1144 Potash Brook Rd · Chester, VT 05143

$75,000

2 bd · 1.0 ba · 620 sqft · Manufactured public records · 13 Days on market

Built 1959 0.60 ac lot

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Why this score? — see what drove the A- 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Nice country spot with older mobile home on it. Property is located in a flood zone so if removed could not be replaced with a permanent structure. Power, septic and electric on sight along with a 1 car garage. Home could be repaired, would also make a great spot for a snowbird wanting a spot in Vermont or anyone looking to park an RV. Property is sold AS IS CASH ONLY

Key facts

• 0.6 acre lot
• Garage
• Built 1959

Property features AI

Finance

• Other: Property is on existing (not new) status; Survey status: Unknown; Use GPS for directions; sign on property
• Financial info: No investor or income/expense details listed
• HOA & community: No HOA information listed

Exterior

• Parking: Detached or on-site space for 1 vehicle (1-car garage capacity)
• Security: Not specified
• Utilities: Drilled well water source; Private 1,000 gallon septic with leach field; Electric service with fuses; Fiber optic internet available; Telephone service available
• Home design: Single wide mobile home; Existing structure; Built in 1959
• Construction: Aluminum exterior construction; Metal roof; Year built: 1959
• Exterior features: Country setting with open areas and river frontage; Gravel driveway; Gravel public road frontage (283 feet); Yellow exterior color

Interior

• Kitchen: No appliances listed
• Bedrooms: Not specified
• Flooring: Not specified
• Bathrooms: One full bathroom
• Heating & cooling: Pellet stove heating
• Interior features: Five total rooms
• Laundry & utility: No laundry details listed

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).

Location & tenants

• Location reads 72/100 on livability (#30 in VT) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Market conditions: 50 active listings in the ZIP; 339 units permitted in Windsor County in 2024 (240 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($519 loan paydown + $8k appreciation (10.0% local appreciation)).
• Windsor County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $45k; list at $75k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $314/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone A (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.72% ✓
• Cap rate: 14.38%
• Cash-on-cash: 28.90%
• DSCR: 2.29
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.4%
• Equity multiple: 3.54×
• Total profit: $53,279
• Equity at exit: $67,566

10-year hold

• IRR: 28.1%
• Equity multiple: 8.03×
• Total profit: $147,702
• Equity at exit: $145,709

Cash invested: $21,000 (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 05143

• Home prices YoY: 7.7%
• Active inventory: 50
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,289 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$88 /mo · $1,062/yr
• Insurance: −$31
• Flood insurance flood zone: −$314 /mo · $3,765/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $192

Break-even live

Break-even rent $1,047

Max offer price $75,000

Occupancy floor 80%

Sensitivity live

Price	-10% $234	-5% $213	+0% $192	+5% $171	+10% $149
Rent	-10% $90	-5% $141	+0% $192	+5% $243	+10% $294
Rate	-1.0pp $230	-0.5pp $211	base $192	+0.5pp $172	+1.0pp $153

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-21
   days on market $75,000 Active 13 DOM
2. 2026-06-18
   days on market $75,000 Active 11 DOM
3. 2026-06-17
   days on market $75,000 Active 10 DOM
4. 2026-06-16
   days on market $75,000 Active 9 DOM
5. 2026-06-15
   days on market $75,000 Active 8 DOM
6. 2026-06-15
   days on market $75,000 Active 7 DOM
7. 2026-06-13
   days on market $75,000 Active 6 DOM
8. 2026-06-12
   days on market $75,000 Active 5 DOM
9. 2026-06-09
   days on market $75,000 Active 2 DOM
10. 2026-06-08
    remarks 370-char remark
11. 2026-06-08
    listed $75,000 Active 1 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: $1,062 · $88/mo
• Projected year-2 tax: $1,243 · $104/mo
• Expected delta: +$182/yr (+$15/mo · 17.1%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone A · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,474
• − Mortgage interest: −$4,201
• − Property taxes: −$1,062
• − Insurance: −$4,140
• − Repairs & maintenance: −$1,238
• − Management: −$1,238
• − Depreciation: −$2,182
• Taxable income: $1,413
• Est. tax owed @ 24.0%: −$339
• After-tax cash flow: $1,964/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 — Chester

• Score: 72/100
• State rank: #30
• US rank: #6451

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,916

Population outlook (Windsor County) Hauer SSP2

• Today (2025): 53,235 people
• By 2030: 51,269 · -3.7%
• By 2040: 46,517 · -12.6%
• By 2050: 41,859 · -21.4%
• By 2075: 33,298 · -37.5%
• By 2100: 24,523 · -53.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 2% Black 1%
• Common ancestry: Romanian 8% Lithuanian 6% Slovak 6%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 2%

Political lean MEDSL · Windsor

• 2024 margin: Solid D (+35.6) · D 66.3% · R 30.7% · Other 2.9%
• 2008→2024 swing: -4.1pp toward R · 2008: 39.7pp · 2024: 35.6pp
• All cycles: 2024: D+35.6 2020: D+38.9 2016: D+32.1 2012: D+38.1 2008: D+39.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 25.13%
• Current HPI: 352.8055
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+66.7% since first listed

2 events — show timeline

• 2026-06-07 Listed $75,000 PrimeMLS
• 2024-10-21 Sold (Public Records) $45,000 Public Records

Property tax history

-2.5%/yr

Latest (2024): $1,062 · +12.2% YoY. Source: county tax records.