690 VT Route 105 · Highgate Center, VT 05483

$209,900

2 bd · 1.0 ba · 858 sqft · Manufactured public records · 3 Days on market

Built 2012 1.40 ac lot

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Why this score? — see what drove the D+ 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 +14.2/30.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +4.3/10.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Shows like new. .. furnished, all appliances included! One floor versatile bright, open floor plan, great for entertaining. Bedrooms at both ends. . Featuring a 19x10 enclosed back porch and 16x15 open back deck with beautiful 1.5 acre lot great for gardening. Special low interest, low payment options information available Minutes to I89, exit 19, shopping, restaurants and more. I89 Exit 19, right onto 104 straight through to 105. Watch for signs.

Key facts

• Chicken coop shed
• Open yard
• Mature plantings

Tags

• 1.4 ACRE LOT
• SPACIOUS MUDROOM ENTRY
• ESTABLISHED PERENNIAL GARDENS
• MATURE PLANTINGS
• CHICKEN COOP SHED
• OPEN YARD

Property features AI

Exterior

• Parking: Paved driveway
• Utilities: Drilled well; Septic system; Circuit breaker electrical panel; Propane (LP) gas available; Cable and satellite internet options
• Home design: Manufactured/mobile style; Single-story (all rooms listed on level 1); Existing construction; Facing information not provided
• Construction: Built in 2012; Vinyl exterior; Metal and architectural shingle roof; Surveyed
• Exterior features: Country setting; Paved driveway; Paved road frontage

Interior

• Kitchen: Kitchen combined with living area; Gas range; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Interior features: Six total rooms; Mudroom
• Laundry & utility: Washer and dryer; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $210k.

Deal economics

• At list price, monthly cash flow is $35 ($426/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 $170k (19.1% below list).
• Recommended offer: $170k (19.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Zoned schools: Sheldon Elementary School (math 32% / reading 42%, grade F, #113 of 192 statewide, top 62%, 335 students, 38% FRL).
• Market conditions: 15 active listings in the ZIP; 200 units permitted in Franklin County in 2024 (25 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $13k appreciation (6.1% local appreciation)).
• Franklin County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (6.1% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 10y 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 $135k; list at $210k implies a 55% gain — meaningful room to come down on a strong offer.

Recommended offer $169,758 (19.1% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
3. 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.
4. 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.
5. 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: 0.81% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.72%
• DSCR: 1.03
• GRM: 10.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.3%
• Equity multiple: 2.10×
• Total profit: $64,514
• Equity at exit: $133,777

10-year hold

• IRR: 16.1%
• Equity multiple: 4.19×
• Total profit: $187,423
• Equity at exit: $244,188

Cash invested: $58,772 (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 05483

• Home prices YoY: 2.0%
• Active inventory: 15
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,698 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$117 /mo · $1,409/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $35

Break-even live

Break-even rent $1,653

Max offer price $209,900

Occupancy floor 93%

Sensitivity live

Price	-10% $154	-5% $95	+0% $35	+5% $-24	+10% $-83
Rent	-10% $-99	-5% $-32	+0% $35	+5% $103	+10% $170
Rate	-1.0pp $141	-0.5pp $89	base $35	+0.5pp $-19	+1.0pp $-74

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-05-19
   status Pending
2. 2026-05-15
   listed $209,900 Active
3. 2018-08-23
   soldstatus $135,400
4. 2018-08-09
   soldstatus $135,400 Closed 455-char remark

   Show marketing remark (455 chars)

   Shows like new. .. furnished, all appliances included! One floor versatile bright, open floor plan, great for entertaining. Bedrooms at both ends. . Featuring a 19x10 enclosed back porch and 16x15 open back deck with beautiful 1.5 acre lot great for gardening. Special low interest, low payment options information available Minutes to I89, exit 19, shopping, restaurants and more. I89 Exit 19, right onto 104 straight through to 105. Watch for signs.

5. 2018-06-05
   status Pending 455-char remark

   Show marketing remark (455 chars)

   Shows like new. .. furnished, all appliances included! One floor versatile bright, open floor plan, great for entertaining. Bedrooms at both ends. . Featuring a 19x10 enclosed back porch and 16x15 open back deck with beautiful 1.5 acre lot great for gardening. Special low interest, low payment options information available Minutes to I89, exit 19, shopping, restaurants and more. I89 Exit 19, right onto 104 straight through to 105. Watch for signs.

6. 2018-04-25
   price $129,900 455-char remark

   Show marketing remark (455 chars)

   Shows like new. .. furnished, all appliances included! One floor versatile bright, open floor plan, great for entertaining. Bedrooms at both ends. . Featuring a 19x10 enclosed back porch and 16x15 open back deck with beautiful 1.5 acre lot great for gardening. Special low interest, low payment options information available Minutes to I89, exit 19, shopping, restaurants and more. I89 Exit 19, right onto 104 straight through to 105. Watch for signs.

7. 2018-03-02
   status Active 455-char remark

   Show marketing remark (455 chars)

   Shows like new. .. furnished, all appliances included! One floor versatile bright, open floor plan, great for entertaining. Bedrooms at both ends. . Featuring a 19x10 enclosed back porch and 16x15 open back deck with beautiful 1.5 acre lot great for gardening. Special low interest, low payment options information available Minutes to I89, exit 19, shopping, restaurants and more. I89 Exit 19, right onto 104 straight through to 105. Watch for signs.

