571 Bliss Rd · Woodbury, VT 05681

$120,000

2 bd · 1.0 ba · 840 sqft · SingleFamily · 163 Days on market

Built 1989 6.00 ac lot

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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 +17.0/30.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Appreciation +5.1/10.0
• Schools +5.0/10.0
• 1% rule +4.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

High on a hill with abundant sunlight sits this beautiful 6 acre parcel of land with a mobile home in Woodbury. A well maintained yard is surrounded by trees, roses and a small brook - and a tool shed on the property gives you extra storage. The home itself features a newly constructed 3 season back porch, and has had just one owner/occupant for the last two decades. This property would be a great place to relax and live quietly in nature, and maybe build the home of your dreams. Mobile home is being sold as is. Please call or email agent to schedule showings.

Key facts

• Backyard tool shed
• Septic in place
• Level lot

Tags

• WOODBURY LOCATION
• LEVEL LOT
• ROOM FOR GARDENS
• THREE-SEASON BACK PORCH
• BACKYARD TOOL SHED
• SEPTIC IN PLACE

Property features AI

Exterior

• Parking: Dirt driveway parking
• Utilities: Drilled well water; Septic system; Circuit breaker electrical service; LP/bottle gas; Internet availability unknown
• Home design: Manufactured/mobile home; Tan exterior; Rolled roof; Built in 1989
• Construction: Vinyl siding
• Exterior features: Level, open and wooded lot in a rural setting; Dirt driveway

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Two bedrooms (both on main level) — approx. 13' x 11' and 13' x 9'
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Propane hot air heat
• Interior features: 4 total rooms; Living room
• Laundry & utility: Washer; Electric water heater (owned)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $82 ($981/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 $115k (3.9% below list).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Zoned schools: Hazen Union High School (math 17% / reading 32%, grade F, #42 of 48 statewide, top 91%, 301 students, 29% FRL).
• Market conditions: 7 active listings in the ZIP; 185 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($830 loan paydown + $206 appreciation (0.2% local appreciation)).
• Washington County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (0.2% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 163 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago 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.
• Current owner paid $99k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 163 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.96% ✗
• Cap rate: 7.11%
• Cash-on-cash: 2.92%
• DSCR: 1.13
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.7%
• Equity multiple: 1.08×
• Total profit: $2,686
• Equity at exit: $35,876

10-year hold

• IRR: 7.0%
• Equity multiple: 1.77×
• Total profit: $25,963
• Equity at exit: $43,956

Cash invested: $33,600 (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 05681

• Home prices YoY: 0.2%
• Active inventory: 7
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,153 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,800/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $82

Break-even live

Break-even rent $1,050

Max offer price $120,000

Occupancy floor 88%

Sensitivity live

Price	-10% $165	-5% $123	+0% $82	+5% $40	+10% $-1
Rent	-10% $-9	-5% $36	+0% $82	+5% $127	+10% $173
Rate	-1.0pp $142	-0.5pp $112	base $82	+0.5pp $51	+1.0pp $19

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-17
   days on market $120,000 Active 163 DOM
2. 2026-06-16
   days on market $120,000 Active 162 DOM
3. 2026-06-15
   days on market $120,000 Active 161 DOM
4. 2026-06-15
   days on market $120,000 Active 160 DOM
5. 2026-06-13
   days on market $120,000 Active 159 DOM
6. 2026-06-12
   days on market $120,000 Active 158 DOM
7. 2026-06-09
   days on market $120,000 Active 155 DOM
8. 2026-06-08
   days on market $120,000 Active 154 DOM
9. 2026-06-08
   days on market $120,000 Active 153 DOM
10. 2026-06-07
    days on market $120,000 Active 152 DOM
11. 2026-06-03
    days on market $120,000 Active 149 DOM
12. 2026-06-02
    days on market $120,000 Active 148 DOM
13. 2026-06-01
    days on market $120,000 Active 147 DOM
14. 2026-05-31
    days on market $120,000 Active 146 DOM
15. 2026-01-05
    listed $120,000 Active
16. 2022-01-19
    soldstatus $99,000 Closed 566-char remark

    Show marketing remark (566 chars)

    High on a hill with abundant sunlight sits this beautiful 6 acre parcel of land with a mobile home in Woodbury. A well maintained yard is surrounded by trees, roses and a small brook - and a tool shed on the property gives you extra storage. The home itself features a newly constructed 3 season back porch, and has had just one owner/occupant for the last two decades. This property would be a great place to relax and live quietly in nature, and maybe build the home of your dreams. Mobile home is being sold as is. Please call or email agent to schedule showings.

17. 2021-12-13
    status Pending 566-char remark

    Show marketing remark (566 chars)

    High on a hill with abundant sunlight sits this beautiful 6 acre parcel of land with a mobile home in Woodbury. A well maintained yard is surrounded by trees, roses and a small brook - and a tool shed on the property gives you extra storage. The home itself features a newly constructed 3 season back porch, and has had just one owner/occupant for the last two decades. This property would be a great place to relax and live quietly in nature, and maybe build the home of your dreams. Mobile home is being sold as is. Please call or email agent to schedule showings.

18. 2021-11-29
    listed $99,000 Active 566-char remark

    Show marketing remark (566 chars)

    High on a hill with abundant sunlight sits this beautiful 6 acre parcel of land with a mobile home in Woodbury. A well maintained yard is surrounded by trees, roses and a small brook - and a tool shed on the property gives you extra storage. The home itself features a newly constructed 3 season back porch, and has had just one owner/occupant for the last two decades. This property would be a great place to relax and live quietly in nature, and maybe build the home of your dreams. Mobile home is being sold as is. Please call or email agent to schedule showings.

ⓘ 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 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 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: $13,839
• − Mortgage interest: −$6,722
• − Property taxes: −$1,800
• − Insurance: −$600
• − Repairs & maintenance: −$1,107
• − Management: −$1,107
• − Depreciation: −$3,491
• Taxable loss: −$988
• Est. tax savings @ 24.0%: +$237
• After-tax cash flow: $1,219/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 — Woodbury

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

Census & demographics

• Population (ZIP): 125

Population outlook (Washington County) Hauer SSP2

• Today (2025): 56,608 people
• By 2030: 54,731 · -3.3%
• By 2040: 50,227 · -11.3%
• By 2050: 45,893 · -18.9%
• By 2075: 36,818 · -35.0%
• By 2100: 28,143 · -50.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 5% Two or more races 5%
• Common ancestry: Slovak 29% Lithuanian 3% Romanian 1%
• Foreign-born: 2%

Political lean MEDSL · Washington

• 2024 margin: Solid D (+43.4) · D 70.0% · R 26.6% · Other 3.4%
• 2008→2024 swing: +2.4pp toward D · 2008: 41.0pp · 2024: 43.4pp
• All cycles: 2024: D+43.4 2020: D+46.1 2016: D+37.0 2012: D+42.2 2008: D+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.17%
• Current HPI: 95.134
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+21.2% since first listed

4 events — show timeline

• 2026-01-05 Listed $120,000 PrimeMLS
• 2022-01-19 Sold (MLS) $99,000 PrimeMLS
• 2021-12-13 Pending — PrimeMLS
• 2021-11-29 Listed $99,000 PrimeMLS