18 A Ave · Burlington, VT
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $507 – $1,088
Fire risk 2/10 · Minimal
- Est. fire insurance / yr
- $480 – $892
Heat risk 3/10 · Minor
- Hot days now (above 93°F)
- 7 days/yr
- Hot days in 30 yrs
- 15 days/yr
Wind risk 2/10 · Minimal
- Chance of severe wind over 30 yrs
- 1.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 1 days/yr
Risk factors via First Street. Map © Google.
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 +15.0/15.0
- 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. -6.5
$89,900
18 A Ave · Burlington, VT 05408
3 bd · 1.0 ba · 840 sqft · Manufactured
public records
· 1 Days on market
Manufactured home
Built 2014
$107/sqft
· 18% below area
Est $110k · 18% under
$430/mo HOA · 25% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Convenience, comfort, and move-in-ready living come together in this 2014, 2-bedroom, 1-bath mobile home located in Burlington's desirable North Avenue Co-op Park. The best part? Just pack your bags and move right in! This home is being offered fully furnished, with everything included to make your move easy. Inside, you'll find a bright, spacious living room that opens into the kitchen and dining area, creating a comfortable and functional layout. Well-maintained and ready for its next owner to simply settle in and enjoy. Beyond the home itself, the location is hard to beat. Enjoy having grocery stores, banks, schools, parks, and public transportation just steps away.
Key facts
- Functional layout
- Move in ready
- Fully furnished
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/1.0-bath manufactured listed at $90k. Condition is rated fair.
Deal economics
- At list price, monthly cash flow is $380 ($5k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($2k rent vs $90k).
- Cap rate 11.4% vs local median 3.4% 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: 83 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $622 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 $25k cash investment doubles in ~7 years — after that, you're playing with house money.
Negotiation context
- Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
- Current owner paid $30k; list at $90k implies a 200% gain — meaningful room to come down on a strong offer.
Risks & watch-outs
- Watch-outs: HOA is 25% of rent.
Recommended offer
$89,900
Questions for the listing agent
- Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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?
- 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?
- 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.
- 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.
- 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
- 1.94% ✓
- Cap rate
- 11.37%
- Cash-on-cash
- 18.13%
- DSCR
- 1.81
- GRM
- 4.3
CMA / ARV
- ARV (median comp)
- $110,000
- List price
- $89,900
- 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%) | 10mo | $119,900 | $130 | 74 |
| 118 Farrington Pkwy | 0.35mi | 2/1.0 (-1) | 864 (+3%) | 6mo | $354,000 | $410 | 69 |
| 149 Woodlawn Rd | 0.55mi | 3/1.0 | 864 (+3%) | 2mo | $382,000 | $442 | 68 |
| 37 Avenue C | 0.05mi | 2/1.0 (-1) | 672 (-20%) | 4mo | $110,000 | $164 | 65 |
| 60 Gazo Ave | 0.76mi | 3/1.0 | 864 (+3%) | 2mo | $437,000 | $506 | 59 |
| 56 Curtis Ave | 1.11mi | 3/1.0 | 816 (-3%) | 4mo | $410,000 | $502 | 57 |
| 19 Tracy Dr | 0.86mi | 3/1.0 | 962 (+14%) | 2mo | $340,000 | $353 | 39 |
| 44 Edgemoor Dr | 0.59mi | 2/1.0 (-1) | 988 (+18%) | 8mo | $365,000 | $369 | 36 |
| 108 Staniford Rd | 0.64mi | 2/2.0 (-1) | 1,008 (+20%) | 2mo | $415,000 | $412 | 34 |
| 163 Pleasant Ave | 1.03mi | 2/1.5 (-1) | 1,022 (+22%) | 2mo | $450,000 | $440 | 31 |
| 51 Loaldo Dr | 0.78mi | 2/1.0 (-1) | 960 (+14%) | 9mo | $400,000 | $417 | 28 |
| 115 Rivers Edge Dr | 1.23mi | 2/1.0 (-1) | 1,030 (+23%) | 8mo | $280,000 | $272 | 28 |
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
- 10.0%
- Equity multiple
- 1.39×
- Total profit
- $9,913
- Equity at exit
- $13,404
10-year hold
- IRR
- 19.2%
- Equity multiple
- 2.62×
- Total profit
- $40,873
- Equity at exit
- $7,773
Cash invested: $25,172 (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.
