1940 VT RT 30 · Jamaica, VT 05343

$110,000

3 bd · 1.5 ba · 1,040 sqft · Manufactured public records · 34 Days on market

Built 1968

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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 +26.7/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

YES this is a FULL time Residence . .. Charming two-bedroom, two-bathroom mobile home situated along the scenic West River. The property includes two small storage buildings, a fruit tree screened enclosure, and a carport. Inside, there is ample space for comfort with two living rooms, one of which opens to a deck with picturesque views of the river. Located just 30 minutes from Stratton, Mount Snow, Bromley, and Magic - skiing, hiking, and camping opportunities are abundant. If you want to explore further, this home is conveniently just 30 minutes from I-91, providing quick access to all that Vermont has to offer. This is a leased lot and Owners need to apply for park approval.

Key facts

• Deck with views
• Carport
• Storage buildings

Tags

• STORAGE BUILDINGS
• FRUIT TREE SCREENED ENCLOSURE
• CARPORT
• TWO LIVING ROOMS
• DECK WITH VIEWS
• CONVENIENT ACCESS TO I-91

Property features AI

Finance

• Other: Common land acres: 1; Located in a flood zone
• HOA & community: Located in a mobile home park (French Bridge Chateau); park approval obtained

Exterior

• Parking: Dirt driveway
• Utilities: Community water; Community sewer; Circuit breaker electrical service; Cable internet available; Cable and telephone at site
• Home design: Modified, single-wide mobile home; Single-story (all rooms listed on main level); Facing direction not specified; Located in French Bridge Chateau mobile park (park-approved)
• Construction: Built in 1968; Vertical siding exterior; Metal roof
• Exterior features: Country setting; Leased lot in a mobile home park; Level terrain; Major road frontage; River frontage; Near trails; Water view; Near skiing

Interior

• Kitchen: Kitchen and separate kitchen/dining area (main level)
• Bedrooms: Two bedrooms (both on the main level)
• Bathrooms: One full bathroom (main level); One 1/4 bathroom (main level)
• Heating & cooling: Kerosene heating; Other cooling
• Interior features: Six total rooms; Mudroom; Family room; Living/Dining area; Kitchen/Dining area

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $110k).
• Recommended offer: $107k (3.0% 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: 39 active listings in the ZIP; 188 units permitted in Windham County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Windham County population projected at -26% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 1.13% ✓
• Cap rate: 9.56%
• Cash-on-cash: 11.65%
• DSCR: 1.52
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $70,720
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2080 VT Route 30	0.13mi	2/1.0 (-1)	936 (-10%)	9mo	$64,000	$68	63

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

Projected returns pro-forma

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

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-2,993
• Equity at exit: $16,401

10-year hold

• IRR: 7.1%
• Equity multiple: 1.54×
• Total profit: $16,530
• Equity at exit: $9,511

Cash invested: $30,800 (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 05343

• Active inventory: 39
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,246 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$63 /mo · $751/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$262
• Net cashflow: $233

Break-even live

Break-even rent $952

Max offer price $110,000

Occupancy floor 76%

Sensitivity live

Price	-10% $295	-5% $264	+0% $233	+5% $202	+10% $170
Rent	-10% $134	-5% $183	+0% $233	+5% $282	+10% $331
Rate	-1.0pp $288	-0.5pp $261	base $233	+0.5pp $204	+1.0pp $175

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $110,000 Active 34 DOM
2. 2026-06-18
   days on market $110,000 Active 31 DOM
3. 2026-06-17
   days on market $110,000 Active 30 DOM
4. 2026-06-16
   days on market $110,000 Active 29 DOM
5. 2026-06-15
   days on market $110,000 Active 28 DOM
6. 2026-06-14
   days on market $110,000 Active 26 DOM
7. 2026-06-13
   pricedays on market $110,000 Active 25 DOM
8. 2026-06-10
   days on market $125,000 Active 23 DOM
9. 2026-06-09
   days on market $125,000 Active 22 DOM
10. 2026-06-08
    days on market $125,000 Active 21 DOM
11. 2026-06-07
    days on market $125,000 Active 20 DOM
12. 2026-06-05
    days on market $125,000 Active 17 DOM
13. 2026-06-03
    days on market $125,000 Active 16 DOM
14. 2026-06-02
    days on market $125,000 Active 15 DOM
15. 2026-06-01
    days on market $125,000 Active 14 DOM
16. 2026-05-31
    days on market $125,000 Active 13 DOM
17. 2026-05-31
    days on market $125,000 Active 12 DOM
18. 2026-05-18
    listed $125,000 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: $751 · $63/mo
• Projected year-2 tax: $1,421 · $118/mo
• Expected delta: +$669/yr (+$56/mo · 89.1%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥90°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $14,953
• − Mortgage interest: −$6,162
• − Property taxes: −$751
• − Insurance: −$1,348
• − Repairs & maintenance: −$1,196
• − Management: −$1,196
• − Depreciation: −$3,200
• Taxable income: $1,100
• Est. tax owed @ 24.0%: −$264
• After-tax cash flow: $2,528/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 — Jamaica

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

Census & demographics

• Population (ZIP): 1,003

Population outlook (Windham County) Hauer SSP2

• Today (2025): 40,432 people
• By 2030: 38,472 · -4.8%
• By 2040: 33,954 · -16.0%
• By 2050: 29,774 · -26.4%
• By 2075: 22,351 · -44.7%
• By 2100: 15,961 · -60.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (99%)
• Race & ethnicity: White 99%
• Common ancestry: Romanian 11% Lithuanian 9% Slovak 6%
• Foreign-born: 1% · Canada

Political lean MEDSL · Windham

• 2024 margin: Solid D (+42.7) · D 69.6% · R 26.9% · Other 3.5%
• 2008→2024 swing: -5.4pp toward R · 2008: 48.1pp · 2024: 42.7pp
• All cycles: 2024: D+42.7 2020: D+47.3 2016: D+42.0 2012: D+49.2 2008: D+48.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -114.93%
• Current HPI: 170.5724
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-18 Listed $125,000 PrimeMLS

Property tax history

+7.6%/yr

Latest (2024): $751 · +11.5% YoY. Source: county tax records.