92 Rita Way · Milton, VT 05468

$77,000

2 bd · 1.0 ba · 784 sqft · Manufactured public records · 13 Days on market

Built 1987 Est $64k · 21% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Come check out this charming 2-bedroom, 1-bath mobile home, featuring a newer furnace and water heater for added peace of mind. This home is move-in ready and waiting for its new owners! Enjoy the convenience of being centrally located, this property is just minutes from parks, grocery stores, and restaurants, with quick access to I-89, making it a great option for commuters. The community requires owner occupancy, helping maintain a close-knit and well-kept neighborhood. Lot rent is $410/month, and the park is dog-friendly.

Key facts

• Newer furnace
• Centrally located
• Newer water heater

Tags

• NEWER FURNACE
• NEWER WATER HEATER
• CENTRALLY LOCATED
• MINUTES FROM PARKS
• MINUTES FROM GROCERY STORES
• MINUTES FROM RESTAURANTS

Property features AI

Finance

• HOA & community: Located in a mobile home cooperative (park approval: yes)

Exterior

• Utilities: Public water; Public sewer; Circuit breaker electrical panel; High-speed internet available; LP/Bottled gas available
• Home design: Manufactured/Mobile home; Located in Milton Mobile Home Coop (park approved)
• Construction: Built in 1987; Vinyl siding; Shingle roof
• Exterior features: Subdivision lot; Driveway: dirt and gravel; Road frontage maintained by association; paved and privately maintained

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heat; Forced air heating
• Interior features: 4 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $77k.

Deal economics

• At list price, monthly cash flow is $965 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $77k).
• Cap rate 21.3% vs local median 2.2% in Milton — 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 61/100 on livability (#88 in VT) — a middle-class / working-renter tenant base. Strengths: crime A, housing A-; Watch: employment C-, amenities F, commute F.
• Zoned schools: Milton Elementary School (math 20% / reading 32%, grade F, #160 of 192 statewide, top 84%, 631 students, 29% FRL).
• Market conditions: 115 active listings in the ZIP; 898 units permitted in Chittenden County in 2024 (554 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $532 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Chittenden County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $35k; list at $77k implies a 120% gain — meaningful room to come down on a strong offer.

Recommended offer $77,000

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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.33% ✓
• Cap rate: 21.33%
• Cash-on-cash: 53.71%
• DSCR: 3.39
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $63,504
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
73 Pecor Ave	0.11mi	2/1.0	784 (0%)	3mo	$55,000	$70	92
92 Rita Way	0.00mi	2/1.0	840 (+7%)	1mo	$77,000	$92	88
75 Rita Way	0.03mi	3/1.0 (+1)	832 (+6%)	22mo	$67,500	$81	65
89 Pecor Ave	0.10mi	3/1.0 (+1)	896 (+14%)	9mo	$65,000	$73	59

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: 51.8%
• Equity multiple: 3.27×
• Total profit: $48,957
• Equity at exit: $11,481

10-year hold

• IRR: 57.1%
• Equity multiple: 6.64×
• Total profit: $121,675
• Equity at exit: $6,658

Cash invested: $21,560 (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 05468

• Home prices YoY: -30.4%
• Active inventory: 115
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,793 medium
• Mortgage (P&I): −$404
• Tax from tax record: −$15 /mo · $185/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $965

Break-even live

Break-even rent $571

Max offer price $77,000

Occupancy floor 41%

Sensitivity live

Price	-10% $1,009	-5% $987	+0% $965	+5% $943	+10% $921
Rent	-10% $823	-5% $894	+0% $965	+5% $1,036	+10% $1,107
Rate	-1.0pp $1,004	-0.5pp $985	base $965	+0.5pp $945	+1.0pp $925

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: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-15
   status Pending
2. 2026-04-02
   listed $77,000 Active
3. 2022-09-12
   soldstatus $35,000
4. 2015-04-17
   soldstatus $5,180

ⓘ 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: $185 · $15/mo
• Projected year-2 tax: $824 · $69/mo
• Expected delta: +$639/yr (+$53/mo · 346.3%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,512
• − Mortgage interest: −$4,313
• − Property taxes: −$185
• − Insurance: −$385
• − Repairs & maintenance: −$1,721
• − Management: −$1,721
• − Depreciation: −$2,240
• Taxable income: $10,947
• Est. tax owed @ 24.0%: −$2,627
• After-tax cash flow: $8,952/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 — Milton

• Score: 61/100
• State rank: #88
• US rank: #18271

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Milton, VT
• Population (ZIP): 13,347

Population outlook (Chittenden County) Hauer SSP2

• Today (2025): 170,769 people
• By 2030: 174,716 · +2.3%
• By 2040: 180,337 · +5.6%
• By 2050: 183,768 · +7.6%
• By 2075: 194,646 · +14.0%
• By 2100: 194,933 · +14.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Black 2% Hispanic / Latino 2%
• Common ancestry: Lithuanian 14% Slovak 3% Romanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Russian/Polish/Slavic 1% Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Chittenden

• 2024 margin: Solid D (+53.6) · D 75.4% · R 21.7% · Other 2.9%
• 2008→2024 swing: +8.9pp toward D · 2008: 44.8pp · 2024: 53.6pp
• All cycles: 2024: D+53.6 2020: D+54.5 2016: D+46.8 2012: D+41.9 2008: D+44.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -127.34%
• Current HPI: 291.4868
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+1386.5% since first listed

4 events — show timeline

• 2026-04-15 Pending — PrimeMLS
• 2026-04-02 Listed $77,000 PrimeMLS
• 2022-09-12 Sold (Public Records) $35,000 Public Records
• 2015-04-17 Sold (Public Records) $5,180 Public Records

Property tax history

+6.7%/yr

Latest (2024): $185 · +11.1% YoY. Source: county tax records.