1016 West Rd · Manchester, VT 05254

$1,245,000

4 bd · 5.0 ba · 2,710 sqft · SingleFamily public records · 665 Days on market

Built 1905 2.28 ac lot

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +5.5/30.0
• 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
• 1% rule +0.9/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Manchester Village. .. nationally recognized award winning architect, Jeffrey Barnes private residence, evolves from the "Sears & Roebuck" mini farmstead to Living Art! A masterful execution of detail rarely witnessed. .. Circular landscaped drive leads to an impressive covered stone porch that enters the arts & crafts foyer. .. with study to one side, ahead the vaulted kitchen offering 8 foot slider doors to creative decking bringing the out-doors in! Meander through to the sun room stretching across the rear of the house or the south facing living room with fireplace endorsing comfort. Welcomed privacy joins the main level master bedroom featuring elegant lighting tying together a sitting area and finely tuned master bath. An inviting staircase to the upper levels serves the guests well boasting three additional bedrooms and baths of architectural delight! A separate vaulted entrance directs traffic to a professional multi room office or transforms into an in-law suite that provides lovely textured amenities of nooks, crannies and stone accents. Efficiency through 8 heating zones and zoned Central A/C. Custom sconce lighting, soft curves, stone, clerestories, patios & decks. The circa. 1915 Party Barn expands to 1200 SF of recreational use and stall inspired plumbed tavern centered upon the 25" massive stone field stone fireplace! Heated 2.5 bay garage plus additional bay under barn. Spectacular, Imaginative and Inspiring as the stewardship moves forward!!!

Key facts

• 2.28 acre lot
• 3 garage spots
• Built 1905

Property features AI

Exterior

• Parking: 3-car garage; Paved driveway
• Utilities: Drilled well water source; 1000-gallon septic; 220V outlet; High-speed internet available on site; Cable available
• Home design: Contemporary conversion with walkout lower level; Existing building; Built in 1905
• Construction: Wood frame construction with wood and stone exterior; Slate roof; Full finished basement
• Exterior features: Pale yellow exterior; Field/pasture and level lot; Mountain and other scenic views; Walking trails nearby; In-town location close to shopping, country club, golf course, paths and skiing; Public road frontage (approximately 350'); Survey available

Interior

• Kitchen: Cooktop (electric); Exhaust hood; Microwave; Refrigerator; Freezer; Dishwasher; Disposal
• Bedrooms: Basement bedroom; Main-level master bedroom suite; Second-floor bedrooms (multiple)
• Flooring: Carpet; Softwood; Tile
• Bathrooms: Four full bathrooms; Three 3/4 bathrooms; One half bath; One quarter bath
• Heating & cooling: Multi-zone heating; Multi-zone cooling with central air conditioning; Propane heating; Baseboard heating; Radiant heating; Wood stove
• Interior features: 13 total rooms; Finished full basement with interior stairs and walkout access; Foyer; Rec room; Sunroom; Bonus room
• Laundry & utility: Washer; Dryer; Water heater (off boiler)

What this means for you Summary

Snapshot

• This is a 4-bed/5.0-bath single-family listed at $1.25M.

Deal economics

• At list price, monthly cash flow is $-3k ($-32k/yr) — negative.
• To cash-flow at today's rent, offer at most $776k (37.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $731k (41.3% below list).
• Recommended offer: $731k (41.3% below list) — sets the bar for 1% rule.
• Cap rate 3.7% vs local median 5.3% in Manchester — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 61/100 on livability (#80 in VT) — a middle-class / working-renter tenant base. Strengths: crime B; Watch: health & safety D, amenities F, commute F.
• Zoned schools: Manchester Elementary/Middle School (math 30% / reading 45%, grade F, #112 of 192 statewide, top 58%, 392 students, 41% FRL).
• Market conditions: 12 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 59 units permitted in Bennington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $46k of equity ($9k loan paydown + $37k appreciation (3.0% local appreciation)).
• Bennington County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$75k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 665 days — a 12% lower offer ($1.10M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $455k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $845k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $731,033 (41.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 665 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. Built in 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.59% ✗
• Cap rate: 3.73%
• Cash-on-cash: -9.15%
• DSCR: 0.59
• GRM: 14.2

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: -1.0%
• Equity multiple: 0.94×
• Total profit: $-19,282
• Equity at exit: $559,806

10-year hold

• IRR: 3.1%
• Equity multiple: 1.48×
• Total profit: $168,778
• Equity at exit: $862,728

Cash invested: $348,600 (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 05254

• Active inventory: 12
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $7,310 medium
• Mortgage (P&I): −$6,529
• Tax from tax record: −$1,385 /mo · $16,622/yr
• Insurance: −$519
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,535
• Net cashflow: $-2,658

