594 Route 8a · Jacksonville, VT 01339

$29,950

3 bd · 1.0 ba · 576 sqft · Manufactured public records · 303 Days on market

Built 1970 1.80 ac lot ↓ 45% 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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.1/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Unique opportunity for those seeking a tranquil, rural lifestyle. This 576-square-foot mobile/manufactured home, built in 1970, features three bedrooms and one bathroom, making it an ideal choice for a small family, a weekend retreat, or a minimalist living space. Situated on a generous 1.8-acre lot, the property provides ample outdoor space for gardening, recreation, or simply enjoying the natural surrounding. AS-IS Condition.

Key facts

• Ample outdoor space
• 1.8 acre lot
• 2 parking spots

Tags

• GENEROUS 1.8-ACRE LOT
• AMPLE OUTDOOR SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $929 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 54/100 on livability (#115 in VT) — a working-class tenant base; expect higher turnover. Watch: schools D+, health & safety D, amenities F.
• Mohawk Trail (rural): math 25% / reading 45% proficiency, ranked #235 of 302 in MA (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 89 units permitted in Franklin County in 2024 (22 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($208 loan paydown + $1k appreciation (3.6% local appreciation)).
• Franklin County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 303 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts; this cycle's ask has dropped $25k (45%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $26,356 (12.0% below list)

Questions for the listing agent

1. It's been on market 303 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 4.92% ✓
• Cap rate: 43.52%
• Cash-on-cash: 132.97%
• DSCR: 6.92
• GRM: 1.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.60×
• Total profit: $63,769
• Equity at exit: $14,467

10-year hold

• IRR: —
• Equity multiple: 18.05×
• Total profit: $142,993
• Equity at exit: $23,107

Cash invested: $8,386 (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 01339

• Home prices YoY: 1.5%
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $1,473 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$65 /mo · $776/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$309
• Net cashflow: $929

Break-even live

Break-even rent $296

Max offer price $29,950

Occupancy floor 32%

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: $7,488
• Closing costs: $898
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-19
   remarks 461-char remark
2. 2026-06-18
   days on market $29,950 Active 303 DOM
3. 2026-06-17
   days on market $29,950 Active 302 DOM
4. 2026-06-16
   days on market $29,950 Active 301 DOM
5. 2026-06-15
   days on market $29,950 Active 300 DOM
6. 2026-06-14
   days on market $29,950 Active 298 DOM
7. 2026-06-10
   days on market $29,950 Active 295 DOM
8. 2026-06-09
   days on market $29,950 Active 294 DOM
9. 2026-06-08
   days on market $29,950 Active 293 DOM
10. 2026-06-07
    days on market $29,950 Active 292 DOM
11. 2026-06-03
    days on market $29,950 Active 288 DOM
12. 2026-06-02
    days on market $29,950 Active 287 DOM
13. 2026-06-01
    days on market $29,950 Active 286 DOM
14. 2026-05-31
    days on market $29,950 Active 285 DOM
15. 2026-05-30
    days on market $29,950 Active 284 DOM
16. 2026-05-08
    price $29,950 432-char remark

    Show marketing remark (432 chars)

    Unique opportunity for those seeking a tranquil, rural lifestyle. This 576-square-foot mobile/manufactured home, built in 1970, features three bedrooms and one bathroom, making it an ideal choice for a small family, a weekend retreat, or a minimalist living space. Situated on a generous 1.8-acre lot, the property provides ample outdoor space for gardening, recreation, or simply enjoying the natural surrounding. AS-IS Condition.

17. 2026-04-20
    status Reactivated 432-char remark

    Show marketing remark (432 chars)

    Unique opportunity for those seeking a tranquil, rural lifestyle. This 576-square-foot mobile/manufactured home, built in 1970, features three bedrooms and one bathroom, making it an ideal choice for a small family, a weekend retreat, or a minimalist living space. Situated on a generous 1.8-acre lot, the property provides ample outdoor space for gardening, recreation, or simply enjoying the natural surrounding. AS-IS Condition.

18. 2026-04-18
    historical 432-char remark

    Show marketing remark (432 chars)

    Unique opportunity for those seeking a tranquil, rural lifestyle. This 576-square-foot mobile/manufactured home, built in 1970, features three bedrooms and one bathroom, making it an ideal choice for a small family, a weekend retreat, or a minimalist living space. Situated on a generous 1.8-acre lot, the property provides ample outdoor space for gardening, recreation, or simply enjoying the natural surrounding. AS-IS Condition.

