134 Hillside Dr · Starksboro, VT 05487

$108,969

3 bd · 2.0 ba · 907 sqft · Manufactured · 268 Days on market

Built 2025 Good condition $120/sqft · 12% above area Est $97k · 12% over $355/mo HOA · 26% 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).

• Cash flow +11.0/30.0
• Appreciation +7.5/10.0
• 1% rule +7.3/10.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• ARV discount +2.2/15.0

Listing remarks MLS

Welcome to 134 Hillside Drive, Starksboro, VT , where modern comfort meets affordability in Hillside Manor! This brand-new #12 Eagle River EN721111-3B model manufactured home offers 3 bedrooms, 2 bathroom, and 907 sq. ft. (13'4"x68 ft. ) of thoughtfully designed living space. Step inside to an open-concept layout with stylish finishes, a bright living area, and a well-appointed kitchen. The home features energy-efficient construction, modern appliances, and low-maintenance materials, making it perfect for easy living. Located in a peaceful and well-maintained community, this home is ideal for those looking for a move-in-ready option in a convenient location. Don’t miss out on this opportunity! Contact us today for more details or to schedule a tour. The interior is 100% complete. Home is available for showing. This property participates in the Mobile Home Infill Program (MHIP) and is open to anyone who works or lives in Vermont.

Key facts

• Built 2025
• Listed 268 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $109k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-101 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $94k (13.4% below list).
• Meets the 1% rule at list price ($1k rent vs $109k).
• Recommended offer: $94k (13.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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 $6k of equity ($754 loan paydown + $6k 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.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 268 days — a 12% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 2 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: flood insurance adds $56/mo; HOA is 26% of rent.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,334 (13.4% 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 268 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
8. 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.
9. 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.
10. 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: 1.23% ✓
• Cap rate: 5.79%
• Cash-on-cash: -1.79%
• DSCR: 0.92
• GRM: 6.8

CMA / ARV

• ARV (median comp): $97,451
• List price: $108,969
• Delta: 11.82%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5056 Big Hollow Rd	0.07mi	3/2.0	880 (-3%)	4mo	$106,314	$121	88
5032 Big Hollow Rd	0.10mi	2/2.0 (-1)	790 (-13%)	4mo	$99,879	$126	66

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 9.9%
• Equity multiple: 1.64×
• Total profit: $19,466
• Equity at exit: $62,303

10-year hold

• IRR: 11.5%
• Equity multiple: 3.12×
• Total profit: $64,716
• Equity at exit: $107,986

Cash invested: $30,511 (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: 6.8×

Monthly cashflow live

• Estimated rent: $1,345 medium
• Mortgage (P&I): −$571
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$355
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $-101

Break-even live

Break-even rent $1,473

Max offer price $94,334

Occupancy floor —

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: $27,242
• Closing costs: $3,269
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $355 · $4,260/yr

Listing history 18 events

1. 2026-06-18
   days on market $108,969 Active 268 DOM
2. 2026-06-17
   days on market $108,969 Active 267 DOM
3. 2026-06-16
   days on market $108,969 Active 266 DOM
4. 2026-06-15
   days on market $108,969 Active 265 DOM
5. 2026-06-15
   days on market $108,969 Active 264 DOM
6. 2026-06-13
   days on market $108,969 Active 263 DOM
7. 2026-06-12
   days on market $108,969 Active 262 DOM
8. 2026-06-09
   days on market $108,969 Active 259 DOM
9. 2026-06-08
   days on market $108,969 Active 258 DOM
10. 2026-06-08
    days on market $108,969 Active 257 DOM
11. 2026-06-07
    days on market $108,969 Active 256 DOM
12. 2026-06-03
    days on market $108,969 Active 253 DOM
13. 2026-06-02
    days on market $108,969 Active 252 DOM
14. 2026-06-01
    days on market $108,969 Active 251 DOM
15. 2026-05-31
    days on market $108,969 Active 250 DOM
16. 2025-11-20
    status Active 953-char remark

    Show marketing remark (953 chars)

