2731 VT Rte 232 · Marshfield, VT 05658-8050

$99,000

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 16 Days on market

Built 1989 1.00 ac lot

---

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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +6.7/10.0
• Appreciation +5.0/10.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Opportunities like this are becoming harder to find. This approximately 1-acre parcel in Marshfield offers many of the costly improvements already completed, including an existing septic system, water source, power, and driveway. The property features a beautiful mix of open lawn, mature trees, established landscaping, and a peaceful country setting. An existing manufactured home currently occupies the site and may be renovated, removed, or replaced depending on a buyer's plans and any necessary approvals. Whether you're looking to build, place a newer manufactured home, create a seasonal getaway, establish a recreational basecamp, or invest in improved land, this property offers a valuable head start compared to purchasing raw land. Property being sold AS IS with all personal property inside and out. Located close to C & C Campground, Groton State Forest, campground, and beach. Bring your vision and take advantage of the infrastructure already in place while enjoying the charm and natural beauty of Central Vermont.

Key facts

• Existing utilities
• Septic
• Spacious lot

Tags

• SPACIOUS LOT
• MATURE SHADE TREES
• OPEN LAWN AREAS
• ESTABLISHED LANDSCAPING
• EXISTING UTILITIES
• SEPTIC

Property features AI

Exterior

• Utilities: Spring water source; Septic system; 100 Amp electric; No internet service indicated
• Home design: Single wide manufactured/mobile home; Existing construction
• Construction: Built in 1989; Vinyl siding; Metal roof
• Exterior features: Country setting; Sloping lot; Gravel driveway; White exterior

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Hot air heating
• Interior features: Five total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 61/100 on livability (#81 in VT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime C-, schools F, amenities F.
• Market conditions: 1 active listings in the ZIP; 185 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($684 loan paydown + $3k appreciation (3.0% local appreciation)).
• Washington County population projected at -19% 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $35k; list at $99k implies a 183% gain — meaningful room to come down on a strong offer.

Recommended offer $97,515 (1.5% 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. 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?
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: 1.17% ✓
• Cap rate: 9.63%
• Cash-on-cash: 11.91%
• DSCR: 1.53
• GRM: 7.1

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: 18.7%
• Equity multiple: 2.06×
• Total profit: $29,442
• Equity at exit: $44,515

10-year hold

• IRR: 20.0%
• Equity multiple: 3.90×
• Total profit: $80,256
• Equity at exit: $68,602

Cash invested: $27,720 (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 05658-8050

• Active inventory: 1
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,161 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$82 /mo · $980/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $275

Break-even live

Break-even rent $813

Max offer price $99,000

Occupancy floor 71%

Sensitivity live

Price	-10% $331	-5% $303	+0% $275	+5% $247	+10% $219
Rent	-10% $183	-5% $229	+0% $275	+5% $321	+10% $367
Rate	-1.0pp $325	-0.5pp $300	base $275	+0.5pp $250	+1.0pp $223

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-21
   days on market $99,000 Active 16 DOM
2. 2026-06-19
   days on market $99,000 Active 14 DOM
3. 2026-06-18
   days on market $99,000 Active 13 DOM
4. 2026-06-17
   days on market $99,000 Active 12 DOM
5. 2026-06-16
   days on market $99,000 Active 11 DOM
6. 2026-06-15
   days on market $99,000 Active 10 DOM
7. 2026-06-14
   days on market $99,000 Active 8 DOM
8. 2026-06-12
   days on market $99,000 Active 7 DOM
9. 2026-06-09
   days on market $99,000 Active 4 DOM
10. 2026-06-08
    days on market $99,000 Active 3 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $99,000 Active 2 DOM

ⓘ 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: $980 · $82/mo
• Projected year-2 tax: $1,430 · $119/mo
• Expected delta: +$451/yr (+$38/mo · 46.0%)

ⓘ 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 1/10 Low 7 d/yr ≥87°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,933
• − Mortgage interest: −$5,546
• − Property taxes: −$980
• − Insurance: −$495
• − Repairs & maintenance: −$1,115
• − Management: −$1,115
• − Depreciation: −$2,880
• Taxable income: $1,803
• Est. tax owed @ 24.0%: −$433
• After-tax cash flow: $2,869/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 — Marshfield

• Score: 61/100
• State rank: #81
• US rank: #17930

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+182.9% since first listed

3 events — show timeline

• 2026-06-05 Listed $99,000 PrimeMLS
• 2026-06-05 Listed $99,000 PrimeMLS
• 2005-07-15 Sold (Public Records) $35,000 Public Records

Property tax history

+20.2%/yr

Latest (2024): $980 · +15.7% YoY. Source: county tax records.