142 Penny Ln · Shelburne, VT 05482

$90,500

2 bd · 1.0 ba · 950 sqft · Manufactured · 36 Days on market

Built 1971 $340/mo HOA

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Lakeview in Shelburne, one of Chittenden County's most popular Mobile Home Parks, where the happy residents own the park! We are inviting buyers who plan to owner occupy only. The interior has been well maintained by current owner, with flexible layout this could be lived as a 1 bed, 2 bed or 3 bed home. Rooms include mud room / foyer, living room, kitchen, office, bedroom, 2nd sunken family room, & bathroom, Features include cathedral ceilings, new kitchen, newer windows, & metal roof. Outside enjoy gardening, patio deck, and rebuilt shed with new foundation, attic & roof. The location is hard to beat - tucked away from all the hustle & bustle, yet moments away from all that Shelburne has to offer. * * Purchaser must pass park approval process. Monthly fees $323 includes co-op fee, trash & snow removal from roads * *

Key facts

• New furnace
• Metal roof
• New siding

Tags

• NEW SIDING
• NEW FLOORING
• NEW FURNACE
• NEW WATER HEATER
• METAL ROOF
• PAVED DRIVEWAY

Property features AI

Finance

• Other: Located in Lakeview Cooperative (mobile co-op)
• HOA & community: Monthly cooperative/park fee; Monthly fee covers plowing, trash, park fees, and park rent; One-time buy-in fee required

Exterior

• Parking: Paved driveway
• Utilities: Public water; Public sewer; Circuit breaker electrical service (GMP); Cable internet available (Xfinity); Cable on site
• Home design: Single wide manufactured home; White exterior; Metal roof; Built in 1971
• Construction: Vinyl siding; Manufactured home construction; Metal roof; Originally built in 1971
• Exterior features: Near public transportation; Paved driveway; Mobile park approval in place; Located in a mobile home cooperative (Lakeview Cooperative)

Interior

• Kitchen: Dishwasher; Exhaust hood; Electric range; Refrigerator
• Flooring: Carpet; Laminate
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot air heating
• Interior features: 5 total rooms; Carpet and laminate flooring
• Laundry & utility: Washer; Dryer

🏢 Co-op / cooperative unit. The $90,500 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 $90k.

Deal economics

• At list price, monthly cash flow is $830 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $88k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.3% vs local median 2.1% in Shelburne — 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 76/100 on livability (#14 in VT, #3,526 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Zoned schools: Shelburne Community School (math 47% / reading 65%, grade C+, #29 of 192 statewide, top 15%, 736 students, 14% FRL).
• Market conditions: 43 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $626 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago 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.
• Current owner paid $43k; list at $90k implies a 110% gain — meaningful room to come down on a strong offer.

Recommended offer $87,785 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 2.46% ✓
• Cap rate: 17.30%
• Cash-on-cash: 39.30%
• DSCR: 2.75
• GRM: 3.4

CMA / ARV

• ARV (median comp): $74,986
• List price: $90,500
• Delta: 20.69%
• Verdict: OVERPRICED
• Comps: 6 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
363 Penny Ln	0.04mi	2/1.0	924 (-3%)	2mo	$45,000	$49	92
376 Penny Ln	0.07mi	2/1.5	920 (-3%)	2mo	$156,000	$170	88
278 Penny Ln	0.11mi	2/1.0	924 (-3%)	4mo	$89,937	$97	87
287 Penny Ln	0.09mi	2/1.5	848 (-11%)	1mo	$89,900	$106	75
208 Penny Ln	0.07mi	2/1.0	840 (-12%)	7mo	$31,000	$37	72
384 Penny Ln	0.07mi	2/2.0	1,008 (+6%)	13mo	$106,000	$105	72
188 Penny Ln	0.05mi	2/2.0	1,064 (+12%)	22mo	$120,000	$113	56
323 Penny Ln	0.05mi	3/2.0 (+1)	1,064 (+12%)	20mo	$120,000	$113	52

