68 Blueberry Dr · Wolcott, VT 05680

$159,000

2 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 24 Days on market

Built 2000 1.10 ac lot Est $222k · 28% under ↓ 14% since listing

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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 +16.3/30.0
• ARV discount +15.0/15.0
• Appreciation +6.9/10.0
• DSCR +5.1/10.0
• Schools +5.0/10.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Refreshed with new floors in the living room and painted interior, this stunning lot offers a blend of nature and opportunity on a cozy 1.1 acres. Surrounded by open lawns and a mix of hardwood and softwood trees, this property is ideal for your dream home. The 2-BR, 2-BA manufactured in 2000 provides a comfortable and relaxing living space in this peaceful setting. The lot includes its own septic system and a shared drilled well, ensuring convenience and functionality. Don’t miss this chance to own a piece of Vermont!

Key facts

• New floors
• Cozy 1.1 acres
• Painted interior

Tags

• NEW FLOORS
• PAINTED INTERIOR
• COZY 1.1 ACRES
• BEAUTIFUL LANDSCAPE
• OPEN LAWNS
• HARDWOOD AND SOFTWOOD TREES

Property features AI

Exterior

• Parking: Common/shared driveway
• Utilities: Drilled well (private, shared); Septic system; 100 Amp electric service with circuit breakers; Satellite internet available
• Home design: Manufactured/Mobile home; Existing construction; Metal roof; Built in 2000
• Construction: Other construction materials
• Exterior features: Country setting; Wooded; Rural lot

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Oil heating; Hot air heating
• Interior features: Five total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $159k.

Deal economics

• At list price, monthly cash flow is $88 ($1k/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 $138k (13.1% below list).
• Recommended offer: $138k (13.1% 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: Wolcott Elementary School (math 34% / reading 44%, grade F, #96 of 192 statewide, top 57%, 121 students, 21% FRL).
• Market conditions: 21 active listings in the ZIP; 133 units permitted in Lamoille County in 2024 (15 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($1k loan paydown + $6k appreciation (3.7% local appreciation)).
• Lamoille County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (3.7% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.

Recommended offer $138,233 (13.1% 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: 0.87% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.38%
• DSCR: 1.11
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $222,376
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
172 Belanger Ln	0.42mi	3/2.0 (+1)	952 (-10%)	13mo	$199,000	$209	47

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

Projected returns pro-forma

3.71% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 11.6%
• Equity multiple: 1.69×
• Total profit: $30,769
• Equity at exit: $77,908

10-year hold

• IRR: 13.3%
• Equity multiple: 3.12×
• Total profit: $94,386
• Equity at exit: $125,311

Cash invested: $44,520 (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 05680

• Home prices YoY: 1.5%
• Active inventory: 21
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,382 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$104 /mo · $1,244/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$290
• Net cashflow: $88

Break-even live

Break-even rent $1,271

Max offer price $159,000

Occupancy floor 89%

Sensitivity live

Price	-10% $178	-5% $133	+0% $88	+5% $43	+10% $-2
Rent	-10% $-21	-5% $34	+0% $88	+5% $143	+10% $197
Rate	-1.0pp $168	-0.5pp $129	base $88	+0.5pp $47	+1.0pp $5

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $159,000 Active 24 DOM
2. 2026-06-21
   days on market $159,000 Active 23 DOM
3. 2026-06-18
   days on market $159,000 Active 21 DOM
4. 2026-06-17
   days on market $159,000 Active 20 DOM
5. 2026-06-16
   days on market $159,000 Active 19 DOM
6. 2026-06-15
   days on market $159,000 Active 18 DOM
7. 2026-06-15
   days on market $159,000 Active 17 DOM
8. 2026-06-13
   days on market $159,000 Active 16 DOM
9. 2026-06-12
   pricestatusdays on market $159,000 Active 15 DOM
10. 2026-06-09
    days on market $189,000 Active with Contract 12 DOM
11. 2026-06-08
    days on market $189,000 Active with Contract 11 DOM
12. 2026-06-08
    days on market $189,000 Active with Contract 10 DOM
13. 2026-06-05
    days on market $189,000 Active with Contract 8 DOM
14. 2026-06-03
    days on market $189,000 Active with Contract 6 DOM
15. 2026-06-02
    days on market $189,000 Active with Contract 5 DOM
16. 2026-06-02
    status $189,000 Active with Contract 4 DOM
17. 2026-06-01
    days on market $189,000 Active 4 DOM
18. 2026-05-31
    days on market $189,000 Active 3 DOM
19. 2026-05-28
    listed $189,000 Active
20. 2026-01-13
    price $189,000
21. 2025-09-25
    price $210,000
22. 2025-09-10
    price $220,000

ⓘ 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: $1,244 · $104/mo
• Projected year-2 tax: $2,133 · $178/mo
• Expected delta: +$888/yr (+$74/mo · 71.4%)

ⓘ 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 1/10 Low 7 d/yr ≥88°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $16,588
• − Mortgage interest: −$8,906
• − Property taxes: −$1,244
• − Insurance: −$795
• − Repairs & maintenance: −$1,327
• − Management: −$1,327
• − Depreciation: −$4,625
• Taxable loss: −$1,637
• Est. tax savings @ 24.0%: +$393
• After-tax cash flow: $1,452/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 — Wolcott

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

Census & demographics

• Population (ZIP): 2,052

Population outlook (Lamoille County) Hauer SSP2

• Today (2025): 26,543 people
• By 2030: 27,035 · +1.9%
• By 2040: 27,643 · +4.1%
• By 2050: 27,674 · +4.3%
• By 2075: 27,012 · +1.8%
• By 2100: 24,175 · -8.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Black 2% Two or more races 2%
• Common ancestry: Lithuanian 9% Slovak 4% Italian 3%
• Foreign-born: 1% · Canada
• Languages at home: 96% English-only · French/Haitian/Cajun 1% Spanish 1% Other Indo-European 1%

Political lean MEDSL · Lamoille

• 2024 margin: Solid D (+35.8) · D 66.3% · R 30.5% · Other 3.1%
• 2008→2024 swing: -6.8pp toward R · 2008: 42.6pp · 2024: 35.8pp
• All cycles: 2024: D+35.8 2020: D+40.8 2016: D+31.5 2012: D+42.1 2008: D+42.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.71%
• Current HPI: 244.5629
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-14.1% since first listed

4 events — show timeline

• 2026-05-28 Listed $189,000 PrimeMLS
• 2026-01-13 Price Changed $189,000 PrimeMLS
• 2025-09-25 Price Changed $210,000 PrimeMLS
• 2025-09-10 Price Changed $220,000 PrimeMLS

Property tax history

-3.3%/yr

Latest (2024): $1,244 · -6.2% YoY. Source: county tax records.