59 Crossing Manor Dr · Berlin, VT 05602

$139,900

3 bd · 1.0 ba · 930 sqft · Manufactured public records · 240 Days on market

Built 2023 $150/sqft · 43% above area Est $98k · 43% over

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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 +25.9/30.0
• DSCR +8.7/10.0
• 1% rule +6.9/10.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

LIKE NEW 2023 Energy Star Rated Home located in a small private community in beautiful Berlin, VT. This spacious 2 bed, 1 bath 929 Sq. Ft. home features a compfy Covered Front Porch and an Open Living Room/Kitchen/Dining Area. Other highlights include a Kitchen Island with Stool Seating and Built-In Stainless Farm Sink, large Master Bedroom, functional Bathroom with Walk-In Shower, Stacked Washer & Dryer, Built-In Microwave. The home is equipped with a Propane Furnace. Discounted fuel pricing is available through the community owner. Offer acceptance is subject to park and financing approval. Lot rent is $577 per month. Community owner pays trash, recycling, water and sewer. Tenant pays rent, property taxes (on home & structures only), propane (discounted pricing), electric, cable and phone. Whether you’re a retiree, a work from homer, an I-89 commuter or anything in between, this is the ideal home base. CVMC Hospital and UVMHN Specialty Offices, Urgent/Express Care Centers, Pharmacies, Grocery Stores, Box Stores, Automotive Services/Supplies, Restaurants and more – all right at your fingertips. Berlin Elementary School, U-32 Middle/High School, and State Capitol/Offices just a short round trip. Waterbury, Stowe, Waitsfield, Burlington and West Lebanon are within a 20-45 minute drive on I-89.

Key facts

• Covered front porch
• Walk-in shower
• Built-in microwave

Tags

• ENERGY STAR RATED HOME
• COVERED FRONT PORCH
• BUILT-IN STAINLESS FARM SINK
• WALK-IN SHOWER
• STACKED WASHER AND DRYER
• BUILT-IN MICROWAVE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $289 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (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: 65 active listings in the ZIP; 185 units permitted in Washington County in 2024 (30 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $967 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Washington County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 240 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 240 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 9.25%
• Cash-on-cash: 10.56%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (median comp): $98,000
• List price: $139,900
• Delta: 42.76%
• Verdict: OVERPRICED
• Comps: 3 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -2.8%
• Equity multiple: 0.89×
• Total profit: $-4,187
• Equity at exit: $20,860

10-year hold

• IRR: 6.9%
• Equity multiple: 1.52×
• Total profit: $20,317
• Equity at exit: $12,096

Cash invested: $39,172 (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 05602

• Active inventory: 65
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $1,660 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $289

Break-even live

Break-even rent $1,294

Max offer price $139,900

Occupancy floor 78%

Sensitivity live

Price	-10% $386	-5% $338	+0% $289	+5% $241	+10% $193
Rent	-10% $158	-5% $224	+0% $289	+5% $355	+10% $420
Rate	-1.0pp $360	-0.5pp $325	base $289	+0.5pp $253	+1.0pp $216

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $139,900 Active 240 DOM
2. 2026-06-19
   days on market $139,900 Active 238 DOM
3. 2026-06-18
   price $139,900 Active 237 DOM
4. 2026-06-18
   days on market $149,900 Active 237 DOM
5. 2026-06-17
   days on market $149,900 Active 236 DOM
6. 2026-06-16
   days on market $149,900 Active 235 DOM
7. 2026-06-15
   days on market $149,900 Active 234 DOM
8. 2026-06-14
   days on market $149,900 Active 232 DOM
9. 2026-06-12
   days on market $149,900 Active 231 DOM
10. 2026-06-09
    days on market $149,900 Active 228 DOM
11. 2026-06-08
    days on market $149,900 Active 227 DOM
12. 2026-06-07
    days on market $149,900 Active 226 DOM
13. 2026-06-04
    days on market $149,900 Active 222 DOM
14. 2026-06-02
    days on market $149,900 Active 221 DOM
15. 2026-06-01
    days on market $149,900 Active 220 DOM
16. 2026-05-31
    days on market $149,900 Active 219 DOM
17. 2026-05-31
    days on market $149,900 Active 218 DOM
18. 2025-10-24
    listed $149,900 Active 1337-char remark

    Show marketing remark (1337 chars)

    LIKE NEW 2023 Energy Star Rated Home located in a small private community in beautiful Berlin, VT. This spacious 2 bed, 1 bath 929 Sq. Ft. home features a compfy Covered Front Porch and an Open Living Room/Kitchen/Dining Area. Other highlights include a Kitchen Island with Stool Seating and Built-In Stainless Farm Sink, large Master Bedroom, functional Bathroom with Walk-In Shower, Stacked Washer & Dryer, Built-In Microwave. The home is equipped with a Propane Furnace. Discounted fuel pricing is available through the community owner. Offer acceptance is subject to park and financing approval. Lot rent is $577 per month. Community owner pays trash, recycling, water and sewer. Tenant pays rent, property taxes (on home & structures only), propane (discounted pricing), electric, cable and phone. Whether you’re a retiree, a work from homer, an I-89 commuter or anything in between, this is the ideal home base. CVMC Hospital and UVMHN Specialty Offices, Urgent/Express Care Centers, Pharmacies, Grocery Stores, Box Stores, Automotive Services/Supplies, Restaurants and more – all right at your fingertips. Berlin Elementary School, U-32 Middle/High School, and State Capitol/Offices just a short round trip. Waterbury, Stowe, Waitsfield, Burlington and West Lebanon are within a 20-45 minute drive on I-89.

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $19,923
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$1,366
• − Repairs & maintenance: −$1,594
• − Management: −$1,594
• − Depreciation: −$4,070
• Taxable income: $1,365
• Est. tax owed @ 24.0%: −$328
• After-tax cash flow: $3,144/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 — Berlin

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

Census & demographics

• Population (ZIP): 12,491

Population outlook (Washington County) Hauer SSP2

• Today (2025): 56,608 people
• By 2030: 54,731 · -3.3%
• By 2040: 50,227 · -11.3%
• By 2050: 45,893 · -18.9%
• By 2075: 36,818 · -35.0%
• By 2100: 28,143 · -50.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 3% Asian 1% Black 1%
• Common ancestry: Lithuanian 6% Slovak 4% Romanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · French/Haitian/Cajun 2% Spanish 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Washington

• 2024 margin: Solid D (+43.4) · D 70.0% · R 26.6% · Other 3.4%
• 2008→2024 swing: +2.4pp toward D · 2008: 41.0pp · 2024: 43.4pp
• All cycles: 2024: D+43.4 2020: D+46.1 2016: D+37.0 2012: D+42.2 2008: D+41.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -195.34%
• Current HPI: 344.3382
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2025-10-24 Listed $149,900 PrimeMLS

Property tax history

+5.9%/yr

Latest (2024): $277 · +15.9% YoY. Source: county tax records.