84 Old Mansfield Rd · Waitsfield, VT 05673

$449,000

3 bd · 1.0 ba · 1,337 sqft · SingleFamily public records · 127 Days on market

Built 1985 4.50 ac lot $336/sqft · 36% below area Est $702k · 36% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.9/30.0
• Appreciation +10.0/10.0
• Schools +5.0/10.0
• DSCR +3.5/10.0
• Livability +3.4/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Nestled in the heart of the Green Mountains, 84 Old Mansfield Road offers a rare blend of refined comfort and rugged natural beauty on 4.5 sprawling acres. This property is a true sanctuary for those who value privacy and permanence, as it sits directly adjacent to pristine conserved land. Imagine stepping into your backyard and knowing that the lush, wooded landscape surrounding you is protected for generations to come, ensuring your peace and quiet remains undisturbed. Inside, the home radiates a warm and welcoming energy, balancing modern amenities with classic Vermont charm. The kitchen is equipped with stainless steel appliances. In the living area, built-in bookcases provide the perfect backdrop for your personal library, filled with natural light. For quiet summer evenings, the private screened-in porch offers a tranquil space to enjoy the sights and sounds of the forest without the intrusion of the elements. The location is an outdoor enthusiast's dream, positioned just minutes from the legendary slopes of Sugarbush and Mad River Glen skiing. Beyond the mountain, you are only 3 miles from the center of historic Waitsfield Village, where local boutiques and farm-to-table dining await. Whether you are hitting the nearby hiking trails or enjoying the local culture, this home is the ultimate basecamp for the mountain lifestyle.

Key facts

• 4.5 sprawling acres
• Built-in bookcases
• Minutes from skiing

Tags

• 4.5 SPRAWLING ACRES
• PRISTINE CONSERVED LAND
• PRIVATE SCREENED-IN PORCH
• STAINLESS STEEL APPLIANCES
• BUILT-IN BOOKCASES
• MINUTES FROM SKIING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $449k.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $429k (4.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $359k (19.9% below list).
• Recommended offer: $359k (19.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 2.1% in Waitsfield — 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 68/100 on livability (#37 in VT) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A, housing B; Watch: amenities F, commute F, employment F.
• Market conditions: 21 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 $48k of equity ($3k loan paydown + $45k appreciation (10.0% local appreciation)).
• Washington County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$77k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($395k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $50k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $192k; list at $449k implies a 133% gain — meaningful room to come down on a strong offer.

Recommended offer $359,437 (19.9% 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 127 days. Have you received any prior offers? Is the seller open to a 20% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
6. 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.
7. 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.
8. 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: 0.80% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.06%
• DSCR: 0.95
• GRM: 10.4

CMA / ARV

• ARV (median comp): $701,514
• List price: $449,000
• Delta: -36.00%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 23.5%
• Equity multiple: 2.89×
• Total profit: $237,420
• Equity at exit: $404,495

10-year hold

• IRR: 20.9%
• Equity multiple: 6.60×
• Total profit: $704,651
• Equity at exit: $872,308

Cash invested: $125,720 (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 05673

• Home prices YoY: 14.8%
• Active inventory: 21
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $3,594 medium
• Mortgage (P&I): −$2,355
• Tax from tax record: −$409 /mo · $4,908/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$755
• Net cashflow: $-111

Break-even live

Break-even rent $3,735

Max offer price $429,369

Occupancy floor 98%

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: $112,250
• Closing costs: $13,470
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $449,000 Active 127 DOM
2. 2026-06-18
   days on market $449,000 Active 126 DOM
3. 2026-06-17
   days on market $449,000 Active 125 DOM
4. 2026-06-16
   days on market $449,000 Active 124 DOM
5. 2026-06-15
   days on market $449,000 Active 123 DOM
6. 2026-06-14
   days on market $449,000 Active 121 DOM
7. 2026-06-12
   days on market $449,000 Active 120 DOM
8. 2026-06-09
   days on market $449,000 Active 117 DOM
9. 2026-06-08
   days on market $449,000 Active 116 DOM
10. 2026-06-07
    days on market $449,000 Active 115 DOM
11. 2026-06-07
    days on market $449,000 Active 114 DOM
12. 2026-06-04
    pricedays on market $449,000 Active 111 DOM
13. 2026-06-02
    days on market $464,000 Active 110 DOM
14. 2026-06-01
    days on market $464,000 Active 109 DOM
15. 2026-05-31
    days on market $464,000 Active 108 DOM
16. 2026-05-31
    days on market $464,000 Active 107 DOM
17. 2026-05-15
    price $464,000 1353-char remark

    Show marketing remark (1353 chars)

    Nestled in the heart of the Green Mountains, 84 Old Mansfield Road offers a rare blend of refined comfort and rugged natural beauty on 4.5 sprawling acres. This property is a true sanctuary for those who value privacy and permanence, as it sits directly adjacent to pristine conserved land. Imagine stepping into your backyard and knowing that the lush, wooded landscape surrounding you is protected for generations to come, ensuring your peace and quiet remains undisturbed. Inside, the home radiates a warm and welcoming energy, balancing modern amenities with classic Vermont charm. The kitchen is equipped with stainless steel appliances. In the living area, built-in bookcases provide the perfect backdrop for your personal library, filled with natural light. For quiet summer evenings, the private screened-in porch offers a tranquil space to enjoy the sights and sounds of the forest without the intrusion of the elements. The location is an outdoor enthusiast's dream, positioned just minutes from the legendary slopes of Sugarbush and Mad River Glen skiing. Beyond the mountain, you are only 3 miles from the center of historic Waitsfield Village, where local boutiques and farm-to-table dining await. Whether you are hitting the nearby hiking trails or enjoying the local culture, this home is the ultimate basecamp for the mountain lifestyle.

