81 Cramton Rd #6 · Castleton, VT 05735

$49,900

2 bd · 1.0 ba · 980 sqft · Manufactured · 129 Days on market

Built 1987 Fair condition $51/sqft · 39% below area Est $82k · 39% under

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Why this score? — see what drove the A 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
• Appreciation +7.3/10.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

CASTLETON: 1987 Single-Wide Manufactured home, 2 Bedrooms and a large shed, move-in condition. UPGRADES: Bathroom being remodeled in Sept. 2022, Standing seam roof - 5 yrs, new furnace, oil tank/cement pad, piping & thermostat - 5 years, new water heater in 2022, insulated skirting, installed vents & 2 access doors - 4 yrs, painted & repaired deck & shed - 4 yrs, installed new storm doors & roofing over doors (front & back) - 4.5 yrs, underground lines & conduits forcable TV & Wi-Fi access (Xfinity) - 4 yrs, insulated around thermopane windows & replaced old trim - 5 yrs. Open concept style, Also has deck that could be remodeled into an enclosed porch (with park approval). Close to village, Amtrak, Castleton University, restaurants, medical center, pharmacy, Lake Bomoseen, skiing and Rutland. Lease subject to Park approval, including minimum credit score of 680+ and no dogs. Mobile home is intended to stay on property. Property to be sold in "as is" & "where is" condition. Cash purchase. Seller is open to discussing owner financing options on a portion of the purchase price, subject to mutually agreeable terms. Seller will entertain offers.

Key facts

• Standing seam roof
• New furnace
• Remodeled bathroom

Tags

• LARGE SHED
• REMODELED BATHROOM
• STANDING SEAM ROOF
• NEW FURNACE
• NEW WATER HEATER
• INSULATED SKIRTING

🏷️ Possibly a rental listed for sale. The $49,900 price doesn't fit this home's estimated sale value (~$82,200) 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 $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $631 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $44k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#66 in VT) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A; Watch: schools F, amenities F, commute F.
• Market conditions: 43 active listings in the ZIP; 90 units permitted in Rutland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($345 loan paydown + $2k appreciation (4.6% local appreciation)).
• Rutland County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.6% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $8k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $8k; list at $50k implies a 524% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $43,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 2.48% ✓
• Cap rate: 21.47%
• Cash-on-cash: 54.22%
• DSCR: 3.41
• GRM: 3.4

CMA / ARV

• ARV (median comp): $82,200
• List price: $49,900
• Delta: -39.29%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
81 Cramton Rd #2	0.00mi	3/1.5 (+1)	924 (-6%)	8mo	$62,500	$68	77
81 Cramton Rd #33	0.07mi	3/1.5 (+1)	980 (0%)	16mo	$69,900	$71	76
81 Cramton Rd #44	0.07mi	2/1.5	980 (0%)	23mo	$50,000	$51	76
81 Crampton Rd Lot 15	0.00mi	2/1.0	924 (-6%)	18mo	$29,000	$31	75
81 Cramton Rd Unit L-16	0.07mi	3/2.0 (+1)	911 (-7%)	4mo	$101,899	$112	73
81 Cramton Rd #40	0.06mi	2/1.5	1,110 (+13%)	21mo	$83,000	$75	56

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

Projected returns pro-forma

4.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 61.0%
• Equity multiple: 4.62×
• Total profit: $50,510
• Equity at exit: $26,985

10-year hold

• IRR: 59.2%
• Equity multiple: 9.49×
• Total profit: $118,581
• Equity at exit: $45,537

Cash invested: $13,972 (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 05735

• Home prices YoY: 1.3%
• Active inventory: 43
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $1,236 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $631

Break-even live

Break-even rent $437

Max offer price $49,900

Occupancy floor 44%

Sensitivity live

Price	-10% $666	-5% $649	+0% $631	+5% $614	+10% $597
Rent	-10% $534	-5% $582	+0% $631	+5% $680	+10% $729
Rate	-1.0pp $656	-0.5pp $644	base $631	+0.5pp $618	+1.0pp $605

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $49,900 Active 129 DOM
2. 2026-06-21
   days on market $49,900 Active 128 DOM
3. 2026-06-18
   days on market $49,900 Active 126 DOM
4. 2026-06-17
   days on market $49,900 Active 125 DOM
5. 2026-06-16
   days on market $49,900 Active 124 DOM
6. 2026-06-15
   days on market $49,900 Active 123 DOM
7. 2026-06-15
   days on market $49,900 Active 122 DOM
8. 2026-06-13
   days on market $49,900 Active 121 DOM
9. 2026-06-12
   days on market $49,900 Active 120 DOM
10. 2026-06-09
    days on market $49,900 Active 117 DOM
11. 2026-06-08
    days on market $49,900 Active 116 DOM
12. 2026-06-08
    days on market $49,900 Active 115 DOM
13. 2026-06-07
    days on market $49,900 Active 114 DOM
14. 2026-06-03
    days on market $49,900 Active 111 DOM
15. 2026-06-02
    days on market $49,900 Active 110 DOM
16. 2026-06-01
    days on market $49,900 Active 109 DOM
17. 2026-05-31
    days on market $49,900 Active 108 DOM
18. 2026-05-13
    price $49,900 1238-char remark

    Show marketing remark (1238 chars)

    CASTLETON: 1987 Single-Wide Manufactured home, 2 Bedrooms and a large shed, move-in condition. UPGRADES: Bathroom being remodeled in Sept. 2022, Standing seam roof - 5 yrs, new furnace, oil tank/cement pad, piping & thermostat - 5 years, new water heater in 2022, insulated skirting, installed vents & 2 access doors - 4 yrs, painted & repaired deck & shed - 4 yrs, installed new storm doors & roofing over doors (front & back) - 4.5 yrs, underground lines & conduits forcable TV & Wi-Fi access (Xfinity) - 4 yrs, insulated around thermopane windows & replaced old trim - 5 yrs. Open concept style, Also has deck that could be remodeled into an enclosed porch (with park approval). Close to village, Amtrak, Castleton University, restaurants, medical center, pharmacy, Lake Bomoseen, skiing and Rutland. Lease subject to Park approval, including minimum credit score of 680+ and no dogs. Mobile home is intended to stay on property. Property to be sold in "as is" & "where is" condition. Cash purchase. Seller is open to discussing owner financing options on a portion of the purchase price, subject to mutually agreeable terms. Seller will entertain offers.

