425 Taylor St · Milton, VT 05468

$208,600

3 bd · 2.0 ba · 1,568 sqft · Manufactured public records · 42 Days on market

Built 2005 Est $198k · 6% over $436/mo HOA · 21% of rent

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Why this score? — see what drove the D- 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 +11.1/30.0
• 1% rule +5.0/10.0
• ARV discount +5.0/15.0
• Schools +5.0/10.0
• DSCR +3.2/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy effortless one-level living in Milton on a dead-end road, second to last home, offering privacy and scenic surroundings. This thoughtfully updated property sits on a spacious, fully-fenced lot and includes a 16' x 20' workshop/outbuilding and an 8' x 12' sugar house shed - ideal for hobbies or storage. Inside, the open-concept layout features vaulted ceilings and abundant natural light. The updated kitchen showcases Corian counters, subway tile backsplash, stainless steel appliances, farmhouse sink, and convenient breakfast bar for casual dining. A bonus mudroom/pantry with new flooring provides extra storage and direct access to the back deck and backyard. The home offers 3 bedrooms,

Key facts

• Workshop outbuilding
• Fully-fenced lot
• One-level living

Tags

• ONE-LEVEL LIVING
• FULLY-FENCED LOT
• WORKSHOP OUTBUILDING
• SUGAR HOUSE SHED
• OPEN-CONCEPT LAYOUT
• UPDATED KITCHEN

Property features AI

Finance

• Other: Documents available: Deed, Property Disclosure
• HOA & community: Monthly park/association fee; Park fees and rent included; Plowing and trash removal included; Club house available

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Circuit breaker electrical service; Internet (cable) available; Cable service by Xfinity; Fuel provided by Energy Coop/Rowley Propan; Telephone available
• Home design: Double wide manufactured home; Metal roof; Tan exterior color; Built in 2005; Located in Birchwood Manor (park-approved, mobile park)
• Construction: Vinyl siding construction; Manufactured home structure
• Exterior features: Near shopping; Gravel driveway; Easements present

Interior

• Kitchen: Kitchen; Dishwasher; Gas range; Microwave; Refrigerator
• Bedrooms: Master bedroom (1st level); Bedroom (1st level); Bedroom (1st level)
• Flooring: Carpet; Laminate; Tile; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Kerosene heating; Hot air heating
• Interior features: Six total rooms; Living room; Dining room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $209k.

Deal economics

• At list price, monthly cash flow is $-83 ($-995/yr) — negative.
• To cash-flow at today's rent, offer at most $194k (7.0% below list).
• Meets the 1% rule at list price ($2k rent vs $209k).
• Recommended offer: $194k (7.0% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 2.2% in Milton — 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 61/100 on livability (#88 in VT) — a middle-class / working-renter tenant base. Strengths: crime A, housing A-; Watch: employment C-, amenities F, commute F.
• Zoned schools: Milton Elementary School (math 20% / reading 32%, grade F, #160 of 192 statewide, top 84%, 631 students, 29% FRL).
• Market conditions: 115 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $110k; list at $209k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $193,955 (7.0% 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 42 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.00% ✓
• Cap rate: 5.82%
• Cash-on-cash: -1.70%
• DSCR: 0.92
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $197,568
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
425 Taylor St	0.00mi	3/2.0	1,568 (0%)	0mo	$198,000	$126	100
11 Mansfield Rd	0.33mi	4/2.0 (+1)	1,508 (-4%)	13mo	$170,000	$113	62
232 Taylor St	0.19mi	3/2.0	1,344 (-14%)	10mo	$187,000	$139	59

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: -19.0%
• Equity multiple: 0.33×
• Total profit: $-38,871
• Equity at exit: $31,103

10-year hold

• IRR: -11.3%
• Equity multiple: 0.32×
• Total profit: $-39,791
• Equity at exit: $18,036

Cash invested: $58,408 (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 05468

• Home prices YoY: -30.4%
• Active inventory: 115
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,089 medium
• Mortgage (P&I): −$1,094
• Tax from tax record: −$116 /mo · $1,397/yr
• Insurance: −$87
• HOA: −$436
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-83

Break-even live

Break-even rent $2,194

Max offer price $193,955

Occupancy floor 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: $52,150
• Closing costs: $6,258
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $436 · $5,232/yr

Listing history 3 events

1. 2026-04-24
   status Pending
2. 2026-03-13
   listed $208,600 Active
3. 2022-01-06
   soldstatus $110,000

ⓘ 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: $1,397 · $116/mo
• Projected year-2 tax: $2,680 · $223/mo
• Expected delta: +$1,283/yr (+$107/mo · 91.8%)

ⓘ 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 6 d/yr ≥92°F today · 13 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,069
• − Mortgage interest: −$11,685
• − Property taxes: −$1,397
• − Insurance: −$1,043
• − Repairs & maintenance: −$2,005
• − Management: −$2,005
• − HOA: −$5,232
• − Depreciation: −$6,068
• Taxable loss: −$4,368
• Est. tax savings @ 24.0%: +$1,048
• After-tax cash flow: $53/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 — Milton

• Score: 61/100
• State rank: #88
• US rank: #18271

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,347

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Black 2% Hispanic / Latino 2%
• Common ancestry: Lithuanian 14% Slovak 3% Romanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Russian/Polish/Slavic 1% Spanish 1% French/Haitian/Cajun 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: ▼ -127.34%
• Current HPI: 291.4868
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+89.6% since first listed

3 events — show timeline

• 2026-04-24 Pending — PrimeMLS
• 2026-03-13 Listed $208,600 PrimeMLS
• 2022-01-06 Sold (Public Records) $110,000 Public Records

Property tax history

+2.7%/yr

Latest (2024): $1,397 · +11.1% YoY. Source: county tax records.