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: 35.7%
• Equity multiple: 2.52×
• Total profit: $38,411
• Equity at exit: $13,494

10-year hold

• IRR: 42.5%
• Equity multiple: 5.04×
• Total profit: $102,406
• Equity at exit: $7,825

Cash invested: $25,340 (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 05482

• Active inventory: 43
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,229 medium
• Mortgage (P&I): −$475
• Tax from tax record: −$79 /mo · $947/yr
• Insurance: −$38
• HOA: −$340
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $830

Break-even live

Break-even rent $1,179

Max offer price $90,500

Occupancy floor 58%

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: $22,625
• Closing costs: $2,715
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
150 Allen Rd South Burlington, VT	1.0	1.0	860	$2,000	$2.33	20d	1	0.64mi
151 Larkin Way South Burlington, VT	2.0	1.0–2.0	709	$2,600	$3.66	20d	3	0.67mi
1 Olde Orchard Park South Burlington, VT	2.0	1.0	994	$2,100	$2.11	20d	1	1.41mi

HOA detail

• Monthly dues: $340 · $4,080/yr
• Likely covers: trashsnow removal

Listing history 18 events

1. 2026-06-07
   statusdays on market $90,500 Pending 36 DOM
2. 2026-06-02
   days on market $90,500 Active 34 DOM
3. 2026-06-01
   days on market $90,500 Active 33 DOM
4. 2026-05-31
   days on market $90,500 Active 32 DOM
5. 2026-05-30
   days on market $90,500 Active 31 DOM
6. 2026-05-14
   status Active 1112-char remark
7. 2026-05-08
   status Pending 1112-char remark
8. 2026-04-30
   price $90,500 1112-char remark
9. 2026-04-23
   listed $94,900 Active 1112-char remark
10. 2020-03-25
    soldstatus $43,000
11. 2020-03-20
    soldstatus $43,000 Closed 870-char remark

    Show marketing remark (870 chars)

    Welcome to Lakeview in Shelburne, one of Chittenden County's most popular Mobile Home Parks, where the happy residents own the park! We are inviting buyers who plan to owner occupy only. The interior has been well maintained by current owner, with flexible layout this could be lived as a 1 bed, 2 bed or 3 bed home. Rooms include mud room / foyer, living room, kitchen, office, bedroom, 2nd sunken family room, & bathroom, Features include cathedral ceilings, new kitchen, newer windows, & metal roof. Outside enjoy gardening, patio deck, and rebuilt shed with new foundation, attic & roof. The location is hard to beat - tucked away from all the hustle & bustle, yet moments away from all that Shelburne has to offer. * * Purchaser must pass park approval process. Monthly fees $323 includes co-op fee, trash & snow removal from roads * *

12. 2020-03-18
    status Pending 870-char remark

    Show marketing remark (870 chars)

    Welcome to Lakeview in Shelburne, one of Chittenden County's most popular Mobile Home Parks, where the happy residents own the park! We are inviting buyers who plan to owner occupy only. The interior has been well maintained by current owner, with flexible layout this could be lived as a 1 bed, 2 bed or 3 bed home. Rooms include mud room / foyer, living room, kitchen, office, bedroom, 2nd sunken family room, & bathroom, Features include cathedral ceilings, new kitchen, newer windows, & metal roof. Outside enjoy gardening, patio deck, and rebuilt shed with new foundation, attic & roof. The location is hard to beat - tucked away from all the hustle & bustle, yet moments away from all that Shelburne has to offer. * * Purchaser must pass park approval process. Monthly fees $323 includes co-op fee, trash & snow removal from roads * *

13. 2020-02-21
    historical Active with Contract 870-char remark

    Show marketing remark (870 chars)