Balanced market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 1 active · 2 under contract
- Months of supply
- 6.0 mo (17%/mo absorbed)
- Median asking
- $79,900 ($121/sqft)
- Median days on market
- 136 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
- 83
- Price-to-rent
- 4.3×
Monthly cashflow live
↻
- Estimated rent
- $1,746 high interval (Pro) →
- Mortgage (P&I)
- −$471
- Tax from tax record
- −$60 /mo · $719/yr
- Insurance
- −$37
- HOA
- −$430
- Lot rent leased land?
- −$0
- Vacancy / Maint / Mgmt
- −$367
- Net cashflow
- $380
Break-even live
Break-even rent
$1,264
Max offer price
$89,900
Occupancy floor
73%
Sensitivity live
| Price | -10% $431 | -5% $406 | +0% $380 | +5% $355 | +10% $329 |
|---|---|---|---|---|---|
| Rent | -10% $242 | -5% $311 | +0% $380 | +5% $449 | +10% $518 |
| Rate | -1.0pp $426 | -0.5pp $403 | base $380 | +0.5pp $357 | +1.0pp $333 |
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
- $22,475
- Closing costs
- $2,697
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 7 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 103 Little Eagle Bay Rd Burlington, VT | 2.0 | 1.0 | 928 | $2,352 | $2.54 | 0d | 4 | 0.29mi |
| 36 Rivermount Ter Unit B Burlington, VT | 3.0 | 1.0 | 1100 | $2,400 | $2.18 | 10d | 1 | 0.42mi |
| 1424 North Ave Unit Second Burlington, VT | 2.0 | 1.0 | 900 | $1,800 | $2.00 | 20d | 1 | 0.60mi |
| 92 Valade St Burlington, VT | 2.0 | 1.0 | 768 | $1,975 | $2.57 | 0d | 1 | 1.04mi |
| 18 Valade St Burlington, VT | 2.0 | 1.0 | 1080 | $2,400 | $2.22 | 162d | 1 | 1.14mi |
| 70 Cambrian Way Burlington, VT | 2.0 | 1.0–2.0 | 825 | $2,800 | $3.39 | 0d | 24 | 1.38mi |
| 125 Cambrian Way Burlington, VT | 1.0–2.0 | 1.0–2.0 | 1009 | $5,950 | $5.89 | 0d | 10 | 1.43mi |
Property features AI
Finance
- HOA & community
- Monthly fee of $430 includes plowing, sewer, trash, water, HOA fee, and park rentPets allowedNorth Avenue Co-op
Exterior
- Parking
- Other driveway
- Utilities
- Public waterPublic sewer100-amp circuit breaker electrical serviceHigh-speed cable internet availableCable service availableTelephone service available
- Home design
- Manufactured homeSingle story
- Construction
- Built in 2014Vinyl sidingAsphalt shingle roof
- Exterior features
- Near shopping, public transportation, and schools
Interior
- Bedrooms
- 2 bedrooms on the first floor
- Flooring
- CarpetLaminateVinyl
- Bathrooms
- 1 full bathroom
- Heating & cooling
- Forced-air heating
- Laundry & utility
- WasherDryer
Listing history 50 events
-
2026-11-08pricedays on market $89,900 Active 1 DOM
-
2026-10-10days on market $100,000 Active 177 DOM
-
2026-10-09days on market $100,000 Active 176 DOM
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2026-10-08days on market $100,000 Active 175 DOM
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2026-10-07days on market $100,000 Active 174 DOM
-
2026-10-06days on market $100,000 Active 173 DOM
-
2026-10-05days on market $100,000 Active 172 DOM
-
2026-10-04days on market $100,000 Active 171 DOM
-
2026-10-04days on market $100,000 Active 170 DOM
-
2026-10-02days on market $100,000 Active 169 DOM
-
2026-10-01days on market $100,000 Active 168 DOM
-
2026-09-30days on market $100,000 Active 167 DOM
-
2026-09-29days on market $100,000 Active 166 DOM
-
2026-09-28days on market $100,000 Active 165 DOM
-
2026-09-27days on market $100,000 Active 164 DOM
-
2026-09-26days on market $100,000 Active 163 DOM
-
