98 K-T Ln #19 · Northfield, VT 05663

$90,000

3 bd · 2.0 ba · 1,061 sqft · Manufactured · 32 Days on market

Built 2018 Good condition Est $79k · 15% over $358/mo HOA · 23% of rent

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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 +26.6/30.0
• 1% rule +10.0/10.0
• DSCR +9.1/10.0
• Schools +5.0/10.0
• Appreciation +4.9/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• ARV discount +0.9/15.0

Listing remarks

Inviting, Efficient, and Move in Ready in Northfield! Experience peaceful, country-style living just minutes from Norwich University and I-89. Located at the end of 98 K-T Ln, this tree lined lot includes 2 Storage Sheds (4x8 & 10x20), A cute, fenced garden ready for your Vision, A large Covered Porch, and 2 Parking Spots. Inside you'll find a Modern Layout, Primary Suite, 3/4 Bath and Walk-In Closet on one end of the home. Thinking of having a roommate or 2? Two Additional bedrooms and a Full Bath are at the Opposite end! Stackable Washer & Dryer and Coat Nook are conveniently located at the 2nd entrance. Do you have a College Student? Looking to downsize to single level livin

Key facts

• Fenced garden
• Large covered porch
• 2 storage sheds

Tags

• TREE LINED LOT
• 2 STORAGE SHEDS
• FENCED GARDEN
• LARGE COVERED PORCH
• MODERN LAYOUT
• WALK IN CLOSET

Property features AI

Finance

• Other: Sale includes additional buildings
• HOA & community: Homeowner association fee of $358 monthly; HOA covers plowing and sewer; Association provides snow removal

Exterior

• Parking: Crushed stone driveway
• Utilities: Public water on-site; Public sewer; Electric service with circuit breakers (Northfield Electric); LP/Bottle gas available; High-speed internet available; Cable available; Telephone available
• Home design: Single-wide manufactured/mobile home (Eagle River, Chesapeake CL-80F666); Existing structure; Grey exterior color; Unit/Lot #19
• Construction: Built in 2018; Wood frame with vinyl siding; Asphalt shingle roof; Mobile anchored; Located in Tuckers Mobile Home Park (park-approved)
• Exterior features: Country setting; Neighborhood location; Near schools; Crushed stone driveway; Flood zone

Interior

• Kitchen: Dishwasher; Exhaust hood; Microwave; Refrigerator; Exhaust fan
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Propane heat; Forced air heating
• Interior features: 7 total rooms; Carpet and laminate flooring
• Laundry & utility: Washer; Dryer; Domestic water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-256 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $53k (41.2% below list).
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $53k (41.2% below list) — sets the bar for cash-flow.
• Cap rate 9.5% vs local median 2.3% in Northfield — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 77/100 on livability (#12 in VT, #2,938 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F.
• Zoned schools: Northfield Elementary School (math 37% / reading 47%, grade F, #84 of 192 statewide, top 48%, 289 students, 20% FRL).
• Market conditions: 26 active listings in the ZIP; 185 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• In year one you build about $355 of equity ($622 loan paydown + $-267 appreciation (-0.3% local appreciation)).
• 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 32 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $496/mo; HOA is 23% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,945 (41.2% 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 32 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.72% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.41%
• DSCR: 1.51
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $78,514
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
98 K-T Ln	0.00mi	3/2.0	1,064 (+0%)	7mo	$78,500	$74	93
45 Top Rd	0.25mi	3/2.0	1,165 (+10%)	19mo	$63,000	$54	56

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

Projected returns pro-forma

-0.3% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.2%
• Equity multiple: 0.22×
• Total profit: $-19,643
• Equity at exit: $24,805

10-year hold

• IRR: -9.9%
• Equity multiple: -0.01×
• Total profit: $-25,464
• Equity at exit: $28,777

Cash invested: $25,200 (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 05663

• Home prices YoY: -0.1%
• Active inventory: 26
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,544 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• Flood insurance flood zone: −$496 /mo · $5,950/yr
• HOA: −$358
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $-256

Break-even live

Break-even rent $1,868

Max offer price $52,945

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $358 · $4,296/yr

Listing history 2 events

1. 2026-06-16
   remarks 691-char remark
2. 2026-06-16
   listed $90,000 Pending 32 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,527
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$6,400
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − HOA: −$4,296
• − Depreciation: −$2,618
• Taxable loss: −$4,143
• Est. tax savings @ 24.0%: +$994
• After-tax cash flow: $-2,079/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This move-in ready manufactured home in Northfield offers a modern layout, ample space, and a peaceful country setting. With minor cosmetic upgrades, it can significantly increase its value for both resale and rental.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping and garden maintenance — Improves curb appeal and adds value for both resale and rental.
• Resale Upgrading kitchen appliances — Modernizes the kitchen and appeals to potential buyers.
• Resale Upgrading bathroom fixtures — Enhances the primary suite and adds value for potential buyers.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping and garden maintenance — Improves curb appeal and adds value for both resale and rental. ↑
• Resale Upgrading kitchen appliances — Modernizes the kitchen and appeals to potential buyers. ↑
• Resale Upgrading bathroom fixtures — Enhances the primary suite and adds value for potential buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

No district data.

Livability — Northfield

• Score: 77/100
• State rank: #12
• US rank: #2938

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Northfield, VT
• Population (ZIP): 6,766

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 (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 3% Asian 1%
• Common ancestry: Lithuanian 7% Slovak 3% Serbian 3%
• Foreign-born: 3% · South Korea, Canada
• Languages at home: 95% English-only · Spanish 1% German/W. Germanic 1% Other Indo-European 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: ▼ -0.30%
• Current HPI: 336.8287
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-06-09 Pending — PrimeMLS
• 2026-05-08 Listed $90,000 PrimeMLS