89 Roland St · Barton, VT 05822

$55,000

2 bd · 1.0 ba · 784 sqft · Manufactured public records · 319 Days on market

Built 1989

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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 +6.8/10.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Ready to downsize, or just looking for a simple & easy Vermont getaway? Check out this cute 2 BR, 1 BA single-wide mobile in the Barton trailer park. Located on a level corner lot with lovely yard, this clean home is affordable and efficient. Close to all Barton's amenities and seconds to I-91. Park approval with background/credit check/interview required. Park lot is $365/month (as of Nov. 1) and includes water/sewer, mowing, trimming, and snowplowing of the park roads. No dogs.

Key facts

• Built 1989
• Listed 319 days

Property features AI

Finance

• HOA & community: Common land of 14 acres (association)

Exterior

• Parking: Paved driveway
• Utilities: Public water; Public sewer; 100 Amp electric service; Cable internet available; Cable and telephone service available
• Home design: Manufactured / mobile home; Single-story (manufactured); Blue exterior
• Construction: Built in 1989; Vinyl exterior; Rolled roof
• Exterior features: Country setting; In town location; Near shopping; Neighborhood setting; Near ATV trail; Near schools; Paved driveway; Roads include association, cul-de-sac, private road, privately maintained and shared

Interior

• Kitchen: Exhaust hood; Refrigerator
• Flooring: Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Forced air
• Interior features: 4 total rooms; Vinyl flooring
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $961 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#68 in VT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B+, health & safety B+; Watch: crime D+, schools D-, amenities F.
• Market conditions: 22 active listings in the ZIP; 157 units permitted in Orleans County in 2024 (107 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($380 loan paydown + $2k appreciation (3.6% local appreciation)).
• Orleans County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.6% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 319 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y ago; this cycle's ask has dropped $44k (44%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 319 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. 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 3.00% ✓
• Cap rate: 27.27%
• Cash-on-cash: 74.92%
• DSCR: 4.33
• GRM: 2.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.64% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 80.0%
• Equity multiple: 5.53×
• Total profit: $69,732
• Equity at exit: $26,721

10-year hold

• IRR: 79.0%
• Equity multiple: 11.40×
• Total profit: $160,177
• Equity at exit: $42,799

Cash invested: $15,400 (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 05822

• Home prices YoY: 1.8%
• Active inventory: 22
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,650 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$30 /mo · $366/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $961

Break-even live

Break-even rent $433

Max offer price $55,000

Occupancy floor 37%

Sensitivity live

Price	-10% $993	-5% $977	+0% $961	+5% $946	+10% $930
Rent	-10% $831	-5% $896	+0% $961	+5% $1,027	+10% $1,092
Rate	-1.0pp $989	-0.5pp $975	base $961	+0.5pp $947	+1.0pp $933

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-07
   statusdays on market $55,000 Pending 319 DOM
2. 2026-06-03
   days on market $55,000 Active 316 DOM
3. 2026-06-02
   days on market $55,000 Active 315 DOM
4. 2026-06-01
   days on market $55,000 Active 314 DOM
5. 2026-05-31
   days on market $55,000 Active 313 DOM
6. 2026-03-30
   status Active
7. 2026-03-23
   historical Active with Contract
8. 2026-02-28
   price $55,000
9. 2025-12-03
   price $60,000
10. 2025-11-07
    price $64,000
11. 2025-10-18
    price $69,000
12. 2025-09-05
    price $79,000
13. 2025-07-22
    listed $99,000 Active
14. 2023-09-25
    soldstatus $60,000
15. 2023-09-21
    soldstatus $60,000 Closed 490-char remark

    Show marketing remark (490 chars)

    Ready to downsize, or just looking for a simple & easy Vermont getaway? Check out this cute 2 BR, 1 BA single-wide mobile in the Barton trailer park. Located on a level corner lot with lovely yard, this clean home is affordable and efficient. Close to all Barton's amenities and seconds to I-91. Park approval with background/credit check/interview required. Park lot is $365/month (as of Nov. 1) and includes water/sewer, mowing, trimming, and snowplowing of the park roads. No dogs.

16. 2023-08-18
    status Pending 490-char remark

    Show marketing remark (490 chars)

    Ready to downsize, or just looking for a simple & easy Vermont getaway? Check out this cute 2 BR, 1 BA single-wide mobile in the Barton trailer park. Located on a level corner lot with lovely yard, this clean home is affordable and efficient. Close to all Barton's amenities and seconds to I-91. Park approval with background/credit check/interview required. Park lot is $365/month (as of Nov. 1) and includes water/sewer, mowing, trimming, and snowplowing of the park roads. No dogs.

17. 2023-08-14
    listed $65,000 Active 490-char remark

    Show marketing remark (490 chars)

    Ready to downsize, or just looking for a simple & easy Vermont getaway? Check out this cute 2 BR, 1 BA single-wide mobile in the Barton trailer park. Located on a level corner lot with lovely yard, this clean home is affordable and efficient. Close to all Barton's amenities and seconds to I-91. Park approval with background/credit check/interview required. Park lot is $365/month (as of Nov. 1) and includes water/sewer, mowing, trimming, and snowplowing of the park roads. No dogs.

