67 Brook St · Websterville, VT 05641

$164,900

2 bd · 1.0 ba · 696 sqft · Manufactured public records · 56 Days on market

Built 2008 6,534 sqft lot

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Why this score? — see what drove the C- 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 +19.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• Schools +5.0/10.0
• 1% rule +4.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable 2 bedroom, 1 bath mobile home, in Barre Town, with a storage shed, on 0.15 acres. That's right, no lot rent to worry about! This home is located near the millstone trails, disc golf, and the Websterville playground. Whether you are looking for your first home, wanting to get into something a bit smaller than you may have, or looking to start or add to your investment portfolio; this is one that you will want to come check out for yourself.

Key facts

• 6,534 sq ft lot
• Built 2008
• Listed 56 days

Property features AI

Exterior

• Parking: Gravel driveway
• Utilities: Public water; Public sewer; 100 amp electric service with circuit breakers; High-speed internet available; Cable available; Telephone available
• Home design: Single wide manufactured home; Entry level: Main level; Shingle roof
• Construction: Built in 2008; Vinyl siding
• Exterior features: Sloping lot; On-site stream; Near trails; Wooded setting; In-town neighborhood location

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Exhaust fan
• Bedrooms: Three bedrooms on the main level
• Flooring: Laminate
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Oil heat; Forced air
• Interior features: Six total rooms; Laminate flooring
• Laundry & utility: Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/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 $148k (10.4% below list).
• Recommended offer: $148k (10.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#56 in VT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, crime C-, employment C-.
• Market conditions: 91 active listings in the ZIP; solid renter incomes; 185 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Washington County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $44k; list at $165k implies a 275% gain — meaningful room to come down on a strong offer.

Recommended offer $147,803 (10.4% below list)

Questions for the listing agent

1. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.90% ✗
• Cap rate: 7.64%
• Cash-on-cash: 4.82%
• DSCR: 1.21
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $26,448
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
180 Mill St #4	0.74mi	2/1.0	672 (-3%)	10mo	$25,750	$38	51

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: -8.8%
• Equity multiple: 0.68×
• Total profit: $-14,972
• Equity at exit: $24,587

10-year hold

• IRR: 0.6%
• Equity multiple: 1.04×
• Total profit: $1,883
• Equity at exit: $14,258

Cash invested: $46,172 (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 05641

• Home prices YoY: -19.7%
• Active inventory: 91
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $1,478 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$49 /mo · $583/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $186

Break-even live

Break-even rent $1,243

Max offer price $164,900

Occupancy floor 82%

Sensitivity live

Price	-10% $279	-5% $232	+0% $186	+5% $139	+10% $92
Rent	-10% $69	-5% $127	+0% $186	+5% $244	+10% $302
Rate	-1.0pp $269	-0.5pp $228	base $186	+0.5pp $143	+1.0pp $99

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 36 events

1. 2026-06-19
   days on market $164,900 Active 56 DOM
2. 2026-06-18
   days on market $164,900 Active 55 DOM
3. 2026-06-17
   days on market $164,900 Active 54 DOM
4. 2026-06-16
   days on market $164,900 Active 53 DOM
5. 2026-06-15
   days on market $164,900 Active 52 DOM
6. 2026-06-14
   days on market $164,900 Active 50 DOM
7. 2026-06-12
   days on market $164,900 Active 49 DOM
8. 2026-06-09
   days on market $164,900 Active 46 DOM
9. 2026-06-08
   days on market $164,900 Active 45 DOM
10. 2026-06-07
    pricedays on market $164,900 Active 44 DOM
11. 2026-06-04
    days on market $169,900 Active 40 DOM
12. 2026-06-02
    days on market $169,900 Active 39 DOM
13. 2026-06-01
    days on market $169,900 Active 38 DOM
14. 2026-05-31
    days on market $169,900 Active 37 DOM
15. 2026-05-31
    days on market $169,900 Active 36 DOM
16. 2026-05-12
    price $169,900
17. 2026-04-24
    listed $175,000 Active
18. 2026-04-21
    historical $175,000
19. 2025-07-21
    soldstatus $44,000
20. 2025-07-18
    soldstatus $44,000 Closed 454-char remark

    Show marketing remark (454 chars)

    Affordable 2 bedroom, 1 bath mobile home, in Barre Town, with a storage shed, on 0.15 acres. That's right, no lot rent to worry about! This home is located near the millstone trails, disc golf, and the Websterville playground. Whether you are looking for your first home, wanting to get into something a bit smaller than you may have, or looking to start or add to your investment portfolio; this is one that you will want to come check out for yourself.

21. 2025-05-04
    historical Active with Contract 454-char remark

    Show marketing remark (454 chars)

    Affordable 2 bedroom, 1 bath mobile home, in Barre Town, with a storage shed, on 0.15 acres. That's right, no lot rent to worry about! This home is located near the millstone trails, disc golf, and the Websterville playground. Whether you are looking for your first home, wanting to get into something a bit smaller than you may have, or looking to start or add to your investment portfolio; this is one that you will want to come check out for yourself.

22. 2025-03-08
    listed $75,000 Active 454-char remark

    Show marketing remark (454 chars)

    Affordable 2 bedroom, 1 bath mobile home, in Barre Town, with a storage shed, on 0.15 acres. That's right, no lot rent to worry about! This home is located near the millstone trails, disc golf, and the Websterville playground. Whether you are looking for your first home, wanting to get into something a bit smaller than you may have, or looking to start or add to your investment portfolio; this is one that you will want to come check out for yourself.