Break-even live

Break-even rent $10,674

Max offer price $775,518

Occupancy floor —

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: $311,250
• Closing costs: $37,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
78 Franklin Rd Manchester, VT	4.0	2.0	1950	$3,200	$1.64	43d	1	0.92mi
163 Taconic Rd Manchester, VT	4.0	4.5	3078	$12,500	$4.06	43d	1	1.43mi

Listing history 12 events

1. 2026-05-05
   status Pending
2. 2026-04-06
   historical Active with Contract
3. 2025-11-15
   price $1,245,000
4. 2025-08-27
   price $1,295,000
5. 2025-04-06
   price $1,450,000
6. 2024-07-09
   listed $1,700,000 Active
7. 2020-11-03
   soldstatus $845,000
8. 2020-10-30
   soldstatus $845,000 Closed 1517-char remark

   Show marketing remark (1517 chars)

   Manchester Village. .. nationally recognized award winning architect, Jeffrey Barnes private residence, evolves from the "Sears & Roebuck" mini farmstead to Living Art! A masterful execution of detail rarely witnessed. .. Circular landscaped drive leads to an impressive covered stone porch that enters the arts & crafts foyer. .. with study to one side, ahead the vaulted kitchen offering 8 foot slider doors to creative decking bringing the out-doors in! Meander through to the sun room stretching across the rear of the house or the south facing living room with fireplace endorsing comfort. Welcomed privacy joins the main level master bedroom featuring elegant lighting tying together a sitting area and finely tuned master bath. An inviting staircase to the upper levels serves the guests well boasting three additional bedrooms and baths of architectural delight! A separate vaulted entrance directs traffic to a professional multi room office or transforms into an in-law suite that provides lovely textured amenities of nooks, crannies and stone accents. Efficiency through 8 heating zones and zoned Central A/C. Custom sconce lighting, soft curves, stone, clerestories, patios & decks. The circa. 1915 Party Barn expands to 1200 SF of recreational use and stall inspired plumbed tavern centered upon the 25" massive stone field stone fireplace! Heated 2.5 bay garage plus additional bay under barn. Spectacular, Imaginative and Inspiring as the stewardship moves forward!!!

9. 2020-08-14
   historical Active with Contract 1517-char remark

   Show marketing remark (1517 chars)

   Manchester Village. .. nationally recognized award winning architect, Jeffrey Barnes private residence, evolves from the "Sears & Roebuck" mini farmstead to Living Art! A masterful execution of detail rarely witnessed. .. Circular landscaped drive leads to an impressive covered stone porch that enters the arts & crafts foyer. .. with study to one side, ahead the vaulted kitchen offering 8 foot slider doors to creative decking bringing the out-doors in! Meander through to the sun room stretching across the rear of the house or the south facing living room with fireplace endorsing comfort. Welcomed privacy joins the main level master bedroom featuring elegant lighting tying together a sitting area and finely tuned master bath. An inviting staircase to the upper levels serves the guests well boasting three additional bedrooms and baths of architectural delight! A separate vaulted entrance directs traffic to a professional multi room office or transforms into an in-law suite that provides lovely textured amenities of nooks, crannies and stone accents. Efficiency through 8 heating zones and zoned Central A/C. Custom sconce lighting, soft curves, stone, clerestories, patios & decks. The circa. 1915 Party Barn expands to 1200 SF of recreational use and stall inspired plumbed tavern centered upon the 25" massive stone field stone fireplace! Heated 2.5 bay garage plus additional bay under barn. Spectacular, Imaginative and Inspiring as the stewardship moves forward!!!

10. 2017-11-23
    price $895,000 1517-char remark

    Show marketing remark (1517 chars)

    Manchester Village. .. nationally recognized award winning architect, Jeffrey Barnes private residence, evolves from the "Sears & Roebuck" mini farmstead to Living Art! A masterful execution of detail rarely witnessed. .. Circular landscaped drive leads to an impressive covered stone porch that enters the arts & crafts foyer. .. with study to one side, ahead the vaulted kitchen offering 8 foot slider doors to creative decking bringing the out-doors in! Meander through to the sun room stretching across the rear of the house or the south facing living room with fireplace endorsing comfort. Welcomed privacy joins the main level master bedroom featuring elegant lighting tying together a sitting area and finely tuned master bath. An inviting staircase to the upper levels serves the guests well boasting three additional bedrooms and baths of architectural delight! A separate vaulted entrance directs traffic to a professional multi room office or transforms into an in-law suite that provides lovely textured amenities of nooks, crannies and stone accents. Efficiency through 8 heating zones and zoned Central A/C. Custom sconce lighting, soft curves, stone, clerestories, patios & decks. The circa. 1915 Party Barn expands to 1200 SF of recreational use and stall inspired plumbed tavern centered upon the 25" massive stone field stone fireplace! Heated 2.5 bay garage plus additional bay under barn. Spectacular, Imaginative and Inspiring as the stewardship moves forward!!!

