18 Avenue A · Burlington, VT 05408

$100,000

3 bd · 1.0 ba · 840 sqft · Manufactured public records · 114 Days on market

Manufactured home Built 2013 Fair condition $119/sqft · 9% below area Est $110k · 9% under $425/mo HOA · 18% 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 +30.0/30.0
• ARV discount +11.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.0/10.0
• Livability +3.7/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Manufactured-home adj. -6.2

Listing remarks

Charming 2-bedroom, 1-bath mobile home located in the desirable North Avenue Co-Op! Situated on a nice corner lot, this home offers a spacious and functional layout with plenty of natural light throughout. The bright living room creates a warm and inviting atmosphere and flows seamlessly into the eat-in kitchen, making it ideal for everyday living and casual entertaining. The kitchen offers ample cabinet and counter space, perfect for meal prep and storage. Both bedrooms are comfortably sized, offering flexibility for guests, a home office, or additional living space. The laundry space adds everyday convenience.

Key facts

• Easy access
• Natural light
• Storage shed

Tags

• CORNER LOT
• STORAGE SHED
• LAUNDRY HOOK-UPS
• NATURAL LIGHT
• EAT-IN KITCHEN
• EASY ACCESS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $100k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $836 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 16.3% vs local median 3.6% in Burlington — 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 74/100 on livability (#19 in VT, #4,619 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, employment B; Watch: cost of living D, crime F, amenities F.
• Zoned schools: C. P. Smith School (math 52% / reading 47%, grade D, #50 of 192 statewide, top 32%, 242 students, 37% FRL); Edmunds Middle School (math 42% / reading 57%, grade C, #8 of 26 statewide, top 32%, 365 students, 50% FRL); Burlington High School (math 42% / reading 57%, grade D, #8 of 48 statewide, top 15%, 987 students, 48% FRL).
• Market conditions: 59 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 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 $691 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $30k; list at $100k implies a 233% gain — meaningful room to come down on a strong offer.

Recommended offer $91,000 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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?
7. 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?
8. 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.
9. 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.
10. 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: 2.39% ✓
• Cap rate: 16.33%
• Cash-on-cash: 35.84%
• DSCR: 2.59
• GRM: 3.5

CMA / ARV

• ARV (median comp): $110,000
• List price: $100,000
• Delta: -9.09%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Avenue C	0.03mi	3/1.0	924 (+10%)	7mo	$119,900	$130	76
118 Farrington Pkwy	0.35mi	2/1.0 (-1)	864 (+3%)	3mo	$354,000	$410	71
37 Avenue C	0.05mi	2/1.0 (-1)	672 (-20%)	0mo	$110,000	$164	67
56 Curtis Ave	1.11mi	3/1.0	816 (-3%)	1mo	$410,000	$502	59
1877 North Ave	1.28mi	3/1.0	864 (+3%)	10mo	$385,000	$446	52
69 Arlington Ct	0.27mi	2/1.5 (-1)	960 (+14%)	9mo	$420,000	$438	49
44 Edgemoor Dr	0.59mi	2/1.0 (-1)	988 (+18%)	5mo	$365,000	$369	38
51 Loaldo Dr	0.78mi	2/1.0 (-1)	960 (+14%)	6mo	$400,000	$417	31
115 Rivers Edge Dr	1.23mi	2/1.0 (-1)	1,030 (+23%)	5mo	$280,000	$272	31
58 Borestone Ln	1.26mi	2/1.0 (-1)	1,030 (+23%)	8mo	$280,000	$272	28
83 Borestone Ln	1.26mi	2/1.5 (-1)	1,050 (+25%)	9mo	$270,000	$257	26
125 Cambrian Way #608	1.42mi	2/2.0 (-1)	1,001 (+19%)	8mo	$585,000	$584	25

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: 31.7%
• Equity multiple: 2.33×
• Total profit: $37,316
• Equity at exit: $14,910

10-year hold

• IRR: 38.9%
• Equity multiple: 4.65×
• Total profit: $102,128
• Equity at exit: $8,646

Cash invested: $28,000 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $79,900 ($121/sqft)
• Median days on market: 44 d
• This list price: 100% of active listings are priced below it
• ARV vs active asking: +8.2% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 05408

• Active inventory: 59
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,392 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$63 /mo · $753/yr
• Insurance: −$42
• HOA: −$425
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $836

