32 Cassie Ln · Bennington, VT 05201

$96,406

2 bd · 2.0 ba · 777 sqft · Manufactured · 345 Days on market

Built 2025 Est $96k · at est. $374/mo HOA · 22% of rent

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Why this score? — see what drove the B- 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 +27.3/30.0
• 1% rule +10.0/10.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 32 Cassie Lane, Bennington, VT, where modern comfort meets affordability in Catamount Park! This brand-new Redman NWS F25206-58 model manufactured home offers 2 bedrooms, 2 bathrooms, and 777 sq. ft. (13'4"x58) of thoughtfully designed living space. Step inside to an open-concept layout with stylish finishes, a bright living area, and a well-appointed kitchen. The home features energy-efficient construction, modern appliances, and low-maintenance materials, making it perfect for easy living. Located in a peaceful and well-maintained community, this home is ideal for those looking for a move-in-ready option in a convenient location. Don’t miss out on this opportunity! C

Key facts

• Built 2025
• Listed 344 days

Property features AI

Finance

• HOA & community: Park-approved for placement at Catamount Park; Monthly park fee of 374 which includes landscaping, plowing, sewer, trash and water (plus other); Mobile park approval in place

Exterior

• Parking: Driveway parking (dirt)
• Utilities: Public water; Public sewer; 100 amp electrical service with circuit breakers; High-speed internet available; Cable available; Telephone service available
• Home design: Manufactured home (Manuf/Mobile style); New construction (2025); Vinyl exterior siding; Asphalt shingle roof
• Construction: Manufactured construction; Year built 2025; Vinyl siding; Shingle (asphalt) roof
• Exterior features: Level lot; Dirt driveway

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric stove
• Bedrooms: 2 bedrooms on the main level
• Flooring: Laminate flooring; Vinyl plank flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heat; Forced air system; Hot air
• Interior features: 4 total rooms; Laminate and vinyl plank flooring
• Laundry & utility: Energy Star washer; Energy Star dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $96k.

Deal economics

• At list price, monthly cash flow is $279 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $96k).
• Recommended offer: $85k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 5.4% in Bennington — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 64/100 on livability (#63 in VT) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A; Watch: employment C-, crime D, schools F.
• Market conditions: 65 active listings in the ZIP; 59 units permitted in Bennington County in 2024 (0 in 5+ unit buildings).
• This rent runs 34% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $666 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Bennington County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 345 days — a 12% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $84,837 (12.0% below list)

Questions for the listing agent

1. It's been on market 345 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.73% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.39%
• DSCR: 1.55
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $96,348
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 Cassie Ln	0.01mi	2/2.0	777 (0%)	5mo	$96,906	$125	96
29 Dustin Dr	0.05mi	2/2.0	777 (0%)	9mo	$96,906	$125	90
64 Ethans Way	0.11mi	2/1.0	746 (-4%)	5mo	$89,499	$120	80
92 Ethans Way	0.13mi	2/2.0	746 (-4%)	9mo	$89,499	$120	80
86 Ethans Way Lot 86E	0.12mi	2/2.0	825 (+6%)	9mo	$101,968	$124	76
72 Ethans Way	0.11mi	2/1.0	825 (+6%)	9mo	$89,499	$108	73

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

Projected returns pro-forma

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

5-year hold

• IRR: 2.3%
• Equity multiple: 1.09×
• Total profit: $2,382
• Equity at exit: $14,374

10-year hold

• IRR: 12.1%
• Equity multiple: 1.96×
• Total profit: $25,965
• Equity at exit: $8,335

Cash invested: $26,994 (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 05201

• Home prices YoY: -19.3%
• Active inventory: 65
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,670 medium
• Mortgage (P&I): −$506
• Tax est. 1.5%: −$121 /mo · $1,446/yr
• Insurance: −$40
• HOA: −$374
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $279

Break-even live

Break-even rent $1,317

Max offer price $96,406

Occupancy floor 78%

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: $24,102
• Closing costs: $2,892
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $374 · $4,488/yr

Listing history 21 events

1. 2026-06-19
   days on market $96,406 Active 345 DOM
2. 2026-06-18
   days on market $96,406 Active 344 DOM
3. 2026-06-17
   days on market $96,406 Active 343 DOM
4. 2026-06-16
   days on market $96,406 Active 342 DOM
5. 2026-06-15
   days on market $96,406 Active 341 DOM
6. 2026-06-14
   days on market $96,406 Active 339 DOM
7. 2026-06-12
   days on market $96,406 Active 338 DOM
8. 2026-06-09
   days on market $96,406 Active 335 DOM
9. 2026-06-08
   days on market $96,406 Active 334 DOM
10. 2026-06-07
    days on market $96,406 Active 333 DOM
11. 2026-06-07
    days on market $96,406 Active 332 DOM
12. 2026-06-04
    days on market $96,406 Active 329 DOM
13. 2026-06-02
    days on market $96,406 Active 328 DOM
14. 2026-06-01
    days on market $96,406 Active 327 DOM
15. 2026-05-31
    days on market $96,406 Active 326 DOM
16. 2026-05-31
    days on market $96,406 Active 325 DOM
17. 2026-05-07
    status Active
18. 2026-04-24
    historical Active with Contract
19. 2025-08-05
    status Active
20. 2025-07-09
    historical Active with Contract
21. 2025-07-09
    listed $96,406 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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,034
• − Mortgage interest: −$5,400
• − Property taxes: −$1,446
• − Insurance: −$482
• − Repairs & maintenance: −$1,603
• − Management: −$1,603
• − HOA: −$4,488
• − Depreciation: −$2,805
• Taxable income: $2,208
• Est. tax owed @ 24.0%: −$530
• After-tax cash flow: $2,814/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 — Bennington

• Score: 64/100
• State rank: #63
• US rank: #14446

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Bennington County · 14,998 people
• City population: 14,998
• Metro: Bennington, VT
• Population (ZIP): 14,998
• Household income: $59,798
• Rent vs Own: 39.1% rent · 60.9% own
• Severe rent burden: 982.0

Population outlook (Bennington County) Hauer SSP2

• Today (2025): 34,407 people
• By 2030: 32,975 · -4.2%
• By 2040: 29,711 · -13.6%
• By 2050: 26,638 · -22.6%
• By 2075: 21,318 · -38.0%
• By 2100: 16,086 · -53.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 10% Slovak 7% Romanian 3%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1%

Political lean MEDSL · Bennington

• 2024 margin: Strong D (+22.5) · D 60.0% · R 37.5% · Other 2.6%
• 2008→2024 swing: -10.9pp toward R · 2008: 33.4pp · 2024: 22.5pp
• All cycles: 2024: D+22.5 2020: D+27.3 2016: D+22.1 2012: D+33.3 2008: D+33.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.78%
• Current HPI: 254.5149
• Rent YoY: —
• Metro: Bennington, VT
• State GDP YoY: —
• F500 in state: 0

Price history

5 events — show timeline

• 2026-05-07 Relisted — PrimeMLS
• 2026-04-24 Contingent — PrimeMLS
• 2025-08-05 Relisted — PrimeMLS
• 2025-07-09 Contingent — PrimeMLS
• 2025-07-09 Listed $96,406 PrimeMLS