86 Wile St · Hinesburg, VT 05461

$70,000

2 bd · 1.0 ba · 840 sqft · Manufactured public records · 44 Days on market

Built 1991 $495/mo HOA

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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
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable 1991 Redman Newmoon mobile home offering 2 bedrooms and 1 bathroom, located in the desirable Sunset Lake Co-Op community. This home features an open-concept kitchen and living area, providing a functional layout for everyday living. Recent improvements include a furnace replaced in January 2024, offering added efficiency and peace of mind. A newer shed located at the rear of the property provides additional storage space. The community allows up to two pets (one dog maximum) and offers shared access to Sunset Lake for outdoor enjoyment. Conveniently situated within a well-maintained cooperative setting. Sale is contingent upon buyer approval by the park.

Key facts

• Open-concept kitchen
• Newer shed
• Built 1991

Tags

• OPEN-CONCEPT KITCHEN
• NEWER SHED
• SHARED ACCESS TO SUNSET LAKE

Property features AI

Finance

• Other: Mobile make: Redman, model: Newmoon, serial #: 21941; Mobile park approval: yes; Co-op membership: yes
• HOA & community: Monthly HOA/park fee of $495 covering water, sewer, trash and park rent; One-time fee of $100 (other)

Exterior

• Parking: Gravel driveway
• Utilities: Community water; Community sewer; Circuit breaker electrical service; VT Electric; High-speed internet available; Cable available (Xfinity); Fuel service: Choice
• Home design: Manufactured home; Manuf/Mobile architectural style; Beige exterior; Metal roof; Built in 1991
• Construction: Vinyl siding
• Exterior features: Gravel driveway; Located in a mobile home cooperative (Sunset Lake Coop); Park rent and community utilities included in HOA fee

Interior

• Kitchen: Kitchen on main level; Refrigerator; Electric stove
• Bedrooms: Master bedroom on main level; Additional bedroom on main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom on main level
• Heating & cooling: Oil heat; Hot air heating
• Interior features: 6 total rooms; Country setting
• Laundry & utility: Washer; Dryer

🏢 Co-op / cooperative unit. The $70,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $68k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#54 in VT) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, housing B; Watch: employment D+, amenities F, commute F.
• Zoned schools: Hinesburg Community School (math 52% / reading 66%, grade B-, #24 of 192 statewide, top 12%, 506 students, 22% FRL).
• Market conditions: 34 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 898 units permitted in Chittenden County in 2024 (554 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Chittenden County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 28% of rent.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $67,900 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 2.54% ✓
• Cap rate: 14.43%
• Cash-on-cash: 29.06%
• DSCR: 2.29
• GRM: 3.3

CMA / ARV

• ARV (median comp): $106,450
• List price: $70,000
• Delta: -34.24%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
63 Wile St	0.02mi	2/2.0	790 (-6%)	24mo	$135,900	$172	65
137 Hillview Ter	0.43mi	2/2.0	907 (+8%)	8mo	$142,900	$158	56
62 Hillview Ter	0.49mi	2/2.0	952 (+13%)	13mo	$135,000	$142	40

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: 18.8%
• Equity multiple: 1.77×
• Total profit: $14,997
• Equity at exit: $10,437

10-year hold

• IRR: 27.3%
• Equity multiple: 3.44×
• Total profit: $47,920
• Equity at exit: $6,052

Cash invested: $19,600 (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 05461

• Home prices YoY: -32.5%
• Active inventory: 34
• Price-to-rent: 3.3×

Monthly cashflow live

• Estimated rent: $1,775 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$36 /mo · $436/yr
• Insurance: −$29
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$495
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $408

Break-even live

Break-even rent $1,258

Max offer price $70,000

Occupancy floor 72%

Sensitivity live

Price	-10% $448	-5% $428	+0% $408	+5% $388	+10% $369
Rent	-10% $268	-5% $338	+0% $408	+5% $478	+10% $548
Rate	-1.0pp $443	-0.5pp $426	base $408	+0.5pp $390	+1.0pp $372

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
121 Village Heights Rd Hinesburg, VT	2.0	1.0	890	$1,775	$1.99	44d	1	1.40mi

HOA detail

• Monthly dues: $495 · $5,940/yr

Listing history 16 events

1. 2026-06-19
   days on market $70,000 Active 44 DOM
2. 2026-06-18
   days on market $70,000 Active 43 DOM
3. 2026-06-17
   days on market $70,000 Active 42 DOM
4. 2026-06-16
   days on market $70,000 Active 41 DOM
5. 2026-06-15
   days on market $70,000 Active 40 DOM
6. 2026-06-14
   statusdays on market $70,000 Active 38 DOM
7. 2026-06-13
   days on market $70,000 Active with Contract 37 DOM
8. 2026-06-10
   days on market $70,000 Active with Contract 35 DOM
9. 2026-06-09
   days on market $70,000 Active with Contract 34 DOM
10. 2026-06-08
    days on market $70,000 Active with Contract 33 DOM
11. 2026-06-07
    days on market $70,000 Active with Contract 32 DOM
12. 2026-06-02
    days on market $70,000 Active with Contract 27 DOM
13. 2026-06-01
    days on market $70,000 Active with Contract 26 DOM
14. 2026-05-31
    days on market $70,000 Active with Contract 25 DOM
15. 2026-05-30
    days on market $70,000 Active with Contract 24 DOM
16. 2026-05-06
    listed $70,000 Active 673-char remark

ⓘ 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: $436 · $36/mo
• Projected year-2 tax: $883 · $74/mo
• Expected delta: +$447/yr (+$37/mo · 102.6%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 14 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: $21,300
• − Mortgage interest: −$3,921
• − Property taxes: −$436
• − Insurance: −$1,148
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − HOA: −$5,940
• − Depreciation: −$2,036
• Taxable income: $4,411
• Est. tax owed @ 24.0%: −$1,059
• After-tax cash flow: $3,840/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 — Hinesburg

• Score: 66/100
• State rank: #54
• US rank: #12285

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,815

Population outlook (Chittenden County) Hauer SSP2

• Today (2025): 170,769 people
• By 2030: 174,716 · +2.3%
• By 2040: 180,337 · +5.6%
• By 2050: 183,768 · +7.6%
• By 2075: 194,646 · +14.0%
• By 2100: 194,933 · +14.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Two or more races 3%
• Common ancestry: Lithuanian 8% Romanian 4% Italian 2%
• Foreign-born: 4% · Canada
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Other Indo-European 1% Spanish 1%

Political lean MEDSL · Chittenden

• 2024 margin: Solid D (+53.6) · D 75.4% · R 21.7% · Other 2.9%
• 2008→2024 swing: +8.9pp toward D · 2008: 44.8pp · 2024: 53.6pp
• All cycles: 2024: D+53.6 2020: D+54.5 2016: D+46.8 2012: D+41.9 2008: D+44.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -93.22%
• Current HPI: 193.1768
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-06-13 Relisted — PrimeMLS
• 2026-05-28 Contingent — PrimeMLS
• 2026-05-06 Listed $70,000 PrimeMLS

Property tax history

+18.5%/yr

Latest (2024): $436 · +15.6% YoY. Source: county tax records.