2026-09-25days on market $100,000 Active 162 DOM
-
2026-09-24days on market $100,000 Active 161 DOM
-
2026-09-24days on market $100,000 Active 160 DOM
-
2026-09-22days on market $100,000 Active 159 DOM
-
2026-09-21days on market $100,000 Active 158 DOM
-
2026-09-20days on market $100,000 Active 157 DOM
-
2026-09-19days on market $100,000 Active 156 DOM
-
2026-09-18days on market $100,000 Active 155 DOM
-
2026-09-17days on market $100,000 Active 154 DOM
-
2026-09-16days on market $100,000 Active 153 DOM
-
2026-09-15days on market $100,000 Active 152 DOM
-
2026-09-14days on market $100,000 Active 151 DOM
-
2026-09-13days on market $100,000 Active 150 DOM
-
2026-09-12days on market $100,000 Active 149 DOM
-
2026-09-11days on market $100,000 Active 148 DOM
-
2026-09-05days on market $100,000 Active 142 DOM
-
2026-09-04days on market $100,000 Active 141 DOM
-
2026-09-03days on market $100,000 Active 140 DOM
-
2026-08-31days on market $100,000 Active 137 DOM
-
2026-08-30days on market $100,000 Active 136 DOM
-
2026-08-29days on market $100,000 Active 135 DOM
-
2026-08-28days on market $100,000 Active 134 DOM
-
2026-08-27days on market $100,000 Active 133 DOM
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2026-08-26days on market $100,000 Active 132 DOM
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2026-08-25days on market $100,000 Active 131 DOM
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2026-08-24days on market $100,000 Active 130 DOM
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2026-08-23days on market $100,000 Active 129 DOM
-
2026-08-22days on market $100,000 Active 128 DOM
-
2026-08-21days on market $100,000 Active 127 DOM
-
2026-08-20days on market $100,000 Active 126 DOM
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2026-08-19days on market $100,000 Active 125 DOM
-
2026-08-18days on market $100,000 Active 124 DOM
-
2026-08-17days on market $100,000 Active 123 DOM
-
2026-08-16days on market $100,000 Active 122 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
- $719 · $60/mo
- Projected year-2 tax
- $1,214 · $101/mo
- Expected delta
- +$495/yr (+$41/mo · 68.8%)
ⓘ 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
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $20,949
- − Mortgage interest
- −$5,036
- − Property taxes
- −$719
- − Insurance
- −$450
- − Repairs & maintenance
- −$1,676
- − Management
- −$1,676
- − HOA
- −$5,160
- − Depreciation
- −$2,615
- Taxable income
- $3,618
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$868
- After-tax cash flow
- $3,696/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
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
- Severe rent burden
- 9% of renters
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 (85%)
- Race & ethnicity
- White 85% Two or more races 6% Black 4% Hispanic / Latino 3% Asian 3%
- Languages at home
- 89% English-only · French/Haitian/Cajun 3% Russian/Polish/Slavic 3% Spanish 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
- ▼ -212.09%
- Current HPI
- 319.5442
- Rent YoY
- —
- Metro
- —
- State GDP YoY
- —
- F500 in state
- 0
Price history
+199.7% since first listed4 events — show timeline
- 2026-11-07 Listed $89,900 PrimeMLS
- 2026-07-05 Price Changed $100,000 PrimeMLS
- 2026-05-11 Price Changed $110,000 PrimeMLS
- 2010-03-30 Sold (Public Records) $30,000 Public Records
Property tax history
-3.3%/yrLatest (2025): $719 · -4.5% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…