    Welcome to 134 Hillside Drive, Starksboro, VT , where modern comfort meets affordability in Hillside Manor! This brand-new #12 Eagle River EN721111-3B model manufactured home offers 3 bedrooms, 2 bathroom, and 907 sq. ft. (13'4"x68 ft. ) of thoughtfully designed living space. Step inside to an open-concept layout with stylish finishes, a bright living area, and a well-appointed kitchen. The home features energy-efficient construction, modern appliances, and low-maintenance materials, making it perfect for easy living. Located in a peaceful and well-maintained community, this home is ideal for those looking for a move-in-ready option in a convenient location. Don’t miss out on this opportunity! Contact us today for more details or to schedule a tour. The interior is 100% complete. Home is available for showing. This property participates in the Mobile Home Infill Program (MHIP) and is open to anyone who works or lives in Vermont.

17. 2025-10-02
    historical Active with Contract 953-char remark

    Show marketing remark (953 chars)

    Welcome to 134 Hillside Drive, Starksboro, VT , where modern comfort meets affordability in Hillside Manor! This brand-new #12 Eagle River EN721111-3B model manufactured home offers 3 bedrooms, 2 bathroom, and 907 sq. ft. (13'4"x68 ft. ) of thoughtfully designed living space. Step inside to an open-concept layout with stylish finishes, a bright living area, and a well-appointed kitchen. The home features energy-efficient construction, modern appliances, and low-maintenance materials, making it perfect for easy living. Located in a peaceful and well-maintained community, this home is ideal for those looking for a move-in-ready option in a convenient location. Don’t miss out on this opportunity! Contact us today for more details or to schedule a tour. The interior is 100% complete. Home is available for showing. This property participates in the Mobile Home Infill Program (MHIP) and is open to anyone who works or lives in Vermont.

18. 2025-09-23
    listed $108,969 Active 953-char remark

    Show marketing remark (953 chars)

    Welcome to 134 Hillside Drive, Starksboro, VT , where modern comfort meets affordability in Hillside Manor! This brand-new #12 Eagle River EN721111-3B model manufactured home offers 3 bedrooms, 2 bathroom, and 907 sq. ft. (13'4"x68 ft. ) of thoughtfully designed living space. Step inside to an open-concept layout with stylish finishes, a bright living area, and a well-appointed kitchen. The home features energy-efficient construction, modern appliances, and low-maintenance materials, making it perfect for easy living. Located in a peaceful and well-maintained community, this home is ideal for those looking for a move-in-ready option in a convenient location. Don’t miss out on this opportunity! Contact us today for more details or to schedule a tour. The interior is 100% complete. Home is available for showing. This property participates in the Mobile Home Infill Program (MHIP) and is open to anyone who works or lives in Vermont.

ⓘ 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 9/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥87°F today · 16 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: $16,139
• − Mortgage interest: −$6,104
• − Property taxes: −$1,635
• − Insurance: −$1,211
• − Repairs & maintenance: −$1,291
• − Management: −$1,291
• − HOA: −$4,260
• − Depreciation: −$3,170
• Taxable loss: −$2,823
• Est. tax savings @ 24.0%: +$678
• After-tax cash flow: $-536/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 · 6 photos

Good 80/100 None rehab

This move-in-ready manufactured home offers a good condition with modern finishes and energy-efficient construction, making it an ideal option for both resale and rental markets.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value.
• Resale New flooring in bathrooms — Modernizes the space and can increase resale value.
• Resale New kitchen appliances — Modernizes the space and can increase resale value.
• Resale New bathroom fixtures — Modernizes the space and can increase resale value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑
• Resale New flooring in bathrooms — Modernizes the space and can increase resale value. ↑
• Resale New kitchen appliances — Modernizes the space and can increase resale value. ↑
• Resale New bathroom fixtures — Modernizes the space and can increase resale 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 — Starksboro

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

3 events — show timeline

• 2025-11-20 Relisted — PrimeMLS
• 2025-10-02 Contingent — PrimeMLS
• 2025-09-23 Listed $108,969 PrimeMLS