559 Tea St #1 · Readsboro, VT 01339

$70,000

3 bd · 1.0 ba · 800 sqft · Manufactured · 32 Days on market

Built 2004 Good condition

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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
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Come check out this adorable mobile home in the Mohawk Park in Charlemont! Enjoy easy single-story living with low-maintenance upkeep and access to the beautiful Deerfield River. Conveniently located close to Berkshire East Mountain Resort for year-round outdoor fun. This home features all new siding and has been recently renovated, making it move-in ready! Lot fees are just $475/month and include water, sewer, trash removal, snow removal, and river access. Perfect for anyone looking for affordable, easy living in a beautiful location!

Key facts

• New siding
• River access
• Recently renovated

Tags

• SINGLE STORY LIVING
• LOW MAINTENANCE UPKEEP
• ACCESS TO DEERFIELD RIVER
• NEW SIDING
• RECENTLY RENOVATED
• RIVER ACCESS

Property features AI

Finance

• Other:
• Financial info:
• HOA & community: Not a senior community

Exterior

• Parking: 2 open parking spaces
• Security:
• Utilities: Private water; Private sewer
• Home design: Mobile home; Single-story (entry level information not specified)
• Construction: Built (year reported by owner); Slab foundation
• Exterior features: Corner lot; Located 0 to 1/10 mile from the beach

Interior

• Kitchen:
• Bedrooms:
• Flooring:
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane heating; Central air conditioning
• Interior features: Total of 5 rooms
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $736 ($9k/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 65/100 on livability (#58 in VT) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: health & safety D, schools F, amenities F.
• Hawlemont (rural): math 20% / reading 20% proficiency, ranked #364 of 371 in MA (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 89 units permitted in Franklin County in 2024 (22 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($484 loan paydown + $3k appreciation (3.6% local appreciation)).
• Franklin County population projected at -20% 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

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

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.21% ✓
• Cap rate: 18.91%
• Cash-on-cash: 45.07%
• DSCR: 3.01
• GRM: 3.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.59% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 51.2%
• Equity multiple: 3.94×
• Total profit: $57,539
• Equity at exit: $33,813

10-year hold

• IRR: 50.3%
• Equity multiple: 7.96×
• Total profit: $136,514
• Equity at exit: $54,007

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 01339

• Home prices YoY: 1.5%
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,544 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $736

Break-even live

Break-even rent $612

Max offer price $70,000

Occupancy floor 47%

Sensitivity live

Price	-10% $785	-5% $760	+0% $736	+5% $712	+10% $688
Rent	-10% $614	-5% $675	+0% $736	+5% $797	+10% $858
Rate	-1.0pp $771	-0.5pp $754	base $736	+0.5pp $718	+1.0pp $700

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: —

Listing history 17 events

1. 2026-06-21
   statusdays on market $70,000 Under Agreement 32 DOM
2. 2026-06-18
   days on market $70,000 Active 31 DOM
3. 2026-06-17
   days on market $70,000 Active 30 DOM
4. 2026-06-16
   days on market $70,000 Active 29 DOM
5. 2026-06-15
   days on market $70,000 Active 28 DOM
6. 2026-06-13
   days on market $70,000 Active 26 DOM
7. 2026-06-12
   days on market $70,000 Active 25 DOM
8. 2026-06-09
   days on market $70,000 Active 22 DOM
9. 2026-06-08
   days on market $70,000 Active 21 DOM
10. 2026-06-07
    days on market $70,000 Active 20 DOM
11. 2026-06-05
    days on market $70,000 Active 18 DOM
12. 2026-06-04
    days on market $70,000 Active 16 DOM
13. 2026-06-02
    days on market $70,000 Active 15 DOM
14. 2026-06-01
    days on market $70,000 Active 14 DOM
15. 2026-05-31
    days on market $70,000 Active 13 DOM
16. 2026-05-31
    days on market $70,000 Active 12 DOM
17. 2026-05-11
    listed $70,000 New

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $18,530
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$350
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − Depreciation: −$2,036
• Taxable income: $8,208
• Est. tax owed @ 24.0%: −$1,970
• After-tax cash flow: $6,864/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.

Condition & rehab AI · 14 photos

Good 75/100 Cosmetic rehab

This mobile home is in good condition with a good condition score of 75. It is move-in ready and has a good curb appeal. The home has a good roof, exterior, and interior walls. The kitchen and bathrooms are clean and functional. The home has a good HVAC and mechanical system. The home has a good condition score and is in good condition. The home has a good condition score and is in good condition.

Value-add opportunities

• Resale Paint the exterior siding — Painting the exterior siding can enhance the home's curb appeal and increase its resale value.
• Rental Clean the gutters — Clean gutters can prevent water damage and improve the home's overall appearance, attracting renters.
• Both Replace the front door — A new front door can improve the home's curb appeal and increase both its resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Painting the exterior siding can enhance the home's curb appeal and increase its resale value. ↑
• Rental Clean the gutters — Clean gutters can prevent water damage and improve the home's overall appearance, attracting renters. ↑
• Both Replace the front door — A new front door can improve the home's curb appeal and increase both its resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Hawlemont
• NCES district ID: 2506000
• Math proficiency: 20% ▼ -10.00%
• Reading proficiency: 20% ▼ -15.00%
• Median HH income: $54,854
• Composite: 21.62/100
• National rank: #13610
• State rank: #364 of 371 in MA

Livability — Readsboro

• Score: 65/100
• State rank: #58
• US rank: #12897

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,361

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 68,566 people
• By 2030: 66,543 · -3.0%
• By 2040: 60,766 · -11.4%
• By 2050: 54,971 · -19.8%
• By 2075: 42,642 · -37.8%
• By 2100: 31,861 · -53.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 1% Asian 1%
• Common ancestry: Lithuanian 17% Romanian 6% Italian 4%
• Foreign-born: 2%
• Languages at home: 98% English-only · Tagalog/Filipino 1%

Political lean MEDSL · Franklin

• 2024 margin: Solid D (+37.8) · D 67.3% · R 29.6% · Other 3.1%
• 2008→2024 swing: -9.9pp toward R · 2008: 47.7pp · 2024: 37.8pp
• All cycles: 2024: D+37.8 2020: D+44.4 2016: D+37.0 2012: D+47.0 2008: D+47.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.59%
• Current HPI: 242.7703
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-11 Listed $70,000 MLS PIN