1760 Wheelock Rd · Sutton, VT 05867

$99,900

3 bd · 1.5 ba · 1,056 sqft · Manufactured public records · 19 Days on market

Built 1970 2.00 ac lot $95/sqft · 18% above area Est $85k · 18% over

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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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Appreciation +6.5/10.0
• 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

Listing remarks

This charming 2 acre lot features a well placed housesite well back from the sleepy country road surrounded by open lawn and field on all sides. The older double wide mobile home on the site has been lived in year round and can still be utilized in that fashion. The house features a nice sized kitchen with separate dining area, living room with woodstove, shared full bath, primary bedroom with attached half bath, and 2 additonal bedrooms. It does have some deferred maintenance and is being sold "as-is". The home has a few soft spots in the floors that will need to be fixed. Attached to the home is an enclosed porch and 2 car garage. Fix up the home and have your own place for far

Key facts

• Small shed
• Enclosed porch
• 2 car garage

Tags

• 2 ACRE LOT
• WELL PLACED HOUSESITE
• ENCLOSED PORCH
• 2 CAR GARAGE
• SMALL SHED

Property features AI

Finance

• Other: Documents available: Deed
• HOA & community: Property on its own land (not in a mobile park)

Exterior

• Parking: Detached or attached 2-car garage capacity (2-car garage capacity listed)
• Utilities: 100 Amp electrical service with circuit breakers; Septic system with 1,000 gallon concrete tank, leach field; Shared spring water source; High-speed internet available on site and DSL; Telephone service available
• Home design: Double wide manufactured home; Existing structure; White exterior color; Metal roof; Built in 1970
• Construction: Aluminum siding; Manufactured home construction
• Exterior features: Field/pasture, level and open lot; Gravel driveway

Interior

• Kitchen: Wall oven; Refrigerator; Dishwasher
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom on the main level; One half bathroom on the main level
• Heating & cooling: Kerosene heat; Hot air heating; Wood stove
• Interior features: 7 total rooms; Porch
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $100k.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Zoned schools: Sutton Village School (math 24% / reading 34%, grade F, #141 of 192 statewide, top 77%, 113 students, 42% FRL).
• Market conditions: 9 active listings in the ZIP; 112 units permitted in Caledonia County in 2024 (15 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $3k appreciation (3.1% local appreciation)).
• Caledonia County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.1% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $44k; list at $100k implies a 128% gain — meaningful room to come down on a strong offer.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.24% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.30%
• DSCR: 1.64
• GRM: 6.7

CMA / ARV

• ARV (median comp): $85,000
• List price: $99,900
• Delta: 46.94%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1847 Wheelock Rd	0.14mi	3/2.0	1,104 (+4%)	2mo	$85,000	$77	82

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

Projected returns pro-forma

3.09% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.1%
• Equity multiple: 2.21×
• Total profit: $33,751
• Equity at exit: $45,440

10-year hold

• IRR: 22.1%
• Equity multiple: 4.21×
• Total profit: $89,784
• Equity at exit: $70,435

Cash invested: $27,972 (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 05867

• Home prices YoY: 3.2%
• Active inventory: 9
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,238 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$79 /mo · $946/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $333

Break-even live

Break-even rent $816

Max offer price $99,900

Occupancy floor 68%

Sensitivity live

Price	-10% $390	-5% $362	+0% $333	+5% $305	+10% $277
Rent	-10% $236	-5% $285	+0% $333	+5% $382	+10% $431
Rate	-1.0pp $384	-0.5pp $359	base $333	+0.5pp $308	+1.0pp $281

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $99,900 Active 19 DOM
2. 2026-06-18
   days on market $99,900 Active 17 DOM
3. 2026-06-17
   days on market $99,900 Active 16 DOM
4. 2026-06-16
   days on market $99,900 Active 15 DOM
5. 2026-06-15
   days on market $99,900 Active 14 DOM
6. 2026-06-15
   days on market $99,900 Active 13 DOM
7. 2026-06-13
   days on market $99,900 Active 12 DOM
8. 2026-06-12
   days on market $99,900 Active 11 DOM
9. 2026-06-09
   days on market $99,900 Active 8 DOM
10. 2026-06-08
    days on market $99,900 Active 7 DOM
11. 2026-06-08
    days on market $99,900 Active 6 DOM
12. 2026-06-07
    days on market $99,900 Active 5 DOM
13. 2026-06-03
    days on market $99,900 Active 2 DOM
14. 2026-06-02
    remarks 689-char remark
15. 2026-06-02
    pricestatusdays on marketlisting id $99,900 Active 1 DOM
16. 2026-05-09
    price $114,900
17. 2026-05-01
    price $124,900
18. 2000-09-26
    soldstatus $43,750
19. 1999-08-31
    soldstatus $45,000

ⓘ 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: $946 · $79/mo
• Projected year-2 tax: $1,422 · $118/mo
• Expected delta: +$476/yr (+$40/mo · 50.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥88°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 2% 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: $14,852
• − Mortgage interest: −$5,596
• − Property taxes: −$946
• − Insurance: −$500
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$2,906
• Taxable income: $2,528
• Est. tax owed @ 24.0%: −$607
• After-tax cash flow: $3,394/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 — Sutton

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

Census & demographics

• Population (ZIP): 677

Population outlook (Caledonia County) Hauer SSP2

• Today (2025): 29,828 people
• By 2030: 28,820 · -3.4%
• By 2040: 26,262 · -12.0%
• By 2050: 23,780 · -20.3%
• By 2075: 18,516 · -37.9%
• By 2100: 13,647 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 3%
• Common ancestry: Lithuanian 10% Slovak 5% Subsaharan African 2%
• Foreign-born: 1% · Canada

Political lean MEDSL · Caledonia

• 2024 margin: D (+12.4) · D 54.5% · R 42.0% · Other 3.5%
• 2008→2024 swing: -10.8pp toward R · 2008: 23.3pp · 2024: 12.4pp
• All cycles: 2024: D+12.4 2020: D+15.2 2016: D+7.0 2012: D+22.9 2008: D+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.09%
• Current HPI: 99.7892
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+122.0% since first listed

5 events — show timeline

• 2026-05-29 Listed $99,900 PrimeMLS
• 2026-05-09 Price Changed $114,900 PrimeMLS
• 2026-05-01 Price Changed $124,900 PrimeMLS
• 2000-09-26 Sold (Public Records) $43,750 Public Records
• 1999-08-31 Sold (Public Records) $45,000 Public Records

Property tax history

-4.5%/yr

Latest (2024): $946 · +3.3% YoY. Source: county tax records.