Break-even live

Break-even rent $1,334

Max offer price $100,000

Occupancy floor 60%

Sensitivity live

Price	-10% $893	-5% $865	+0% $836	+5% $808	+10% $780
Rent	-10% $647	-5% $742	+0% $836	+5% $931	+10% $1,025
Rate	-1.0pp $887	-0.5pp $862	base $836	+0.5pp $810	+1.0pp $784

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: $25,000
• Closing costs: $3,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Valade St Burlington, VT	2.0	1.0	1080	$2,400	$2.22	70d	1	1.14mi
125 Cambrian Way Burlington, VT	1.0–2.0	1.0–2.0	1149	$4,050	$3.52	70d	6	1.42mi

Property features AI

Finance

• Other: Directions: From North Avenue in Burlington, turn onto North Avenue Extension toward the New North End. Continue straight and turn onto Avenue A. Follow Avenue A into the neighborhood—#18 will be on your right.
• HOA & community: Monthly park/HOA fee of $425 covering park rent, plowing, trash, and water

Exterior

• Parking: Paved driveway
• Utilities: Public waterPublic sewer100 Amp electrical service with circuit breakersHigh-speed internet availableCable available
• Home design: Manufactured home (Manuf/Mobile style)Shingle roofLocated in a mobile home park (North Avenue Co-Op) with park approval
• Construction: Built in 2013Vinyl siding construction
• Exterior features: Level lotPaved driveway

Interior

• Kitchen: MicrowaveElectric rangeRefrigerator
• Flooring: CarpetLaminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: 5 total roomsCarpet and laminate flooring

Listing history 50 events

1. 2026-08-08
   days on market $100,000 Active 114 DOM
2. 2026-08-07
   days on market $100,000 Active 113 DOM
3. 2026-08-06
   days on market $100,000 Active 112 DOM
4. 2026-08-05
   days on market $100,000 Active 111 DOM
5. 2026-08-04
   days on market $100,000 Active 110 DOM
6. 2026-08-03
   days on market $100,000 Active 109 DOM
7. 2026-07-31
   days on market $100,000 Active 106 DOM
8. 2026-07-29
   days on market $100,000 Active 104 DOM
9. 2026-07-27
   days on market $100,000 Active 102 DOM
10. 2026-07-25
    days on market $100,000 Active 100 DOM
11. 2026-07-23
    days on market $100,000 Active 98 DOM
12. 2026-07-22
    days on market $100,000 Active 97 DOM
13. 2026-07-21
    days on market $100,000 Active 96 DOM
14. 2026-07-18
    days on market $100,000 Active 93 DOM
15. 2026-07-16
    days on market $100,000 Active 91 DOM
16. 2026-07-16
    days on market $100,000 Active 90 DOM
17. 2026-07-14
    days on market $100,000 Active 89 DOM
18. 2026-07-13
    days on market $100,000 Active 88 DOM
19. 2026-07-12
    days on market $100,000 Active 87 DOM
20. 2026-07-11
    days on market $100,000 Active 86 DOM
21. 2026-07-10
    days on market $100,000 Active 85 DOM
22. 2026-07-09
    days on market $100,000 Active 84 DOM
23. 2026-07-08
    days on market $100,000 Active 83 DOM
24. 2026-07-07
    days on market $100,000 Active 82 DOM
25. 2026-07-06
    days on market $100,000 Active 81 DOM
26. 2026-07-05
    pricedays on market $100,000 Active 80 DOM
27. 2026-07-04
    days on market $110,000 Active 79 DOM
28. 2026-07-03
    days on market $110,000 Active 78 DOM
29. 2026-07-02
    days on market $110,000 Active 77 DOM
30. 2026-07-01
    days on market $110,000 Active 76 DOM
31. 2026-06-30
    days on market $110,000 Active 75 DOM
32. 2026-06-29
    days on market $110,000 Active 74 DOM
33. 2026-06-28
    days on market $110,000 Active 73 DOM
34. 2026-06-28
    days on market $110,000 Active 72 DOM
35. 2026-06-27
    days on market $110,000 Active 71 DOM
36. 2026-06-26
    days on market $110,000 Active 70 DOM
37. 2026-06-23
    days on market $110,000 Active 67 DOM
38. 2026-06-21
    days on market $110,000 Active 66 DOM
39. 2026-06-19
    days on market $110,000 Active 64 DOM
40. 2026-06-18
    days on market $110,000 Active 63 DOM
41. 2026-06-17
    days on market $110,000 Active 62 DOM
42. 2026-06-16
    days on market $110,000 Active 61 DOM
43. 2026-06-15
    days on market $110,000 Active 60 DOM
44. 2026-06-14
    days on market $110,000 Active 58 DOM
45. 2026-06-13
    days on market $110,000 Active 57 DOM
46. 2026-06-10
    days on market $110,000 Active 55 DOM
47. 2026-06-09
    days on market $110,000 Active 54 DOM
48. 2026-06-08
    days on market $110,000 Active 53 DOM
49. 2026-06-07
    days on market $110,000 Active 52 DOM
50. 2026-06-05
    days on market $110,000 Active 49 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: $753 · $63/mo
• Projected year-2 tax: $1,326 · $111/mo
• Expected delta: +$574/yr (+$48/mo · 76.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,710
• − Mortgage interest: −$5,602
• − Property taxes: −$753
• − Insurance: −$500
• − Repairs & maintenance: −$2,297
• − Management: −$2,297
• − HOA: −$5,100
• − Depreciation: −$2,909
• Taxable income: $9,253
• Est. tax owed @ 24.0%: −$2,221
• After-tax cash flow: $7,814/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.

