47 Nason St · St. Albans, VT 05478

$60,000

2 bd · 1.0 ba · 732 sqft · Manufactured public records · 27 Days on market

Built 2000 Est $93k · 35% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

2000 skyline 14x56 mobile home. 2 bed 1 bath located in Brierwood trailer park in St. Albans. Great starter home! 10x10 metal shed for storage. Oil heat, propane stove, washer and dryer included. Fridge is not included. * * * buyer must be able to pass a background and credit check for park approval before sale * * *

Key facts

• Propane stove
• Oil heat
• Built 2000

Tags

• METAL SHED FOR STORAGE
• OIL HEAT
• PROPANE STOVE
• WASHER AND DRYER INCLUDED

🏷️ Possibly a rental listed for sale. The $60,000 price doesn't fit this home's estimated sale value (~$92,964) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $846 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $59k (1.5% below list) — sets the bar for market timing.
• Cap rate 23.2% vs local median 2.4% in St. Albans — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Market conditions: 123 active listings in the ZIP; 200 units permitted in Franklin County in 2024 (25 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Franklin County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($59k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,100 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 2.54% ✓
• Cap rate: 23.20%
• Cash-on-cash: 60.39%
• DSCR: 3.69
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $92,964
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
97 Cameron Dr	0.16mi	2/1.0	784 (+7%)	3mo	$99,550	$127	78
47 Nason St #16	0.00mi	2/1.0	820 (+12%)	10mo	$95,000	$116	71
23 Smith Dr	0.58mi	2/1.0	744 (+2%)	24mo	$130,000	$175	50

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: 59.1%
• Equity multiple: 3.63×
• Total profit: $44,118
• Equity at exit: $8,946

10-year hold

• IRR: 63.9%
• Equity multiple: 7.41×
• Total profit: $107,718
• Equity at exit: $5,188

Cash invested: $16,800 (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 05478

• Home prices YoY: -28.1%
• Active inventory: 123
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,526 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$21 /mo · $248/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $846

Break-even live

Break-even rent $456

Max offer price $60,000

Occupancy floor 40%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-17
   status $60,000 Under Contract 27 DOM
2. 2026-06-16
   days on market $60,000 Active 27 DOM
3. 2026-06-15
   days on market $60,000 Active 26 DOM
4. 2026-06-15
   days on market $60,000 Active 25 DOM
5. 2026-06-13
   days on market $60,000 Active 24 DOM
6. 2026-06-12
   days on market $60,000 Active 23 DOM
7. 2026-06-09
   days on market $60,000 Active 20 DOM
8. 2026-06-08
   days on market $60,000 Active 19 DOM
9. 2026-06-08
   days on market $60,000 Active 18 DOM
10. 2026-06-07
    days on market $60,000 Active 17 DOM
11. 2026-06-03
    days on market $60,000 Active 14 DOM
12. 2026-06-02
    days on market $60,000 Active 13 DOM
13. 2026-06-01
    days on market $60,000 Active 12 DOM
14. 2026-05-31
    days on market $60,000 Active 11 DOM
15. 2026-05-20
    listed $60,000 Active

ⓘ 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: $248 · $21/mo
• Projected year-2 tax: $694 · $58/mo
• Expected delta: +$446/yr (+$37/mo · 180.1%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 15 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: $18,316
• − Mortgage interest: −$3,361
• − Property taxes: −$248
• − Insurance: −$300
• − Repairs & maintenance: −$1,465
• − Management: −$1,465
• − Depreciation: −$1,745
• Taxable income: $9,731
• Est. tax owed @ 24.0%: −$2,336
• After-tax cash flow: $7,811/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 — St. Albans

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

Census & demographics

• Census place: St. Albans, VT
• Population (ZIP): 16,016

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 50,374 people
• By 2030: 50,718 · +0.7%
• By 2040: 50,557 · +0.4%
• By 2050: 48,832 · -3.1%
• By 2075: 43,526 · -13.6%
• By 2100: 33,970 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 3% Native American 1%
• Common ancestry: Lithuanian 16% Slovak 3% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · French/Haitian/Cajun 3% Spanish 1%

Political lean MEDSL · Franklin

• 2024 margin: Toss-up / Even · D 50.0% · R 47.0% · Other 3.0%
• 2008→2024 swing: -21.8pp toward R · 2008: 24.8pp · 2024: 3.0pp
• All cycles: 2024: D+3.0 2020: D+9.0 2016: D+3.1 2012: D+23.6 2008: D+24.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -126.12%
• Current HPI: 322.6117
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-20 Listed $60,000 FSBO.com

Property tax history

+2.7%/yr

Latest (2020): $248 · +3.0% YoY. Source: county tax records.