8. 2018-02-27
   status Pending 455-char remark

   Show marketing remark (455 chars)

   Shows like new. .. furnished, all appliances included! One floor versatile bright, open floor plan, great for entertaining. Bedrooms at both ends. . Featuring a 19x10 enclosed back porch and 16x15 open back deck with beautiful 1.5 acre lot great for gardening. Special low interest, low payment options information available Minutes to I89, exit 19, shopping, restaurants and more. I89 Exit 19, right onto 104 straight through to 105. Watch for signs.

9. 2018-01-24
   status Active 455-char remark

   Show marketing remark (455 chars)

   Shows like new. .. furnished, all appliances included! One floor versatile bright, open floor plan, great for entertaining. Bedrooms at both ends. . Featuring a 19x10 enclosed back porch and 16x15 open back deck with beautiful 1.5 acre lot great for gardening. Special low interest, low payment options information available Minutes to I89, exit 19, shopping, restaurants and more. I89 Exit 19, right onto 104 straight through to 105. Watch for signs.

10. 2018-01-18
    historical 455-char remark

    Show marketing remark (455 chars)

    Shows like new. .. furnished, all appliances included! One floor versatile bright, open floor plan, great for entertaining. Bedrooms at both ends. . Featuring a 19x10 enclosed back porch and 16x15 open back deck with beautiful 1.5 acre lot great for gardening. Special low interest, low payment options information available Minutes to I89, exit 19, shopping, restaurants and more. I89 Exit 19, right onto 104 straight through to 105. Watch for signs.

11. 2017-05-09
    price $149,900 455-char remark

    Show marketing remark (455 chars)

    Shows like new. .. furnished, all appliances included! One floor versatile bright, open floor plan, great for entertaining. Bedrooms at both ends. . Featuring a 19x10 enclosed back porch and 16x15 open back deck with beautiful 1.5 acre lot great for gardening. Special low interest, low payment options information available Minutes to I89, exit 19, shopping, restaurants and more. I89 Exit 19, right onto 104 straight through to 105. Watch for signs.

12. 2017-02-23
    price $165,000 455-char remark

    Show marketing remark (455 chars)

    Shows like new. .. furnished, all appliances included! One floor versatile bright, open floor plan, great for entertaining. Bedrooms at both ends. . Featuring a 19x10 enclosed back porch and 16x15 open back deck with beautiful 1.5 acre lot great for gardening. Special low interest, low payment options information available Minutes to I89, exit 19, shopping, restaurants and more. I89 Exit 19, right onto 104 straight through to 105. Watch for signs.

13. 2016-09-20
    price $169,000 455-char remark

    Show marketing remark (455 chars)

    Shows like new. .. furnished, all appliances included! One floor versatile bright, open floor plan, great for entertaining. Bedrooms at both ends. . Featuring a 19x10 enclosed back porch and 16x15 open back deck with beautiful 1.5 acre lot great for gardening. Special low interest, low payment options information available Minutes to I89, exit 19, shopping, restaurants and more. I89 Exit 19, right onto 104 straight through to 105. Watch for signs.

14. 2016-07-22
    listed $175,000 Active 455-char remark

    Show marketing remark (455 chars)

    Shows like new. .. furnished, all appliances included! One floor versatile bright, open floor plan, great for entertaining. Bedrooms at both ends. . Featuring a 19x10 enclosed back porch and 16x15 open back deck with beautiful 1.5 acre lot great for gardening. Special low interest, low payment options information available Minutes to I89, exit 19, shopping, restaurants and more. I89 Exit 19, right onto 104 straight through to 105. Watch for signs.

15. 2013-06-17
    soldstatus $65,000

ⓘ 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: $1,409 · $117/mo
• Projected year-2 tax: $2,699 · $225/mo
• Expected delta: +$1,290/yr (+$107/mo · 91.5%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,371
• − Mortgage interest: −$11,758
• − Property taxes: −$1,409
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,630
• − Management: −$1,630
• − Depreciation: −$6,106
• Taxable loss: −$3,211
• Est. tax savings @ 24.0%: +$771
• After-tax cash flow: $1,196/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 — Highgate Center

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

Census & demographics

• Population (ZIP): 1,584

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 (99%)
• Race & ethnicity: White 99%
• Common ancestry: Lithuanian 23% German 3% Italian 2%
• Foreign-born: 3% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 2%

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: ▲ 6.14%
• Current HPI: 308.5999
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+222.9% since first listed

15 events — show timeline

• 2026-05-19 Pending — PrimeMLS
• 2026-05-15 Listed $209,900 PrimeMLS
• 2018-08-23 Sold (Public Records) $135,400 Public Records
• 2018-08-09 Sold (MLS) $135,400 PrimeMLS
• 2018-06-05 Pending — PrimeMLS
• 2018-04-25 Price Changed $129,900 PrimeMLS
• 2018-03-02 Relisted — PrimeMLS
• 2018-02-27 Pending — PrimeMLS
• 2018-01-24 Relisted — PrimeMLS
• 2018-01-18 Delisted — PrimeMLS
• 2017-05-09 Price Changed $149,900 PrimeMLS
• 2017-02-23 Price Changed $165,000 PrimeMLS
• 2016-09-20 Price Changed $169,000 PrimeMLS
• 2016-07-22 Listed $175,000 PrimeMLS
• 2013-06-17 Sold (Public Records) $65,000 Public Records

Property tax history

-4.4%/yr

Latest (2024): $1,409 · +1.5% YoY. Source: county tax records.