242 Symns Pond Rd · Barnet, VT 05821

$45,000

2 bd · 2.0 ba · 952 sqft · Manufactured public records

Built 1986

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

2007 Skyline single wide mobile home. 14x54ft. 2 Bedroom, 1 Bathroom. Comes with all the appliances. Fridge, stove, dishwasher are only a year old. Washer and dryer are approx 6 years old but work great. Propane furnace serviced last winter. Axels, tires and hitch are underneath it and in good shape we used them to move it to this location 5 years ago. Roof is shingles and in excellent condition! NEEDS TO BE MOVED! The people who were going to buy it can & acirc; & euro; & trade; t now so it & acirc; & euro; & trade; s back for sale.

Key facts

• Built 1986

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $45k).

Location & tenants

• Location reads 53/100 on livability (#117 in VT) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: crime C-, housing D, schools F.
• Market conditions: 20 active listings in the ZIP; 112 units permitted in Caledonia County in 2024 (15 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($311 loan paydown + $3k appreciation (6.6% local appreciation)).
• Caledonia County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.6% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $10k; list at $45k implies a 374% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $45,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.37% ✓
• Cap rate: 20.18%
• Cash-on-cash: 49.59%
• DSCR: 3.21
• GRM: 3.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.6% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.2%
• Equity multiple: 3.22×
• Total profit: $28,017
• Equity at exit: $30,020

10-year hold

• IRR: 30.6%
• Equity multiple: 6.73×
• Total profit: $72,149
• Equity at exit: $56,002

Cash invested: $12,600 (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 05821

• Home prices YoY: 3.6%
• Active inventory: 20
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,067 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$68 /mo · $813/yr
• Insurance: −$19
• Flood insurance flood zone: −$314 /mo · $3,765/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $207

Break-even live

Break-even rent $805

Max offer price $45,000

Occupancy floor 76%

Sensitivity live

Price	-10% $232	-5% $220	+0% $207	+5% $194	+10% $181
Rent	-10% $123	-5% $165	+0% $207	+5% $249	+10% $291
Rate	-1.0pp $230	-0.5pp $218	base $207	+0.5pp $195	+1.0pp $183

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-26
   listed $45,000
2. 2020-06-15
   soldstatus $9,500
3. 2018-06-29
   soldstatus $25,000

ⓘ 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: $813 · $68/mo
• Projected year-2 tax: $834 · $70/mo
• Expected delta: +$21/yr (+$2/mo · 2.6%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone A · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥92°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: $12,808
• − Mortgage interest: −$2,521
• − Property taxes: −$813
• − Insurance: −$3,990
• − Repairs & maintenance: −$1,025
• − Management: −$1,025
• − Depreciation: −$1,309
• Taxable income: $2,126
• Est. tax owed @ 24.0%: −$510
• After-tax cash flow: $1,973/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 — Barnet

• Score: 53/100
• State rank: #117
• US rank: #24511

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,025

Population outlook (Caledonia County) Hauer SSP2

• Today (2025): 29,828 people
• By 2030: 28,820 · -3.4%
• By 2040: 26,262 · -12.0%
• By 2050: 23,780 · -20.3%
• By 2075: 18,516 · -37.9%
• By 2100: 13,647 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Italian 7% Slovak 6% Romanian 4%
• Foreign-born: 0%

Political lean MEDSL · Caledonia

• 2024 margin: D (+12.4) · D 54.5% · R 42.0% · Other 3.5%
• 2008→2024 swing: -10.8pp toward R · 2008: 23.3pp · 2024: 12.4pp
• All cycles: 2024: D+12.4 2020: D+15.2 2016: D+7.0 2012: D+22.9 2008: D+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.60%
• Current HPI: 190.7344
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+80.0% since first listed

3 events — show timeline

• 2026-05-26 Listed $45,000 FSBO.com
• 2020-06-15 Sold (Public Records) $9,500 Public Records
• 2018-06-29 Sold (Public Records) $25,000 Public Records

Property tax history

-1.0%/yr

Latest (2024): $813 · +9.3% YoY. Source: county tax records.