23. 2018-12-06
    soldstatus $27,000
24. 2018-11-30
    soldstatus $27,000 Closed 317-char remark

    Show marketing remark (317 chars)

    Have you wanted to own your own home but don't think you can afford it? You could own this without breaking the bank! This 2 bedroom, 1 bath manufactured home is a great way to get started or downsize! Put some finishing touches on this or use as a small rental opportunity! Previously rented for $750-$800/month.

25. 2018-10-26
    status Pending 317-char remark

    Show marketing remark (317 chars)

    Have you wanted to own your own home but don't think you can afford it? You could own this without breaking the bank! This 2 bedroom, 1 bath manufactured home is a great way to get started or downsize! Put some finishing touches on this or use as a small rental opportunity! Previously rented for $750-$800/month.

26. 2018-10-02
    price $39,900 317-char remark

    Show marketing remark (317 chars)

    Have you wanted to own your own home but don't think you can afford it? You could own this without breaking the bank! This 2 bedroom, 1 bath manufactured home is a great way to get started or downsize! Put some finishing touches on this or use as a small rental opportunity! Previously rented for $750-$800/month.

27. 2018-08-21
    listed $44,900 Active 317-char remark

    Show marketing remark (317 chars)

    Have you wanted to own your own home but don't think you can afford it? You could own this without breaking the bank! This 2 bedroom, 1 bath manufactured home is a great way to get started or downsize! Put some finishing touches on this or use as a small rental opportunity! Previously rented for $750-$800/month.

28. 2015-05-26
    soldstatus $27,000
29. 2015-05-21
    historical
30. 2015-05-20
    soldstatus $27,000 Closed
31. 2015-05-12
    historical Active with Contract
32. 2015-05-02
    historical
33. 2015-04-17
    historical Active with Contract
34. 2015-03-05
    price $29,900
35. 2015-02-23
    price $34,900
36. 2015-02-03
    listed $39,900 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: $583 · $49/mo
• Projected year-2 tax: $1,858 · $155/mo
• Expected delta: +$1,275/yr (+$106/mo · 218.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥88°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $17,736
• − Mortgage interest: −$9,237
• − Property taxes: −$583
• − Insurance: −$824
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − Depreciation: −$4,797
• Taxable loss: −$543
• Est. tax savings @ 24.0%: +$130
• After-tax cash flow: $2,358/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 — Websterville

• Score: 65/100
• State rank: #56
• US rank: #12737

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Websterville, VT
• County: Washington County · 16,936 people
• City population: 181
• Metro: Barre, VT
• Population (ZIP): 16,936
• Household income: $76,855
• Rent vs Own: 30.2% rent · 69.8% own
• Severe rent burden: 588.0

Population outlook (Washington County) Hauer SSP2

• Today (2025): 56,608 people
• By 2030: 54,731 · -3.3%
• By 2040: 50,227 · -11.3%
• By 2050: 45,893 · -18.9%
• By 2075: 36,818 · -35.0%
• By 2100: 28,143 · -50.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3% Black 1%
• Common ancestry: Lithuanian 15% Slovak 7% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Washington

• 2024 margin: Solid D (+43.4) · D 70.0% · R 26.6% · Other 3.4%
• 2008→2024 swing: +2.4pp toward D · 2008: 41.0pp · 2024: 43.4pp
• All cycles: 2024: D+43.4 2020: D+46.1 2016: D+37.0 2012: D+42.2 2008: D+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -82.01%
• Current HPI: 333.7046
• Rent YoY: —
• Metro: Barre, VT
• State GDP YoY: —
• F500 in state: 0

Price history

+325.8% since first listed

21 events — show timeline

• 2026-05-12 Price Changed $169,900 PrimeMLS
• 2026-04-24 Listed $175,000 PrimeMLS
• 2026-04-21 Coming Soon $175,000 PrimeMLS
• 2025-07-21 Sold (Public Records) $44,000 Public Records
• 2025-07-18 Sold (MLS) $44,000 PrimeMLS
• 2025-05-04 Contingent — PrimeMLS
• 2025-03-08 Listed $75,000 PrimeMLS
• 2018-12-06 Sold (Public Records) $27,000 Public Records
• 2018-11-30 Sold (MLS) $27,000 PrimeMLS
• 2018-10-26 Pending — PrimeMLS
• 2018-10-02 Price Changed $39,900 PrimeMLS
• 2018-08-21 Listed $44,900 PrimeMLS
• 2015-05-26 Sold (Public Records) $27,000 Public Records
• 2015-05-21 Delisted — PrimeMLS
• 2015-05-20 Sold (MLS) $27,000 PrimeMLS
• 2015-05-12 Contingent — PrimeMLS
• 2015-05-02 Delisted — PrimeMLS
• 2015-04-17 Contingent — PrimeMLS
• 2015-03-05 Price Changed $29,900 PrimeMLS
• 2015-02-23 Price Changed $34,900 PrimeMLS
• 2015-02-03 Listed $39,900 PrimeMLS

Property tax history

+19.3%/yr

Latest (2024): $583 · +10.3% YoY. Source: county tax records.