Condition & rehab AI · 10 photos

Fair 45/100 Cosmetic rehab Est. rehab $4,200–$12,600 screening

This mobile home is in fair condition with cosmetic repairs needed. Painting and updating fixtures can significantly improve its resale value.

Repairs flagged

• Minor Kitchen cabinets — Worn appearance, but not damaged.
• Minor Bathroom fixtures — Dated and need cleaning.
• Minor Exterior siding — Some wear, but no major damage.
• Minor Landscaping — Sparse and could be improved.

Value-add opportunities

• Resale Painting and updating fixtures in kitchen and bathroom — Fresh paint and updated fixtures can significantly improve the home's appeal. ↑
• Both Landscaping and curb appeal improvements — Enhances the home's curb appeal and can attract more potential buyers or renters. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 50/100

Zoned Schools

Elementary C. P. Smith School D VT #50/192 Nat'l #12,785/41,679 Middle Edmunds Middle School C VT #8/26 Nat'l #3,585/14,009 High Burlington High School D VT #8/48 Nat'l #5,677/17,239

Schools (NCES district)

No district data.

B Composite livability gradescore 74/100

Livability — Burlington

• Score: 74/100
• State rank: #19
• US rank: #4619

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burlington, VT
• County: Chittenden · 170,769 people
• City population: 31,662
• Metro: Burlington-South Burlington, VT
• Population (ZIP): 10,199
• Household income: $98,656
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 9% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 6% Black 4% Hispanic / Latino 3% Asian 3%
• Common ancestry: Lithuanian 9% Slovak 5% Romanian 5%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 89% English-only · French/Haitian/Cajun 3% Russian/Polish/Slavic 3% Spanish 1%

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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: ▼ -212.09%
• Current HPI: 319.5442
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Property features AI

Finance

• Other: Directions: From North Avenue in Burlington, turn onto North Avenue Extension toward the New North End. Continue straight and turn onto Avenue A. Follow Avenue A into the neighborhood—#18 will be on your right.
• HOA & community: Monthly park/HOA fee of $425 covering park rent, plowing, trash, and water

Exterior

• Parking: Paved driveway
• Utilities: Public waterPublic sewer100 Amp electrical service with circuit breakersHigh-speed internet availableCable available
• Home design: Manufactured home (Manuf/Mobile style)Shingle roofLocated in a mobile home park (North Avenue Co-Op) with park approval
• Construction: Built in 2013Vinyl siding construction
• Exterior features: Level lotPaved driveway

Interior

• Kitchen: MicrowaveElectric rangeRefrigerator
• Flooring: CarpetLaminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: 5 total roomsCarpet and laminate flooring

Price history

+266.7% since first listed

3 events — show timeline

• 2026-05-11 Price Changed $110,000 PrimeMLS
• 2026-04-16 Listed $120,000 PrimeMLS
• 2010-03-30 Sold (Public Records) $30,000 Public Records

Property tax history

-3.2%/yr

Latest (2024): $753 · +10.4% YoY. Source: county tax records.