18. 2026-03-27
    price $479,000 1353-char remark

    Show marketing remark (1353 chars)

    Nestled in the heart of the Green Mountains, 84 Old Mansfield Road offers a rare blend of refined comfort and rugged natural beauty on 4.5 sprawling acres. This property is a true sanctuary for those who value privacy and permanence, as it sits directly adjacent to pristine conserved land. Imagine stepping into your backyard and knowing that the lush, wooded landscape surrounding you is protected for generations to come, ensuring your peace and quiet remains undisturbed. Inside, the home radiates a warm and welcoming energy, balancing modern amenities with classic Vermont charm. The kitchen is equipped with stainless steel appliances. In the living area, built-in bookcases provide the perfect backdrop for your personal library, filled with natural light. For quiet summer evenings, the private screened-in porch offers a tranquil space to enjoy the sights and sounds of the forest without the intrusion of the elements. The location is an outdoor enthusiast's dream, positioned just minutes from the legendary slopes of Sugarbush and Mad River Glen skiing. Beyond the mountain, you are only 3 miles from the center of historic Waitsfield Village, where local boutiques and farm-to-table dining await. Whether you are hitting the nearby hiking trails or enjoying the local culture, this home is the ultimate basecamp for the mountain lifestyle.

19. 2026-02-12
    listed $499,000 Active 1353-char remark

    Show marketing remark (1353 chars)

    Nestled in the heart of the Green Mountains, 84 Old Mansfield Road offers a rare blend of refined comfort and rugged natural beauty on 4.5 sprawling acres. This property is a true sanctuary for those who value privacy and permanence, as it sits directly adjacent to pristine conserved land. Imagine stepping into your backyard and knowing that the lush, wooded landscape surrounding you is protected for generations to come, ensuring your peace and quiet remains undisturbed. Inside, the home radiates a warm and welcoming energy, balancing modern amenities with classic Vermont charm. The kitchen is equipped with stainless steel appliances. In the living area, built-in bookcases provide the perfect backdrop for your personal library, filled with natural light. For quiet summer evenings, the private screened-in porch offers a tranquil space to enjoy the sights and sounds of the forest without the intrusion of the elements. The location is an outdoor enthusiast's dream, positioned just minutes from the legendary slopes of Sugarbush and Mad River Glen skiing. Beyond the mountain, you are only 3 miles from the center of historic Waitsfield Village, where local boutiques and farm-to-table dining await. Whether you are hitting the nearby hiking trails or enjoying the local culture, this home is the ultimate basecamp for the mountain lifestyle.

20. 2012-06-04
    soldstatus $192,500
21. 2012-05-31
    soldstatus $192,500 695-char remark

    Show marketing remark (695 chars)

    Skiers and first time home buyers, don't miss this opportunity to buy a cozy three bedroom home sitting on a well buffered 4.5 acre lot. This corner lot is just down the road from Mad River Glen, a few minutes from Sugarbush, and just three miles to the center Of Historic Waitsfield Village. The home features an open floor plan, with hardwood floors, built in bookcases, and an efficient wood stove. The comfortable living space opens to a private screened in porch with a hot tub. The nicely landscaped yard has plenty of room for the kids to play or for a family gathering, and an out building for tools and toys. Priced below recent town appraisal, making it a true value. Come take a look!

22. 2011-08-08
    listed $195,000 695-char remark

    Show marketing remark (695 chars)

    Skiers and first time home buyers, don't miss this opportunity to buy a cozy three bedroom home sitting on a well buffered 4.5 acre lot. This corner lot is just down the road from Mad River Glen, a few minutes from Sugarbush, and just three miles to the center Of Historic Waitsfield Village. The home features an open floor plan, with hardwood floors, built in bookcases, and an efficient wood stove. The comfortable living space opens to a private screened in porch with a hot tub. The nicely landscaped yard has plenty of room for the kids to play or for a family gathering, and an out building for tools and toys. Priced below recent town appraisal, making it a true value. Come take a look!

23. 1995-06-23
    soldstatus $95,250

ⓘ 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: $4,908 · $409/mo
• Projected year-2 tax: $6,719 · $560/mo
• Expected delta: +$1,812/yr (+$151/mo · 36.9%)

ⓘ 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 1/10 Low 10 d/yr ≥87°F today · 23 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,132
• − Mortgage interest: −$25,151
• − Property taxes: −$4,908
• − Insurance: −$2,245
• − Repairs & maintenance: −$3,451
• − Management: −$3,451
• − Depreciation: −$13,062
• Taxable loss: −$9,134
• Est. tax savings @ 24.0%: +$2,192
• After-tax cash flow: $859/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 — Waitsfield

• Score: 68/100
• State rank: #37
• US rank: #9382

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,465

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 (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Italian 5% Lithuanian 4% Danish 3%
• Foreign-born: 4% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Spanish 1% Other Indo-European 0%

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: ▲ 49.14%
• Current HPI: 380.3453
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+387.1% since first listed

7 events — show timeline

• 2026-05-15 Price Changed $464,000 PrimeMLS
• 2026-03-27 Price Changed $479,000 PrimeMLS
• 2026-02-12 Listed $499,000 PrimeMLS
• 2012-06-04 Sold (Public Records) $192,500 Public Records
• 2012-05-31 Sold (MLS) $192,500 PrimeMLS
• 2011-08-08 Listed $195,000 PrimeMLS
• 1995-06-23 Sold (Public Records) $95,250 Public Records

Property tax history

+4.5%/yr

Latest (2024): $4,908 · +14.0% YoY. Source: county tax records.