax history

-4.9%/yr

Latest (2024): $295 · +10.3% YoY. Source: county tax records.