2036 VT RT 30 · Jamaica, VT 05343

$57,000

2 bd · 1.5 ba · 720 sqft · Manufactured public records · 185 Days on market

Built 1975 Est $70k · 19% under · waterfront ↓ 10% since listing

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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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

A cozy base for days spent enjoying Vermont country life warmed by a cozy wood stove and enjoying countless meals prepared together in the upgraded cherry and tile kitchen. Property has direct access to the West River. a nice deck to sit on in the back and a nice sitting platform overlooking river. Two bedroom one bath mobile home. Six months occupancy per year. New tenants must be approved by the park.

Key facts

• Deck
• Built 1975
• Listed 185 days

Tags

• DECK

Property features AI

Finance

• HOA & community: Mobile park approved (French Bridge Chateau LLC DBA West River Mobile Ho)

Exterior

• Parking: Dirt driveway
• Utilities: Private water; Private sewer; Circuit breaker electrical service; High-speed internet available; Cable available; Telephone service available
• Home design: Single wide mobile home; Entry on main level
• Construction: Built in 1975; Aluminum siding; Metal and shingle roof
• Exterior features: Country setting; Deed restricted; Located in a leased/mobile park; Level lot; Major road frontage; River and stream frontage; Dirt driveway; Private and publicly accessible road frontage; privately maintained

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Electric heat
• Interior features: Six total rooms; Seasonal occupancy

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $57k.

Deal economics

• At list price, monthly cash flow is $399 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $57k).
• Recommended offer: $50k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Zoned schools: Leland & Gray Union Middle & High School (math 22% / reading 42%, grade F, #29 of 48 statewide, top 68%, 257 students, 16% FRL).
• Market conditions: 39 active listings in the ZIP; 188 units permitted in Windham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $394 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Windham County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $16k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($50k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 1.81% ✓
• Cap rate: 16.10%
• Cash-on-cash: 35.02%
• DSCR: 2.56
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $69,984
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2000 Route 30	0.03mi	2/1.0	624 (-13%)	9mo	$45,000	$72	67

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: 24.6%
• Equity multiple: 2.02×
• Total profit: $16,220
• Equity at exit: $8,499

10-year hold

• IRR: 32.4%
• Equity multiple: 3.94×
• Total profit: $46,983
• Equity at exit: $4,928

Cash invested: $15,960 (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 05343

• Active inventory: 39
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $1,031 medium
• Mortgage (P&I): −$299
• Tax from tax record: −$26 /mo · $310/yr
• Insurance: −$24
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $399

Break-even live

Break-even rent $525

Max offer price $57,000

Occupancy floor 56%

Sensitivity live

Price	-10% $432	-5% $415	+0% $399	+5% $383	+10% $367
Rent	-10% $318	-5% $359	+0% $399	+5% $440	+10% $481
Rate	-1.0pp $428	-0.5pp $414	base $399	+0.5pp $384	+1.0pp $369

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: $14,250
• Closing costs: $1,710
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $57,000 Active 185 DOM
2. 2026-06-18
   days on market $57,000 Active 182 DOM
3. 2026-06-17
   days on market $57,000 Active 181 DOM
4. 2026-06-16
   days on market $57,000 Active 180 DOM
5. 2026-06-15
   days on market $57,000 Active 179 DOM
6. 2026-06-14
   days on market $57,000 Active 177 DOM
7. 2026-06-13
   days on market $57,000 Active 176 DOM
8. 2026-06-10
   days on market $57,000 Active 174 DOM
9. 2026-06-09
   days on market $57,000 Active 173 DOM
10. 2026-06-08
    days on market $57,000 Active 172 DOM
11. 2026-06-07
    days on market $57,000 Active 171 DOM
12. 2026-06-05
    days on market $57,000 Active 168 DOM
13. 2026-06-03
    days on market $57,000 Active 167 DOM
14. 2026-06-02
    days on market $57,000 Active 166 DOM
15. 2026-06-01
    days on market $57,000 Active 165 DOM
16. 2026-05-31
    days on market $57,000 Active 164 DOM
17. 2026-05-31
    days on market $57,000 Active 163 DOM
18. 2026-01-07
    price $57,000
19. 2025-12-17
    listed $63,000 Active

ⓘ 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: $310 · $26/mo
• Projected year-2 tax: $696 · $58/mo
• Expected delta: +$387/yr (+$32/mo · 124.9%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥90°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $12,367
• − Mortgage interest: −$3,193
• − Property taxes: −$310
• − Insurance: −$1,082
• − Repairs & maintenance: −$989
• − Management: −$989
• − Depreciation: −$1,658
• Taxable income: $4,145
• Est. tax owed @ 24.0%: −$995
• After-tax cash flow: $3,796/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 — Jamaica

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,003

Population outlook (Windham County) Hauer SSP2

• Today (2025): 40,432 people
• By 2030: 38,472 · -4.8%
• By 2040: 33,954 · -16.0%
• By 2050: 29,774 · -26.4%
• By 2075: 22,351 · -44.7%
• By 2100: 15,961 · -60.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Romanian 11% Lithuanian 9% Slovak 6%
• Foreign-born: 1% · Canada

Political lean MEDSL · Windham

• 2024 margin: Solid D (+42.7) · D 69.6% · R 26.9% · Other 3.5%
• 2008→2024 swing: -5.4pp toward R · 2008: 48.1pp · 2024: 42.7pp
• All cycles: 2024: D+42.7 2020: D+47.3 2016: D+42.0 2012: D+49.2 2008: D+48.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -114.93%
• Current HPI: 170.5724
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-9.5% since first listed

2 events — show timeline

• 2026-01-07 Price Changed $57,000 PrimeMLS
• 2025-12-17 Listed $63,000 PrimeMLS

Property tax history

+2.2%/yr

Latest (2024): $310 · +11.5% YoY. Source: county tax records.