8 Avenue A Unit 8 Ave A · Burlington, VT 05408

$101,041

1 bd · 1.0 ba · 670 sqft · Manufactured · 124 Days on market

Built 2025 Good condition $435/mo HOA · 20% of rent

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 8 Avenue A Burlington VT 05408, where modern comfort meets affordability in North Avenue Co-op! This brand-new Cortes model manufactured home offers 1 bedroom, 1 bathroom, and 670 sq. ft. of thoughtfully designed living space. Step inside to an open-concept layout with stylish finishes, a bright living area, and a well-appointed kitchen. The home features energy-efficient construction, modern appliances, and low-maintenance materials, making it perfect for easy living. Located in a peaceful and well-maintained community, this home is ideal for those looking for a move-in-ready option in a convenient location. Don’t miss out on this opportunity! Contact us today for more details or to schedule a tour. The interior is 100% complete. Home is available for showing. This property participates in the Mobile Home Infill Program (MHIP) and is open to anyone who works or lives in Vermont.

Key facts

• Built 2025
• Listed 123 days

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $101k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $588 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $101k).
• Recommended offer: $89k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 3.1% in Burlington — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 74/100 on livability (#19 in VT, #4,619 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, health & safety A+, schools B; Watch: cost of living D, crime F, amenities F.
• Market conditions: 43 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 898 units permitted in Chittenden County in 2024 (554 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $699 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Chittenden County population projected at +8% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 124 days — a 12% lower offer ($89k) 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 $88,916 (12.0% below list)

Questions for the listing agent

1. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 2.16% ✓
• Cap rate: 13.28%
• Cash-on-cash: 24.96%
• DSCR: 2.11
• GRM: 3.9

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: 18.6%
• Equity multiple: 1.76×
• Total profit: $21,405
• Equity at exit: $15,066

10-year hold

• IRR: 27.1%
• Equity multiple: 3.41×
• Total profit: $68,117
• Equity at exit: $8,736

Cash invested: $28,291 (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 05408

• Active inventory: 43
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $2,179 medium
• Mortgage (P&I): −$530
• Tax est. 1.5%: −$126 /mo · $1,516/yr
• Insurance: −$42
• HOA: −$435
• Vacancy / Maint / Mgmt: −$458
• Net cashflow: $588

Break-even live

Break-even rent $1,435

Max offer price $101,041

Occupancy floor 68%

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: $25,260
• Closing costs: $3,031
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
375 North Ave Apt 310 Burlington, VT	1.0	1.0	570	$2,100	$3.68	43d	1	1.33mi
375 North Ave Unit 508 Burlington, VT	—	1.0	615	$1,950	$3.17	43d	1	1.33mi
70 Cambrian Way Burlington, VT	1.0	1.0	685	$2,750	$4.01	20d	14	1.38mi
351 North Ave Burlington, VT	—	1.0	575	$1,862	$3.24	20d	8	1.39mi

HOA detail

• Monthly dues: $435 · $5,220/yr

Listing history 20 events

1. 2026-06-19
   days on market $101,041 Active 124 DOM
2. 2026-06-18
   days on market $101,041 Active 123 DOM
3. 2026-06-17
   days on market $101,041 Active 122 DOM
4. 2026-06-16
   days on market $101,041 Active 121 DOM
5. 2026-06-15
   days on market $101,041 Active 120 DOM
6. 2026-06-14
   days on market $101,041 Active 118 DOM
7. 2026-06-13
   days on market $101,041 Active 117 DOM
8. 2026-06-10
   days on market $101,041 Active 115 DOM
9. 2026-06-09
   days on market $101,041 Active 114 DOM
10. 2026-06-08
    days on market $101,041 Active 113 DOM
11. 2026-06-07
    days on market $101,041 Active 112 DOM
12. 2026-06-05
    days on market $101,041 Active 109 DOM
13. 2026-06-03
    days on market $101,041 Active 108 DOM
14. 2026-06-02
    days on market $101,041 Active 107 DOM
15. 2026-06-01
    days on market $101,041 Active 106 DOM
16. 2026-05-31
    days on market $101,041 Active 105 DOM
17. 2026-05-30
    days on market $101,041 Active 104 DOM
18. 2026-03-07
    status Active 909-char remark

    Show marketing remark (909 chars)

