3 Benson Ln · Fair Haven, VT 05743

$150,000

3 bd · 2.0 ba · 1,620 sqft · Manufactured · 13 Days on market

Built 2000 0.37 ac lot Est $233k · 36% under

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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 +17.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +5.4/10.0
• Schools +5.0/10.0
• 1% rule +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to your next big adventure in Fair Haven, Vermont — a three-bedroom, two-bathroom manufactured double wide home that's practically begging for someone with vision, a toolbelt, and a dream. This property is ideal for buyers who appreciate a fantastic price point and aren't afraid to roll up their sleeves and transform a diamond in the rough into something truly spectacular. Let's talk about that basement. Whether you envision extra storage, a workshop for your weekend projects, or a future finished space for entertaining, the basement adds a layer of versatility that's hard to find at this value. It's the kind of bonus space that opens up exciting possibilities — and this

Key facts

• 0.37 acre lot
• Built 2000
• Listed 13 days

Property features AI

Finance

• Financial info: Foreclosed / Bank-Owned (REO)

Exterior

• Utilities: Public water available at the street; Public sewer on-site; 100 Amp electric service; High-speed internet available on-site; Cable available
• Home design: Manufactured/Mobile style; Existing construction
• Construction: Aluminum exterior; Shingle (asphalt) roof; Built in 2000
• Exterior features: Level lot; Gravel driveway

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Propane heating
• Interior features: Six total rooms; Basement with interior access and concrete floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $107 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (9.2% below list).
• Recommended offer: $136k (9.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 71/100 on livability (#31 in VT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F.
• Zoned schools: Fair Haven Grade School (math 19% / reading 37%, grade F, #149 of 192 statewide, top 78%, 264 students, 40% FRL).
• Market conditions: 34 active listings in the ZIP; 90 units permitted in Rutland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Rutland County population projected at -28% 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k 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.

Recommended offer $136,259 (9.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.91% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.07%
• DSCR: 1.14
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $233,280
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
68 Montgiven Ave	0.46mi	3/2.0	1,500 (-7%)	18mo	$216,000	$144	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 26.5%
• Equity multiple: 3.11×
• Total profit: $88,507
• Equity at exit: $135,132

10-year hold

• IRR: 23.2%
• Equity multiple: 7.08×
• Total profit: $255,222
• Equity at exit: $291,417

Cash invested: $42,000 (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 05743

• Home prices YoY: 3.6%
• Active inventory: 34
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,363 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$120 /mo · $1,440/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$286
• Net cashflow: $107

Break-even live

Break-even rent $1,227

Max offer price $150,000

Occupancy floor 87%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $150,000 Active 13 DOM
2. 2026-06-17
   days on market $150,000 Active 12 DOM
3. 2026-06-16
   days on market $150,000 Active 11 DOM
4. 2026-06-15
   days on market $150,000 Active 10 DOM
5. 2026-06-15
   days on market $150,000 Active 9 DOM
6. 2026-06-13
   days on market $150,000 Active 8 DOM
7. 2026-06-12
   days on market $150,000 Active 7 DOM
8. 2026-06-09
   days on market $150,000 Active 4 DOM
9. 2026-06-08
   days on market $150,000 Active 3 DOM
10. 2026-06-08
    days on market $150,000 Active 2 DOM
11. 2026-06-07
    remarks 687-char remark
12. 2026-06-07
    listed $150,000 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: $1,440 · $120/mo
• Projected year-2 tax: $2,145 · $179/mo
• Expected delta: +$705/yr (+$59/mo · 48.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $16,351
• − Mortgage interest: −$8,402
• − Property taxes: −$1,440
• − Insurance: −$750
• − Repairs & maintenance: −$1,308
• − Management: −$1,308
• − Depreciation: −$4,364
• Taxable loss: −$1,222
• Est. tax savings @ 24.0%: +$293
• After-tax cash flow: $1,581/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 — Fair Haven

• Score: 71/100
• State rank: #31
• US rank: #7050

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fair Haven, VT
• Population (ZIP): 4,144

Population outlook (Rutland County) Hauer SSP2

• Today (2025): 55,307 people
• By 2030: 52,364 · -5.3%
• By 2040: 45,751 · -17.3%
• By 2050: 39,627 · -28.4%
• By 2075: 29,080 · -47.4%
• By 2100: 20,673 · -62.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 5%
• Common ancestry: Lithuanian 15% Romanian 3% Slovak 3%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Rutland

• 2024 margin: Lean D (+5.3) · D 51.3% · R 46.0% · Other 2.7%
• 2008→2024 swing: -19.3pp toward R · 2008: 24.6pp · 2024: 5.3pp
• All cycles: 2024: D+5.3 2020: D+10.5 2016: D+4.2 2012: D+22.0 2008: D+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.19%
• Current HPI: 289.3746
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-05 Listed $150,000 PrimeMLS

Property tax history

+16.8%/yr

Latest (2024): $1,440 · +8.4% YoY. Source: county tax records.