50 Maizefield Dr · Highgate, VT 05459

$173,800

3 bd · 2.0 ba · 1,520 sqft · Manufactured public records · 132 Days on market

Built 2019 1.01 ac lot Est $295k · 41% under

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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 +17.6/30.0
• ARV discount +15.0/15.0
• Appreciation +7.2/10.0
• DSCR +5.5/10.0
• Schools +5.0/10.0
• 1% rule +4.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great Opportunity to own this manufactured home built in 2019 featuring 3 bedrooms and 2 bathrooms. * * * SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. * * *

Key facts

• 1.01 acre lot
• Garage
• Built 2019

Property features AI

Finance

• Financial info: Property is foreclosed / bank-owned (REO); Auction scheduled (reserve price)

Exterior

• Parking: One-car garage
• Utilities: Drilled well; On-site septic; On-site electric; Fiber optic internet available; Cable available
• Home design: Manufactured/Mobile home; Single-story (2019 construction)
• Construction: Vinyl exterior; Asphalt shingle roof; Built in 2019
• Exterior features: Field/pasture lot; Gravel driveway

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Forced air heating
• Interior features: Six total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $174k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (2.0% below list).
• Recommended offer: $153k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Market conditions: 25 active listings in the ZIP; 200 units permitted in Franklin County in 2024 (25 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($1k loan paydown + $8k appreciation (4.5% local appreciation)).
• Franklin County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (4.5% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($153k) is reasonable based on typical stale-listing flexibility.

Recommended offer $152,944 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 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: 0.98% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.36%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $294,880
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
261 Deso Dr	0.40mi	3/2.0	1,620 (+7%)	24mo	$305,000	$188	51
78 Lynn Lou Dr #4	0.64mi	3/2.0	1,493 (-2%)	24mo	$290,000	$194	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

4.46% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 14.4%
• Equity multiple: 1.89×
• Total profit: $43,445
• Equity at exit: $92,822

10-year hold

• IRR: 15.3%
• Equity multiple: 3.60×
• Total profit: $126,600
• Equity at exit: $155,696

Cash invested: $48,664 (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 05459

• Home prices YoY: 1.2%
• Active inventory: 25
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,703 medium
• Mortgage (P&I): −$911
• Tax from tax record: −$225 /mo · $2,698/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $136

Break-even live

Break-even rent $1,530

Max offer price $173,800

Occupancy floor 87%

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: $43,450
• Closing costs: $5,214
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $173,800 Active 132 DOM
2. 2026-06-17
   days on market $173,800 Active 131 DOM
3. 2026-06-16
   days on market $173,800 Active 130 DOM
4. 2026-06-15
   days on market $173,800 Active 129 DOM
5. 2026-06-15
   days on market $173,800 Active 128 DOM
6. 2026-06-13
   days on market $173,800 Active 127 DOM
7. 2026-06-12
   days on market $173,800 Active 126 DOM
8. 2026-06-09
   days on market $173,800 Active 123 DOM
9. 2026-06-08
   days on market $173,800 Active 122 DOM
10. 2026-06-08
    days on market $173,800 Active 121 DOM
11. 2026-06-07
    days on market $173,800 Active 120 DOM
12. 2026-06-03
    days on market $173,800 Active 117 DOM
13. 2026-06-02
    days on market $173,800 Active 116 DOM
14. 2026-06-01
    days on market $173,800 Active 115 DOM
15. 2026-05-31
    days on market $173,800 Active 114 DOM
16. 2026-02-05
    listed $173,800 Active

ⓘ 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: $2,698 · $225/mo
• Projected year-2 tax: $3,000 · $250/mo
• Expected delta: +$302/yr (+$25/mo · 11.2%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,431
• − Mortgage interest: −$9,736
• − Property taxes: −$2,698
• − Insurance: −$869
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − Depreciation: −$5,056
• Taxable loss: −$1,197
• Est. tax savings @ 24.0%: +$287
• After-tax cash flow: $1,923/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 — Highgate

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Highgate Center, VT
• Population (ZIP): 2,003

Population outlook (Franklin County) Hauer SSP2

• Today (2025): 50,374 people
• By 2030: 50,718 · +0.7%
• By 2040: 50,557 · +0.4%
• By 2050: 48,832 · -3.1%
• By 2075: 43,526 · -13.6%
• By 2100: 33,970 · -32.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 18% Hispanic / Latino 3%
• Common ancestry: Lithuanian 16% Slovak 7% Italian 5%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 3%

Political lean MEDSL · Franklin

• 2024 margin: Toss-up / Even · D 50.0% · R 47.0% · Other 3.0%
• 2008→2024 swing: -21.8pp toward R · 2008: 24.8pp · 2024: 3.0pp
• All cycles: 2024: D+3.0 2020: D+9.0 2016: D+3.1 2012: D+23.6 2008: D+24.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.46%
• Current HPI: 359.8367
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-02-05 Listed $173,800 PrimeMLS

Property tax history

-3.4%/yr

Latest (2024): $2,698 · +4.4% YoY. Source: county tax records.