77 Ash Ln · Huntington, VT 05487

$169,000

4 bd · 2.0 ba · 1,404 sqft · Manufactured public records · 7 Days on market

Built 2001

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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 +21.7/30.0
• ARV discount +7.5/15.0
• Appreciation +7.5/10.0
• DSCR +6.9/10.0
• Schools +5.0/10.0
• 1% rule +4.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Immaculate, 4-bedroom double-wide with fabulous updates like a clawfoot soaking tub, generator hook-up, central ac, and a standing seam roof! This home sits in the front of Lazy Brook Park with a view of the basketball court and open shared lawn. The sellers have put on a front porch addition, perfect for a seasonal mudroom, and there are 2 sheds for additional storage. The living room is bright and spacious and flows into the dining area currently being used as a workout area. The kitchen has newer appliances, including a gas stove and endless cabinet space. There are a dedicated breakfast nook and a separate laundry room. 3 of the bedrooms share one large full bathroom and there is an upd

Key facts

• Standing seam roof
• Clawfoot soaking tub
• Generator hook-up

Tags

• CLAWFOOT SOAKING TUB
• GENERATOR HOOK-UP
• STANDING SEAM ROOF
• FRONT PORCH ADDITION
• 2 SHEDS
• DEDICATED BREAKFAST NOOK

Property features AI

Finance

• HOA & community: Located in Lazy Brook mobile park (park approval required)

Exterior

• Parking: Gravel driveway
• Utilities: Shared water; 1000-gallon sewer system (septic); Circuit breaker electrical service; Internet via fiber optic; Phone service by local provider; Fuel service available (Hart + Mead); Electric service by Vermont Electric
• Home design: Double wide mobile home; Existing construction; Standing seam roof
• Construction: Built in 2001; Vinyl siding; Standing seam roof
• Exterior features: Leased lot in a mobile home park; Level lot

Interior

• Kitchen: Kitchen on main level (about 13'9" x 12'11"); Dishwasher; Exhaust hood; Microwave; Gas range; Refrigerator
• Bedrooms: Master bedroom on main level (about 13'5" x 12'7"); Bedroom on main level (about 12'11" x 9'7"); Bedroom on main level (about 11'6" x 9'7"); Bedroom on main level (about 11'6" x 9'3")
• Flooring: Vinyl; Vinyl plank
• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Six total rooms; Vinyl and vinyl plank flooring
• Laundry & utility: Main-level laundry room (about 7'2" x 5'3"); Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $169k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (3.2% below list).
• Recommended offer: $164k (3.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Zoned schools: Robinson School (math 37% / reading 47%, grade F, #84 of 192 statewide, top 48%, 106 students, 29% FRL).
• Market conditions: 8 active listings in the ZIP; 104 units permitted in Addison County in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($1k loan paydown + $9k appreciation (5.1% local appreciation)).
• Addison County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.1% appreciation + 3.0% rent growth), your $47k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $163,604 (3.2% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.97% ✗
• Cap rate: 8.13%
• Cash-on-cash: 6.57%
• DSCR: 1.29
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.5%
• Equity multiple: 2.11×
• Total profit: $52,708
• Equity at exit: $96,626

10-year hold

• IRR: 17.6%
• Equity multiple: 4.12×
• Total profit: $147,734
• Equity at exit: $167,475

Cash invested: $47,320 (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 05487

• Home prices YoY: 2.9%
• Active inventory: 8
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,636 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$77 /mo · $918/yr
• Insurance: −$70
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$344
• Net cashflow: $204

Break-even live

Break-even rent $1,378

Max offer price $169,000

Occupancy floor 83%

Sensitivity live

Price	-10% $299	-5% $252	+0% $204	+5% $156	+10% $108
Rent	-10% $74	-5% $139	+0% $204	+5% $268	+10% $333
Rate	-1.0pp $289	-0.5pp $247	base $204	+0.5pp $160	+1.0pp $115

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-11
   status Pending 829-char remark
2. 2026-05-04
   listed $169,000 Active 829-char remark

ⓘ 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: $918 · $77/mo
• Projected year-2 tax: $2,065 · $172/mo
• Expected delta: +$1,146/yr (+$96/mo · 124.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥87°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $19,632
• − Mortgage interest: −$9,467
• − Property taxes: −$918
• − Insurance: −$1,512
• − Repairs & maintenance: −$1,571
• − Management: −$1,571
• − Depreciation: −$4,916
• Taxable loss: −$322
• Est. tax savings @ 24.0%: +$77
• After-tax cash flow: $2,522/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 — Huntington

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,618

Population outlook (Addison County) Hauer SSP2

• Today (2025): 37,078 people
• By 2030: 36,688 · -1.1%
• By 2040: 34,988 · -5.6%
• By 2050: 32,561 · -12.2%
• By 2075: 27,584 · -25.6%
• By 2100: 22,720 · -38.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 16% Slovak 5% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Addison

• 2024 margin: Solid D (+35.9) · D 66.4% · R 30.6% · Other 3.0%
• 2008→2024 swing: -3.3pp toward R · 2008: 39.2pp · 2024: 35.9pp
• All cycles: 2024: D+35.9 2020: D+39.4 2016: D+33.6 2012: D+39.7 2008: D+39.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.08%
• Current HPI: 178.0191
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-05-11 Pending — PrimeMLS
• 2026-05-04 Listed $169,000 PrimeMLS

Property tax history

+7.0%/yr

Latest (2025): $918 · -0.4% YoY. Source: county tax records.