11. 2017-08-08
    listed $995,000 Active 1517-char remark

    Show marketing remark (1517 chars)

    Manchester Village. .. nationally recognized award winning architect, Jeffrey Barnes private residence, evolves from the "Sears & Roebuck" mini farmstead to Living Art! A masterful execution of detail rarely witnessed. .. Circular landscaped drive leads to an impressive covered stone porch that enters the arts & crafts foyer. .. with study to one side, ahead the vaulted kitchen offering 8 foot slider doors to creative decking bringing the out-doors in! Meander through to the sun room stretching across the rear of the house or the south facing living room with fireplace endorsing comfort. Welcomed privacy joins the main level master bedroom featuring elegant lighting tying together a sitting area and finely tuned master bath. An inviting staircase to the upper levels serves the guests well boasting three additional bedrooms and baths of architectural delight! A separate vaulted entrance directs traffic to a professional multi room office or transforms into an in-law suite that provides lovely textured amenities of nooks, crannies and stone accents. Efficiency through 8 heating zones and zoned Central A/C. Custom sconce lighting, soft curves, stone, clerestories, patios & decks. The circa. 1915 Party Barn expands to 1200 SF of recreational use and stall inspired plumbed tavern centered upon the 25" massive stone field stone fireplace! Heated 2.5 bay garage plus additional bay under barn. Spectacular, Imaginative and Inspiring as the stewardship moves forward!!!

12. 2017-06-20
    price $995,000

ⓘ 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: $16,622 · $1,385/mo
• Projected year-2 tax: $20,138 · $1,678/mo
• Expected delta: +$3,517/yr (+$293/mo · 21.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 8 d/yr ≥92°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $87,724
• − Mortgage interest: −$69,739
• − Property taxes: −$16,622
• − Insurance: −$6,225
• − Repairs & maintenance: −$7,018
• − Management: −$7,018
• − Depreciation: −$36,218
• Taxable loss: −$55,116
• Est. tax savings @ 24.0%: +$13,228
• After-tax cash flow: $-18,664/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 — Manchester

• Score: 61/100
• State rank: #80
• US rank: #17922

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Manchester, VT
• City population: 4,527
• Population (ZIP): 441

Population outlook (Bennington County) Hauer SSP2

• Today (2025): 34,407 people
• By 2030: 32,975 · -4.2%
• By 2040: 29,711 · -13.6%
• By 2050: 26,638 · -22.6%
• By 2075: 21,318 · -38.0%
• By 2100: 16,086 · -53.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 10% Black 2% Two or more races 2%
• Hispanic origin (detail): Cuban 2%
• Common ancestry: Romanian 16% Scotch-Irish 3% Slovak 2%
• Foreign-born: 11% · Canada
• Languages at home: 88% English-only · Spanish 4% Russian/Polish/Slavic 4% French/Haitian/Cajun 2%

Political lean MEDSL · Bennington

• 2024 margin: Strong D (+22.5) · D 60.0% · R 37.5% · Other 2.6%
• 2008→2024 swing: -10.9pp toward R · 2008: 33.4pp · 2024: 22.5pp
• All cycles: 2024: D+22.5 2020: D+27.3 2016: D+22.1 2012: D+33.3 2008: D+33.4

Not yet ingested

• Civics: —

Market trends

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

Price history

+25.1% since first listed

12 events — show timeline

• 2026-05-05 Pending — PrimeMLS
• 2026-04-06 Contingent — PrimeMLS
• 2025-11-15 Price Changed $1,245,000 PrimeMLS
• 2025-08-27 Price Changed $1,295,000 PrimeMLS
• 2025-04-06 Price Changed $1,450,000 PrimeMLS
• 2024-07-09 Listed $1,700,000 PrimeMLS
• 2020-11-03 Sold (Public Records) $845,000 Public Records
• 2020-10-30 Sold (MLS) $845,000 PrimeMLS
• 2020-08-14 Contingent — PrimeMLS
• 2017-11-23 Price Changed $895,000 PrimeMLS
• 2017-08-08 Listed $995,000 PrimeMLS
• 2017-06-20 Price Changed $995,000 PrimeMLS

Property tax history

+7.3%/yr

Latest (2024): $16,622 · +16.2% YoY. Source: county tax records.