25 Wilder Ln · Bethel, VT 05032-9181

$100,000

3 bd · 2.0 ba · 1,140 sqft · Manufactured public records · 202 Days on market

Built 1997 0.65 ac lot ↓ 42% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Schools +5.0/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Both toilets in the bathroom broke and flooded the home. It is now being sold as essentially land, and the mobile home will need to be removed. Water/septic/electric were all in working order Fall 2025. Welcome to this spacious 3-bedroom, 2-bath mobile home on . 65 acres of owned land in the lovely town of Royalton, Vermont. Built in 1997, this place offers 1,140 square feet of comfortable, single-level living that perfectly blends convenience, affordability, and peaceful tranquility. Nestled on a quiet dead-end road, the home provides great privacy while still being close to local amenities and I-89 for an easy commute. Inside, you'll find an open, inviting layout featuring a large living area that flows seamlessly into the kitchen and dining space. The primary suite has its own full bathroom with a relaxing soaker tub; ideal for unwinding after a long day. There are two more full bedrooms that can accommodate guests, family, or even serve as a home office, plus an additional full bath for added convenience. With your own land, plenty of space to garden or play, and a move-in-ready interior, this Royalton property is a fantastic opportunity for anyone looking for easy, affordable living in a beautiful Vermont setting. Cash likely or the fixer-upper; reach out to schedule a showing today!

Key facts

• Large living area
• Full bathroom
• Space to garden

Tags

• QUIET DEAD-END ROAD
• LARGE LIVING AREA
• FULL BATHROOM
• SOAKER TUB
• MOVE-IN-READY INTERIOR
• SPACE TO GARDEN

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $715 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 60/100 on livability (#89 in VT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: amenities F, commute F, employment D-.
• Zoned schools: White River Valley Middle School (math 22% / reading 47%, grade F, #17 of 26 statewide, top 64%, 134 students, 58% FRL); White River Valley High School (math 15% / reading 44%, grade F, #34 of 48 statewide, top 70%, 192 students, 43% FRL).
• Market conditions: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 339 units permitted in Windsor County in 2024 (240 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (3.0% local appreciation)).
• Windsor County population projected at -21% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 202 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.

Recommended offer $88,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 202 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.77% ✓
• Cap rate: 14.87%
• Cash-on-cash: 30.63%
• DSCR: 2.36
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 36.5%
• Equity multiple: 3.06×
• Total profit: $57,595
• Equity at exit: $44,964

10-year hold

• IRR: 36.6%
• Equity multiple: 6.05×
• Total profit: $141,282
• Equity at exit: $69,295

Cash invested: $28,000 (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 05032-9181

• Active inventory: 1
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,775 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$121 /mo · $1,457/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $715

Break-even live

Break-even rent $870

Max offer price $100,000

Occupancy floor 55%

Sensitivity live

Price	-10% $771	-5% $743	+0% $715	+5% $686	+10% $658
Rent	-10% $575	-5% $645	+0% $715	+5% $785	+10% $855
Rate	-1.0pp $765	-0.5pp $740	base $715	+0.5pp $689	+1.0pp $662

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: $25,000
• Closing costs: $3,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Pinney Ln Bethel, VT	3.0	2.0	1100	$1,775	$1.61	45d	1	0.15mi

Listing history 21 events

1. 2026-06-22
   days on market $100,000 Active 202 DOM
2. 2026-06-21
   days on market $100,000 Active 201 DOM
3. 2026-06-21
   days on market $100,000 Active 200 DOM
4. 2026-06-18
   days on market $100,000 Active 198 DOM
5. 2026-06-17
   days on market $100,000 Active 197 DOM
6. 2026-06-16
   days on market $100,000 Active 196 DOM
7. 2026-06-15
   days on market $100,000 Active 195 DOM
8. 2026-06-15
   days on market $100,000 Active 194 DOM
9. 2026-06-13
   days on market $100,000 Active 193 DOM
10. 2026-06-12
    days on market $100,000 Active 192 DOM
11. 2026-06-09
    days on market $100,000 Active 189 DOM
12. 2026-06-08
    days on market $100,000 Active 188 DOM
13. 2026-06-08
    days on market $100,000 Active 187 DOM
14. 2026-06-07
    days on market $100,000 Active 186 DOM
15. 2026-06-03
    days on market $100,000 Active 183 DOM
16. 2026-06-02
    days on market $100,000 Active 182 DOM
17. 2026-06-01
    days on market $100,000 Active 181 DOM
18. 2026-05-31
    days on market $100,000 Active 180 DOM
19. 2026-05-16
    price $99,000 1309-char remark

