266 Quarry Hill Rd · South Barre, VT 05641

$239,000

3 bd · 1.0 ba · 1,512 sqft · Manufactured public records · 191 Days on market

Built 1999 4.53 ac lot

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Why this score? — see what drove the D 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 +13.1/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• DSCR +3.9/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Conveniently located near the top of Quarry hill in Barre Town, this 3 bedroom 2 bathroom home offers a 4.5+/- acre lot and is close to schools, shopping, and I-89. This single level home is perfect for someone who is looking to gain some sweat equity. There are some projects that need to be done but with a little bit of elbow grease this home can thrive once again. A new standing seam roof was installed just a few years ago. The home offers an open concept kitchen, living, dining area with a wood fireplace and a walkout to the backyard.

Key facts

• Wood fireplace
• 4.5 acre lot
• Walkout to backyard

Tags

• 4.5 ACRE LOT
• NEW STANDING SEAM ROOF
• WOOD FIREPLACE
• WALKOUT TO BACKYARD

Property features AI

Exterior

• Parking: Paved driveway
• Utilities: Public water; Public sewer; Circuit breaker electrical service; Cable internet available
• Home design: Double wide manufactured home; Existing construction; Yellow exterior; Standing seam roof; Built in 1999
• Construction: Wood frame construction; Vinyl siding; Standing seam roof; Built in 1999
• Exterior features: Country setting; Level lot; Major road frontage; Open lot; Near shopping; Near snowmobile trails; Near public transportation; Near schools; Easements present; Paved driveway

Interior

• Kitchen: Dishwasher; Electric stove; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Hot air heating
• Interior features: Five total rooms; Carpet and vinyl flooring
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $239k.

Deal economics

• At list price, monthly cash flow is $-9 ($-106/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (17.9% below list).
• Recommended offer: $196k (17.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#55 in VT) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A-; Watch: health & safety D, amenities F, commute F.
• Zoned schools: Barre Town Elementary & Middle School (math 33% / reading 45%, grade F, #111 of 192 statewide, top 58%, 800 students, 19% FRL); Spaulding Union High School (math 42% / reading 52%, grade D-, #10 of 48 statewide, top 28%, 615 students, 21% FRL).
• Market conditions: 91 active listings in the ZIP; solid renter incomes; 185 units permitted in Washington County in 2024 (30 in 5+ unit buildings).
• This rent runs 31% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k 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 191 days — a 12% lower offer ($210k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $196,211 (17.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.16%
• DSCR: 0.99
• GRM: 10.2

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: -16.6%
• Equity multiple: 0.41×
• Total profit: $-39,319
• Equity at exit: $35,636

10-year hold

• IRR: -8.4%
• Equity multiple: 0.48×
• Total profit: $-35,075
• Equity at exit: $20,664

Cash invested: $66,920 (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 05641

• Home prices YoY: -19.7%
• Active inventory: 91
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,962 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$206 /mo · $2,472/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $-9

Break-even live

Break-even rent $1,973

Max offer price $237,438

Occupancy floor 95%

Sensitivity live

Price	-10% $126	-5% $59	+0% $-9	+5% $-76	+10% $-144
Rent	-10% $-164	-5% $-86	+0% $-9	+5% $69	+10% $146
Rate	-1.0pp $112	-0.5pp $52	base $-9	+0.5pp $-71	+1.0pp $-134

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $239,000 Active 191 DOM
2. 2026-06-18
   days on market $239,000 Active 190 DOM
3. 2026-06-17
   days on market $239,000 Active 189 DOM
4. 2026-06-16
   days on market $239,000 Active 188 DOM
5. 2026-06-15
   days on market $239,000 Active 187 DOM
6. 2026-06-14
   days on market $239,000 Active 185 DOM
7. 2026-06-12
   days on market $239,000 Active 184 DOM
8. 2026-06-09
   days on market $239,000 Active 181 DOM
9. 2026-06-08
   days on market $239,000 Active 180 DOM
10. 2026-06-07
    days on market $239,000 Active 179 DOM
11. 2026-06-04
    days on market $239,000 Active 175 DOM
12. 2026-06-02
    days on market $239,000 Active 174 DOM
13. 2026-06-01
    days on market $239,000 Active 173 DOM
14. 2026-05-31
    days on market $239,000 Active 172 DOM
15. 2026-05-31
    days on market $239,000 Active 171 DOM
16. 2026-05-22
    status Active
17. 2026-05-03
    historical Active with Contract
18. 2025-12-10
    listed $239,000 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: $2,472 · $206/mo
• Projected year-2 tax: $3,506 · $292/mo
• Expected delta: +$1,035/yr (+$86/mo · 41.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥89°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,545
• − Mortgage interest: −$13,388
• − Property taxes: −$2,472
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,884
• − Management: −$1,884
• − Depreciation: −$6,953
• Taxable loss: −$4,229
• Est. tax savings @ 24.0%: +$1,015
• After-tax cash flow: $909/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 — South Barre

• Score: 65/100
• State rank: #55
• US rank: #12485

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Washington County · 16,936 people
• City population: 38
• Metro: Barre, VT
• Population (ZIP): 16,936
• Household income: $76,855
• Rent vs Own: 30.2% rent · 69.8% own
• Severe rent burden: 588.0

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 4% Two or more races 3% Black 1%
• Common ancestry: Lithuanian 15% Slovak 7% Serbian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · French/Haitian/Cajun 1% 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: ▼ -82.01%
• Current HPI: 333.7046
• Rent YoY: —
• Metro: Barre, VT
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-05-22 Relisted — PrimeMLS
• 2026-05-03 Contingent — PrimeMLS
• 2025-12-10 Listed $239,000 PrimeMLS

Property tax history

+18.3%/yr

Latest (2024): $2,472 · +10.3% YoY. Source: county tax records.