19. 2026-02-12
    listed $57,900 Active 1238-char remark

    Show marketing remark (1238 chars)

    CASTLETON: 1987 Single-Wide Manufactured home, 2 Bedrooms and a large shed, move-in condition. UPGRADES: Bathroom being remodeled in Sept. 2022, Standing seam roof - 5 yrs, new furnace, oil tank/cement pad, piping & thermostat - 5 years, new water heater in 2022, insulated skirting, installed vents & 2 access doors - 4 yrs, painted & repaired deck & shed - 4 yrs, installed new storm doors & roofing over doors (front & back) - 4.5 yrs, underground lines & conduits forcable TV & Wi-Fi access (Xfinity) - 4 yrs, insulated around thermopane windows & replaced old trim - 5 yrs. Open concept style, Also has deck that could be remodeled into an enclosed porch (with park approval). Close to village, Amtrak, Castleton University, restaurants, medical center, pharmacy, Lake Bomoseen, skiing and Rutland. Lease subject to Park approval, including minimum credit score of 680+ and no dogs. Mobile home is intended to stay on property. Property to be sold in "as is" & "where is" condition. Cash purchase. Seller is open to discussing owner financing options on a portion of the purchase price, subject to mutually agreeable terms. Seller will entertain offers.

20. 2025-10-23
    price $59,900
21. 2025-08-31
    price $62,900
22. 2025-07-12
    price $64,900
23. 2022-09-28
    price $53,000
24. 2018-11-03
    soldstatus $8,000 Closed
25. 2018-10-23
    status Pending
26. 2018-09-17
    listed $10,000 Active

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,827
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$1,186
• − Management: −$1,186
• − Depreciation: −$1,452
• Taxable income: $7,210
• Est. tax owed @ 24.0%: −$1,730
• After-tax cash flow: $5,845/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 · 13 photos

Fair 45/100 Moderate rehab

This manufactured home requires moderate repairs and updates to its interior and exterior to improve its condition and value. Fresh paint, new flooring, and modern updates to the kitchen and bathroom will significantly enhance its appeal.

Repairs flagged

• Major Paint — Paint appears faded and needs touch-up.
• Major Flooring — Carpet in living room and bedrooms needs replacement.
• Major Kitchen Countertops — Countertops need updating to modernize the kitchen.
• Major Bathroom Fixtures — Bathtub and fixtures need updating for a modern look.

Value-add opportunities

• Both Paint and interior updates — Fresh paint and interior updates will enhance both resale and rental value.
• Both Modern kitchen countertops — Modern countertops will attract more buyers and renters.
• Both Updated bathroom fixtures — New fixtures will improve both resale and rental appeal.
• Both Landscaping and curb appeal improvements — A well-maintained exterior will increase both resale and rental value.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears faded and needs touch-up.	Major	$15,000–50,000
Flooring · Carpet in living room and bedrooms needs replacement.	Major	$15,000–50,000
Kitchen Countertops · Countertops need updating to modernize the kitchen.	Major	$15,000–50,000
Bathroom Fixtures · Bathtub and fixtures need updating for a modern look.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Paint and interior updates — Fresh paint and interior updates will enhance both resale and rental value. ↑
• Both Modern kitchen countertops — Modern countertops will attract more buyers and renters. ↑
• Both Updated bathroom fixtures — New fixtures will improve both resale and rental appeal. ↑
• Both Landscaping and curb appeal improvements — A well-maintained exterior will increase both resale and rental 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 — Castleton

• Score: 64/100
• State rank: #66
• US rank: #14870

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,632

Population outlook (Rutland County) Hauer SSP2

• Today (2025): 55,307 people
• By 2030: 52,364 · -5.3%
• By 2040: 45,751 · -17.3%
• By 2050: 39,627 · -28.4%
• By 2075: 29,080 · -47.4%
• By 2100: 20,673 · -62.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 5% Romanian 3% Serbian 3%
• Foreign-born: 1%
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 1%

Political lean MEDSL · Rutland

• 2024 margin: Lean D (+5.3) · D 51.3% · R 46.0% · Other 2.7%
• 2008→2024 swing: -19.3pp toward R · 2008: 24.6pp · 2024: 5.3pp
• All cycles: 2024: D+5.3 2020: D+10.5 2016: D+4.2 2012: D+22.0 2008: D+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.57%
• Current HPI: 345.6534
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+399.0% since first listed

9 events — show timeline

• 2026-05-13 Price Changed $49,900 PrimeMLS
• 2026-02-12 Listed $57,900 PrimeMLS
• 2025-10-23 Price Changed $59,900 PrimeMLS
• 2025-08-31 Price Changed $62,900 PrimeMLS
• 2025-07-12 Price Changed $64,900 PrimeMLS
• 2022-09-28 Price Changed $53,000 PrimeMLS
• 2018-11-03 Sold (MLS) $8,000 PrimeMLS
• 2018-10-23 Pending — PrimeMLS
• 2018-09-17 Listed $10,000 PrimeMLS