    Welcome to Lakeview in Shelburne, one of Chittenden County's most popular Mobile Home Parks, where the happy residents own the park! We are inviting buyers who plan to owner occupy only. The interior has been well maintained by current owner, with flexible layout this could be lived as a 1 bed, 2 bed or 3 bed home. Rooms include mud room / foyer, living room, kitchen, office, bedroom, 2nd sunken family room, & bathroom, Features include cathedral ceilings, new kitchen, newer windows, & metal roof. Outside enjoy gardening, patio deck, and rebuilt shed with new foundation, attic & roof. The location is hard to beat - tucked away from all the hustle & bustle, yet moments away from all that Shelburne has to offer. * * Purchaser must pass park approval process. Monthly fees $323 includes co-op fee, trash & snow removal from roads * *

14. 2020-02-07
    listed $46,500 Active 870-char remark

    Show marketing remark (870 chars)

    Welcome to Lakeview in Shelburne, one of Chittenden County's most popular Mobile Home Parks, where the happy residents own the park! We are inviting buyers who plan to owner occupy only. The interior has been well maintained by current owner, with flexible layout this could be lived as a 1 bed, 2 bed or 3 bed home. Rooms include mud room / foyer, living room, kitchen, office, bedroom, 2nd sunken family room, & bathroom, Features include cathedral ceilings, new kitchen, newer windows, & metal roof. Outside enjoy gardening, patio deck, and rebuilt shed with new foundation, attic & roof. The location is hard to beat - tucked away from all the hustle & bustle, yet moments away from all that Shelburne has to offer. * * Purchaser must pass park approval process. Monthly fees $323 includes co-op fee, trash & snow removal from roads * *

15. 2017-04-04
    soldstatus $30,000
16. 2007-08-17
    soldstatus $28,500
17. 2007-06-12
    soldstatus $19,000
18. 2004-11-22
    soldstatus $32,000

ⓘ 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: $947 · $79/mo
• Projected year-2 tax: $1,333 · $111/mo
• Expected delta: +$386/yr (+$32/mo · 40.8%)

ⓘ 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 3/10 Moderate 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $26,751
• − Mortgage interest: −$5,069
• − Property taxes: −$947
• − Insurance: −$452
• − Repairs & maintenance: −$2,140
• − Management: −$2,140
• − HOA: −$4,080
• − Depreciation: −$2,633
• Taxable income: $9,289
• Est. tax owed @ 24.0%: −$2,229
• After-tax cash flow: $7,729/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 — Shelburne

• Score: 76/100
• State rank: #14
• US rank: #3526

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shelburne, VT
• Population (ZIP): 7,844

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Asian 4% Hispanic / Latino 3%
• Common ancestry: Lithuanian 8% Slovak 5% Italian 3%
• Foreign-born: 10% · Canada, Jamaica
• Languages at home: 94% English-only · French/Haitian/Cajun 2% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -106.42%
• Current HPI: 172.0031
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+182.8% since first listed

14 events — show timeline

• 2026-06-04 Pending — PrimeMLS
• 2026-05-14 Relisted — PrimeMLS
• 2026-05-08 Pending — PrimeMLS
• 2026-04-30 Price Changed $90,500 PrimeMLS
• 2026-04-23 Listed $94,900 PrimeMLS
• 2020-03-25 Sold (Public Records) $43,000 Public Records
• 2020-03-20 Sold (MLS) $43,000 PrimeMLS
• 2020-03-18 Pending — PrimeMLS
• 2020-02-21 Contingent — PrimeMLS
• 2020-02-07 Listed $46,500 PrimeMLS
• 2017-04-04 Sold (Public Records) $30,000 Public Records
• 2007-08-17 Sold (Public Records) $28,500 Public Records
• 2007-06-12 Sold (Public Records) $19,000 Public Records
• 2004-11-22 Sold (Public Records) $32,000 Public Records

Property tax history

+8.6%/yr

Latest (2024): $947 · +16.6% YoY. Source: county tax records.