19. 2026-01-28
    status Back On Market 432-char remark

    Show marketing remark (432 chars)

    Unique opportunity for those seeking a tranquil, rural lifestyle. This 576-square-foot mobile/manufactured home, built in 1970, features three bedrooms and one bathroom, making it an ideal choice for a small family, a weekend retreat, or a minimalist living space. Situated on a generous 1.8-acre lot, the property provides ample outdoor space for gardening, recreation, or simply enjoying the natural surrounding. AS-IS Condition.

20. 2025-11-25
    status Under Agreement 432-char remark

    Show marketing remark (432 chars)

    Unique opportunity for those seeking a tranquil, rural lifestyle. This 576-square-foot mobile/manufactured home, built in 1970, features three bedrooms and one bathroom, making it an ideal choice for a small family, a weekend retreat, or a minimalist living space. Situated on a generous 1.8-acre lot, the property provides ample outdoor space for gardening, recreation, or simply enjoying the natural surrounding. AS-IS Condition.

21. 2025-11-13
    historical Contingent 432-char remark

    Show marketing remark (432 chars)

    Unique opportunity for those seeking a tranquil, rural lifestyle. This 576-square-foot mobile/manufactured home, built in 1970, features three bedrooms and one bathroom, making it an ideal choice for a small family, a weekend retreat, or a minimalist living space. Situated on a generous 1.8-acre lot, the property provides ample outdoor space for gardening, recreation, or simply enjoying the natural surrounding. AS-IS Condition.

22. 2025-10-30
    status Reactivated 432-char remark

    Show marketing remark (432 chars)

    Unique opportunity for those seeking a tranquil, rural lifestyle. This 576-square-foot mobile/manufactured home, built in 1970, features three bedrooms and one bathroom, making it an ideal choice for a small family, a weekend retreat, or a minimalist living space. Situated on a generous 1.8-acre lot, the property provides ample outdoor space for gardening, recreation, or simply enjoying the natural surrounding. AS-IS Condition.

23. 2025-10-25
    historical 432-char remark

    Show marketing remark (432 chars)

    Unique opportunity for those seeking a tranquil, rural lifestyle. This 576-square-foot mobile/manufactured home, built in 1970, features three bedrooms and one bathroom, making it an ideal choice for a small family, a weekend retreat, or a minimalist living space. Situated on a generous 1.8-acre lot, the property provides ample outdoor space for gardening, recreation, or simply enjoying the natural surrounding. AS-IS Condition.

24. 2025-09-03
    price $39,950 432-char remark

    Show marketing remark (432 chars)

    Unique opportunity for those seeking a tranquil, rural lifestyle. This 576-square-foot mobile/manufactured home, built in 1970, features three bedrooms and one bathroom, making it an ideal choice for a small family, a weekend retreat, or a minimalist living space. Situated on a generous 1.8-acre lot, the property provides ample outdoor space for gardening, recreation, or simply enjoying the natural surrounding. AS-IS Condition.

25. 2025-08-25
    status Reactivated 432-char remark

    Show marketing remark (432 chars)

    Unique opportunity for those seeking a tranquil, rural lifestyle. This 576-square-foot mobile/manufactured home, built in 1970, features three bedrooms and one bathroom, making it an ideal choice for a small family, a weekend retreat, or a minimalist living space. Situated on a generous 1.8-acre lot, the property provides ample outdoor space for gardening, recreation, or simply enjoying the natural surrounding. AS-IS Condition.

26. 2025-08-22
    historical 432-char remark

    Show marketing remark (432 chars)

    Unique opportunity for those seeking a tranquil, rural lifestyle. This 576-square-foot mobile/manufactured home, built in 1970, features three bedrooms and one bathroom, making it an ideal choice for a small family, a weekend retreat, or a minimalist living space. Situated on a generous 1.8-acre lot, the property provides ample outdoor space for gardening, recreation, or simply enjoying the natural surrounding. AS-IS Condition.

27. 2025-07-29
    price $49,950 432-char remark

    Show marketing remark (432 chars)

    Unique opportunity for those seeking a tranquil, rural lifestyle. This 576-square-foot mobile/manufactured home, built in 1970, features three bedrooms and one bathroom, making it an ideal choice for a small family, a weekend retreat, or a minimalist living space. Situated on a generous 1.8-acre lot, the property provides ample outdoor space for gardening, recreation, or simply enjoying the natural surrounding. AS-IS Condition.