    Show marketing remark (1309 chars)

    Both toilets in the bathroom broke and flooded the home. It is now being sold as essentially land, and the mobile home will need to be removed. Water/septic/electric were all in working order Fall 2025. Welcome to this spacious 3-bedroom, 2-bath mobile home on . 65 acres of owned land in the lovely town of Royalton, Vermont. Built in 1997, this place offers 1,140 square feet of comfortable, single-level living that perfectly blends convenience, affordability, and peaceful tranquility. Nestled on a quiet dead-end road, the home provides great privacy while still being close to local amenities and I-89 for an easy commute. Inside, you'll find an open, inviting layout featuring a large living area that flows seamlessly into the kitchen and dining space. The primary suite has its own full bathroom with a relaxing soaker tub; ideal for unwinding after a long day. There are two more full bedrooms that can accommodate guests, family, or even serve as a home office, plus an additional full bath for added convenience. With your own land, plenty of space to garden or play, and a move-in-ready interior, this Royalton property is a fantastic opportunity for anyone looking for easy, affordable living in a beautiful Vermont setting. Cash likely or the fixer-upper; reach out to schedule a showing today!

20. 2026-04-07
    price $135,000 1309-char remark

    Show marketing remark (1309 chars)

    Both toilets in the bathroom broke and flooded the home. It is now being sold as essentially land, and the mobile home will need to be removed. Water/septic/electric were all in working order Fall 2025. Welcome to this spacious 3-bedroom, 2-bath mobile home on . 65 acres of owned land in the lovely town of Royalton, Vermont. Built in 1997, this place offers 1,140 square feet of comfortable, single-level living that perfectly blends convenience, affordability, and peaceful tranquility. Nestled on a quiet dead-end road, the home provides great privacy while still being close to local amenities and I-89 for an easy commute. Inside, you'll find an open, inviting layout featuring a large living area that flows seamlessly into the kitchen and dining space. The primary suite has its own full bathroom with a relaxing soaker tub; ideal for unwinding after a long day. There are two more full bedrooms that can accommodate guests, family, or even serve as a home office, plus an additional full bath for added convenience. With your own land, plenty of space to garden or play, and a move-in-ready interior, this Royalton property is a fantastic opportunity for anyone looking for easy, affordable living in a beautiful Vermont setting. Cash likely or the fixer-upper; reach out to schedule a showing today!

21. 2025-12-02
    listed $169,500 Active 1309-char remark

    Show marketing remark (1309 chars)

    Both toilets in the bathroom broke and flooded the home. It is now being sold as essentially land, and the mobile home will need to be removed. Water/septic/electric were all in working order Fall 2025. Welcome to this spacious 3-bedroom, 2-bath mobile home on . 65 acres of owned land in the lovely town of Royalton, Vermont. Built in 1997, this place offers 1,140 square feet of comfortable, single-level living that perfectly blends convenience, affordability, and peaceful tranquility. Nestled on a quiet dead-end road, the home provides great privacy while still being close to local amenities and I-89 for an easy commute. Inside, you'll find an open, inviting layout featuring a large living area that flows seamlessly into the kitchen and dining space. The primary suite has its own full bathroom with a relaxing soaker tub; ideal for unwinding after a long day. There are two more full bedrooms that can accommodate guests, family, or even serve as a home office, plus an additional full bath for added convenience. With your own land, plenty of space to garden or play, and a move-in-ready interior, this Royalton property is a fantastic opportunity for anyone looking for easy, affordable living in a beautiful Vermont setting. Cash likely or the fixer-upper; reach out to schedule a showing today!

ⓘ 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: $1,457 · $121/mo
• Projected year-2 tax: $1,678 · $140/mo
• Expected delta: +$222/yr (+$18/mo · 15.2%)

ⓘ 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 8 d/yr ≥91°F today · 19 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,300
• − Mortgage interest: −$5,602
• − Property taxes: −$1,457
• − Insurance: −$500
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − Depreciation: −$2,909
• Taxable income: $7,425
• Est. tax owed @ 24.0%: −$1,782
• After-tax cash flow: $6,795/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 — Bethel

• Score: 60/100
• State rank: #89
• US rank: #18511

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-41.6% since first listed

3 events — show timeline

• 2026-05-16 Price Changed $99,000 PrimeMLS
• 2026-04-07 Price Changed $135,000 PrimeMLS
• 2025-12-02 Listed $169,500 PrimeMLS

Property tax history

-1.8%/yr

Latest (2024): $1,457 · +7.6% YoY. Source: county tax records.