15 Kyle Rd · Brattleboro, VT 05301

$150,000

3 bd · 2.0 ba · 1,080 sqft · Manufactured public records · 14 Days on market

Built 1996 0.42 ac lot

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bring your tools and some love for this spacious home located on almost a half acres of nice land, close to town, just off pavement. Big yard for all the outside fun, full basement for storage and a great laundry room/mud room right off the kitchen. Needs some TLC, but at this price, worth the effort. A must see

Key facts

• 0.42 acre lot
• Built 1996
• Listed 14 days

Property features AI

Exterior

• Home design: Built in 1996
• Construction: Living area approximately 1080
• Exterior features: Lot of approximately 0.41 acres

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $641 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 11.9% vs local median 4.5% in Brattleboro — 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 67/100 on livability (#42 in VT) — a middle-class / working-renter tenant base. Strengths: schools A+, health & safety A+, cost of living B; Watch: crime F, amenities D-, commute F.
• Market conditions: 82 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 188 units permitted in Windham County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($66k/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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Windham County population projected at -26% 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 $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 13y 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 $47k; list at $150k implies a 219% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. Crime grade is F 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?
5. 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.
6. 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.
7. 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: 1.45% ✓
• Cap rate: 11.87%
• Cash-on-cash: 19.91%
• DSCR: 1.89
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 10.0%
• Equity multiple: 1.40×
• Total profit: $16,610
• Equity at exit: $22,365

10-year hold

• IRR: 19.2%
• Equity multiple: 2.60×
• Total profit: $67,318
• Equity at exit: $12,969

Cash invested: $42,000 (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 05301

• Home prices YoY: -19.2%
• Active inventory: 82
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,181 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$177 /mo · $2,123/yr
• Insurance: −$62
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $641

Break-even live

Break-even rent $1,369

Max offer price $150,000

Occupancy floor 66%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
60 Brookside Dr #3 Brattleboro, VT	2.0	1.0	930	$2,200	$2.37	14d	1	0.81mi
60 Brookside Dr #3 Brattleboro, VT	2.0	1.0	930	$2,200	$2.37	43d	1	0.81mi
110 Estey St Unit 1 Brattleboro, VT	3.0	1.0	850	$2,500	$2.94	14d	1	0.99mi
100 Clark St Unit 2 Brattleboro, VT	2.0	1.0	1200	$1,650	$1.38	14d	1	1.50mi

Listing history 19 events

1. 2026-06-18
   days on market $150,000 Active 14 DOM
2. 2026-06-17
   days on market $150,000 Active 13 DOM
3. 2026-06-16
   days on market $150,000 Active 12 DOM
4. 2026-06-15
   days on market $150,000 Active 11 DOM
5. 2026-06-14
   days on market $150,000 Active 9 DOM
6. 2026-06-13
   days on market $150,000 Active 8 DOM
7. 2026-06-10
   days on market $150,000 Active 6 DOM
8. 2026-06-09
   days on market $150,000 Active 5 DOM
9. 2026-06-08
   days on market $150,000 Active 4 DOM
10. 2026-06-07
    days on marketlisting id $150,000 Active 3 DOM
11. 2026-06-03
    days on market $150,000 Active 29 DOM
12. 2026-06-02
    days on market $150,000 Active 28 DOM
13. 2026-06-01
    days on market $150,000 Active 27 DOM
14. 2026-05-31
    days on market $150,000 Active 26 DOM
15. 2026-05-31
    days on market $150,000 Active 25 DOM
16. 2026-05-06
    listed $150,000 Active
17. 2014-02-28
    soldstatus $47,000 313-char remark

    Show marketing remark (313 chars)

    Bring your tools and some love for this spacious home located on almost a half acres of nice land, close to town, just off pavement. Big yard for all the outside fun, full basement for storage and a great laundry room/mud room right off the kitchen. Needs some TLC, but at this price, worth the effort. A must see

18. 2013-10-04
    listed $49,900 313-char remark

    Show marketing remark (313 chars)

    Bring your tools and some love for this spacious home located on almost a half acres of nice land, close to town, just off pavement. Big yard for all the outside fun, full basement for storage and a great laundry room/mud room right off the kitchen. Needs some TLC, but at this price, worth the effort. A must see

19. 2010-12-16
    soldstatus $46,000

ⓘ 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: $2,123 · $177/mo
• Projected year-2 tax: $2,487 · $207/mo
• Expected delta: +$363/yr (+$30/mo · 17.1%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 96% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 6 d/yr ≥94°F today · 13 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% 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: $26,173
• − Mortgage interest: −$8,402
• − Property taxes: −$2,123
• − Insurance: −$1,416
• − Repairs & maintenance: −$2,094
• − Management: −$2,094
• − Depreciation: −$4,364
• Taxable income: $5,680
• Est. tax owed @ 24.0%: −$1,363
• After-tax cash flow: $6,335/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 — Brattleboro

• Score: 67/100
• State rank: #42
• US rank: #10223

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Brattleboro, VT
• County: Windham County · 16,955 people
• City population: 16,955
• Metro: nan
• Population (ZIP): 16,955
• Household income: $65,910
• Rent vs Own: 34.4% rent · 65.6% own
• Severe rent burden: 594.0

Population outlook (Windham County) Hauer SSP2

• Today (2025): 40,432 people
• By 2030: 38,472 · -4.8%
• By 2040: 33,954 · -16.0%
• By 2050: 29,774 · -26.4%
• By 2075: 22,351 · -44.7%
• By 2100: 15,961 · -60.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 3% Asian 2%
• Common ancestry: Lithuanian 7% Romanian 5% Italian 4%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Windham

• 2024 margin: Solid D (+42.7) · D 69.6% · R 26.9% · Other 3.5%
• 2008→2024 swing: -5.4pp toward R · 2008: 48.1pp · 2024: 42.7pp
• All cycles: 2024: D+42.7 2020: D+47.3 2016: D+42.0 2012: D+49.2 2008: D+48.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.19%
• Current HPI: 283.2338
• Rent YoY: —
• Metro: nan
• State GDP YoY: —
• F500 in state: 0

Price history

+226.1% since first listed

4 events — show timeline

• 2026-05-06 Listed $150,000 FSBO.com
• 2014-02-28 Sold (MLS) $47,000 PrimeMLS
• 2013-10-04 Listed $49,900 PrimeMLS
• 2010-12-16 Sold (Public Records) $46,000 Public Records

Property tax history

-3.9%/yr

Latest (2024): $2,123 · +11.7% YoY. Source: county tax records.