18. 2022-07-22
    soldstatus $32,000
19. 2022-07-20
    soldstatus $32,000 Closed 387-char remark

    Show marketing remark (387 chars)

    This sweet, affordable property is located just a short distance from Barton Village and I-91. This home offers 2 bedrooms and a full bath with an open concept living room, dining area and kitchen. Great corner lot with a nicely landscaped yard with a private backyard. $315 lot rent covers water, sewer, mowing, trimming and snow plowing of the park road. Come see this sweet property!

20. 2022-06-17
    historical Active with Contract 387-char remark

    Show marketing remark (387 chars)

    This sweet, affordable property is located just a short distance from Barton Village and I-91. This home offers 2 bedrooms and a full bath with an open concept living room, dining area and kitchen. Great corner lot with a nicely landscaped yard with a private backyard. $315 lot rent covers water, sewer, mowing, trimming and snow plowing of the park road. Come see this sweet property!

21. 2022-06-14
    listed $29,000 Active 387-char remark

    Show marketing remark (387 chars)

    This sweet, affordable property is located just a short distance from Barton Village and I-91. This home offers 2 bedrooms and a full bath with an open concept living room, dining area and kitchen. Great corner lot with a nicely landscaped yard with a private backyard. $315 lot rent covers water, sewer, mowing, trimming and snow plowing of the park road. Come see this sweet property!

22. 2019-12-31
    soldstatus $24,000 Closed
23. 2019-11-23
    historical Active with Contract
24. 2019-05-31
    soldstatus $12,000
25. 2019-04-22
    listed $26,900 Active
26. 2017-06-01
    soldstatus $17,500
27. 2017-05-26
    soldstatus $17,500 Closed
28. 2017-05-16
    status Pending
29. 2017-01-12
    price $19,900
30. 2017-01-11
    listed $19,000 Active
31. 2015-07-22
    soldstatus $37,900
32. 2014-06-26
    soldstatus $18,000

ⓘ 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: $366 · $30/mo
• Projected year-2 tax: $705 · $59/mo
• Expected delta: +$340/yr (+$28/mo · 92.8%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥88°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $19,796
• − Mortgage interest: −$3,081
• − Property taxes: −$366
• − Insurance: −$275
• − Repairs & maintenance: −$1,584
• − Management: −$1,584
• − Depreciation: −$1,600
• Taxable income: $11,307
• Est. tax owed @ 24.0%: −$2,714
• After-tax cash flow: $8,823/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 — Barton

• Score: 63/100
• State rank: #68
• US rank: #15172

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Barton, VT
• Population (ZIP): 1,999

Population outlook (Orleans County) Hauer SSP2

• Today (2025): 26,222 people
• By 2030: 25,399 · -3.1%
• By 2040: 23,350 · -11.0%
• By 2050: 21,232 · -19.0%
• By 2075: 16,543 · -36.9%
• By 2100: 11,566 · -55.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 3% Hispanic / Latino 3% Black 2%
• Common ancestry: Lithuanian 14% Slovak 5% Romanian 4%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Orleans

• 2024 margin: Toss-up / Even · D 47.8% · R 49.4% · Other 2.8%
• 2008→2024 swing: -29.1pp toward R · 2008: 27.5pp · 2024: -1.6pp
• All cycles: 2024: R+1.6 2020: D+4.5 2016: D+0.2 2012: D+24.2 2008: D+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.64%
• Current HPI: 205.7059
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+205.6% since first listed

27 events — show timeline

• 2026-03-30 Relisted — PrimeMLS
• 2026-03-23 Contingent — PrimeMLS
• 2026-02-28 Price Changed $55,000 PrimeMLS
• 2025-12-03 Price Changed $60,000 PrimeMLS
• 2025-11-07 Price Changed $64,000 PrimeMLS
• 2025-10-18 Price Changed $69,000 PrimeMLS
• 2025-09-05 Price Changed $79,000 PrimeMLS
• 2025-07-22 Listed $99,000 PrimeMLS
• 2023-09-25 Sold (Public Records) $60,000 Public Records
• 2023-09-21 Sold (MLS) $60,000 PrimeMLS
• 2023-08-18 Pending — PrimeMLS
• 2023-08-14 Listed $65,000 PrimeMLS
• 2022-07-22 Sold (Public Records) $32,000 Public Records
• 2022-07-20 Sold (MLS) $32,000 PrimeMLS
• 2022-06-17 Contingent — PrimeMLS
• 2022-06-14 Listed $29,000 PrimeMLS
• 2019-12-31 Sold (MLS) $24,000 PrimeMLS
• 2019-11-23 Contingent — PrimeMLS
• 2019-05-31 Sold (Public Records) $12,000 Public Records
• 2019-04-22 Listed $26,900 PrimeMLS
• 2017-06-01 Sold (Public Records) $17,500 Public Records
• 2017-05-26 Sold (MLS) $17,500 PrimeMLS
• 2017-05-16 Pending — PrimeMLS
• 2017-01-12 Price Changed $19,900 PrimeMLS
• 2017-01-11 Listed $19,000 PrimeMLS
• 2015-07-22 Sold (Public Records) $37,900 Public Records
• 2014-06-26 Sold (Public Records) $18,000 Public Records

Property tax history

+20.8%/yr

Latest (2024): $366 · -0.8% YoY. Source: county tax records.