28. 2025-07-10
    status Back On Market 432-char remark

    Show marketing remark (432 chars)

    Unique opportunity for those seeking a tranquil, rural lifestyle. This 576-square-foot mobile/manufactured home, built in 1970, features three bedrooms and one bathroom, making it an ideal choice for a small family, a weekend retreat, or a minimalist living space. Situated on a generous 1.8-acre lot, the property provides ample outdoor space for gardening, recreation, or simply enjoying the natural surrounding. AS-IS Condition.

29. 2025-06-26
    status Under Agreement 432-char remark

    Show marketing remark (432 chars)

    Unique opportunity for those seeking a tranquil, rural lifestyle. This 576-square-foot mobile/manufactured home, built in 1970, features three bedrooms and one bathroom, making it an ideal choice for a small family, a weekend retreat, or a minimalist living space. Situated on a generous 1.8-acre lot, the property provides ample outdoor space for gardening, recreation, or simply enjoying the natural surrounding. AS-IS Condition.

30. 2025-05-22
    listed $54,950 New 432-char remark

    Show marketing remark (432 chars)

    Unique opportunity for those seeking a tranquil, rural lifestyle. This 576-square-foot mobile/manufactured home, built in 1970, features three bedrooms and one bathroom, making it an ideal choice for a small family, a weekend retreat, or a minimalist living space. Situated on a generous 1.8-acre lot, the property provides ample outdoor space for gardening, recreation, or simply enjoying the natural surrounding. AS-IS Condition.

ⓘ 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: $776 · $65/mo
• Projected year-2 tax: $776 · $65/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥88°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $17,672
• − Mortgage interest: −$1,678
• − Property taxes: −$776
• − Insurance: −$150
• − Repairs & maintenance: −$1,414
• − Management: −$1,414
• − Depreciation: −$871
• Taxable income: $11,370
• Est. tax owed @ 24.0%: −$2,729
• After-tax cash flow: $8,422/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)

• District: Mohawk Trail
• NCES district ID: 2507990
• Math proficiency: 25% ▼ -15.00%
• Reading proficiency: 45% ▼ -7.00%
• Median HH income: $56,668
• Composite: 30.91/100
• National rank: #6114
• State rank: #235 of 302 in MA

Livability — Jacksonville

• Score: 54/100
• State rank: #115
• US rank: #24101

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,361

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 68,566 people
• By 2030: 66,543 · -3.0%
• By 2040: 60,766 · -11.4%
• By 2050: 54,971 · -19.8%
• By 2075: 42,642 · -37.8%
• By 2100: 31,861 · -53.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 1% Asian 1%
• Common ancestry: Lithuanian 17% Romanian 6% Italian 4%
• Foreign-born: 2%
• Languages at home: 98% English-only · Tagalog/Filipino 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid D (+37.8) · D 67.3% · R 29.6% · Other 3.1%
• 2008→2024 swing: -9.9pp toward R · 2008: 47.7pp · 2024: 37.8pp
• All cycles: 2024: D+37.8 2020: D+44.4 2016: D+37.0 2012: D+47.0 2008: D+47.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.59%
• Current HPI: 242.7703
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-45.5% since first listed

15 events — show timeline

• 2026-05-08 Price Changed $29,950 MLS PIN
• 2026-04-20 Relisted — MLS PIN
• 2026-04-18 Listing Removed — MLS PIN
• 2026-01-28 Relisted — MLS PIN
• 2025-11-25 Pending — MLS PIN
• 2025-11-13 Contingent — MLS PIN
• 2025-10-30 Relisted — MLS PIN
• 2025-10-25 Listing Removed — MLS PIN
• 2025-09-03 Price Changed $39,950 MLS PIN
• 2025-08-25 Relisted — MLS PIN
• 2025-08-22 Listing Removed — MLS PIN
• 2025-07-29 Price Changed $49,950 MLS PIN
• 2025-07-10 Relisted — MLS PIN
• 2025-06-26 Pending — MLS PIN
• 2025-05-22 Listed $54,950 MLS PIN

Property tax history

-3.2%/yr

Latest (2023): $776 · +7.0% YoY. Source: county tax records.