    Welcome to 8 Avenue A Burlington VT 05408, where modern comfort meets affordability in North Avenue Co-op! This brand-new Cortes model manufactured home offers 1 bedroom, 1 bathroom, and 670 sq. ft. of thoughtfully designed living space. Step inside to an open-concept layout with stylish finishes, a bright living area, and a well-appointed kitchen. The home features energy-efficient construction, modern appliances, and low-maintenance materials, making it perfect for easy living. Located in a peaceful and well-maintained community, this home is ideal for those looking for a move-in-ready option in a convenient location. Don’t miss out on this opportunity! Contact us today for more details or to schedule a tour. The interior is 100% complete. Home is available for showing. This property participates in the Mobile Home Infill Program (MHIP) and is open to anyone who works or lives in Vermont.

19. 2026-03-03
    status Pending 909-char remark

    Show marketing remark (909 chars)

    Welcome to 8 Avenue A Burlington VT 05408, where modern comfort meets affordability in North Avenue Co-op! This brand-new Cortes model manufactured home offers 1 bedroom, 1 bathroom, and 670 sq. ft. of thoughtfully designed living space. Step inside to an open-concept layout with stylish finishes, a bright living area, and a well-appointed kitchen. The home features energy-efficient construction, modern appliances, and low-maintenance materials, making it perfect for easy living. Located in a peaceful and well-maintained community, this home is ideal for those looking for a move-in-ready option in a convenient location. Don’t miss out on this opportunity! Contact us today for more details or to schedule a tour. The interior is 100% complete. Home is available for showing. This property participates in the Mobile Home Infill Program (MHIP) and is open to anyone who works or lives in Vermont.

20. 2026-02-11
    listed $101,041 Active 909-char remark

    Show marketing remark (909 chars)

    Welcome to 8 Avenue A Burlington VT 05408, where modern comfort meets affordability in North Avenue Co-op! This brand-new Cortes model manufactured home offers 1 bedroom, 1 bathroom, and 670 sq. ft. of thoughtfully designed living space. Step inside to an open-concept layout with stylish finishes, a bright living area, and a well-appointed kitchen. The home features energy-efficient construction, modern appliances, and low-maintenance materials, making it perfect for easy living. Located in a peaceful and well-maintained community, this home is ideal for those looking for a move-in-ready option in a convenient location. Don’t miss out on this opportunity! Contact us today for more details or to schedule a tour. The interior is 100% complete. Home is available for showing. This property participates in the Mobile Home Infill Program (MHIP) and is open to anyone who works or lives in Vermont.

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% 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: $26,152
• − Mortgage interest: −$5,660
• − Property taxes: −$1,516
• − Insurance: −$505
• − Repairs & maintenance: −$2,092
• − Management: −$2,092
• − HOA: −$5,220
• − Depreciation: −$2,939
• Taxable income: $6,128
• Est. tax owed @ 24.0%: −$1,471
• After-tax cash flow: $5,590/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.

Condition & rehab AI · 9 photos

Good 80/100 None rehab

This move-in-ready manufactured home offers a good condition with modern finishes and energy-efficient construction.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both New flooring in bathroom — Improves aesthetics and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both New flooring in bathroom — Improves aesthetics and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

No district data.

Livability — Burlington

• Score: 74/100
• State rank: #19
• US rank: #4619

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Burlington, VT
• City population: 31,662
• Population (ZIP): 10,199

Population outlook (Chittenden County) Hauer SSP2

• Today (2025): 170,769 people
• By 2030: 174,716 · +2.3%
• By 2040: 180,337 · +5.6%
• By 2050: 183,768 · +7.6%
• By 2075: 194,646 · +14.0%
• By 2100: 194,933 · +14.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 6% Black 4% Hispanic / Latino 3% Asian 3%
• Common ancestry: Lithuanian 9% Slovak 5% Romanian 5%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 89% English-only · French/Haitian/Cajun 3% Russian/Polish/Slavic 3% Spanish 1%

Political lean MEDSL · Chittenden

• 2024 margin: Solid D (+53.6) · D 75.4% · R 21.7% · Other 2.9%
• 2008→2024 swing: +8.9pp toward D · 2008: 44.8pp · 2024: 53.6pp
• All cycles: 2024: D+53.6 2020: D+54.5 2016: D+46.8 2012: D+41.9 2008: D+44.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -212.09%
• Current HPI: 319.5442
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-03-07 Relisted — PrimeMLS
• 2026-03-03 Pending — PrimeMLS
• 2026-02-11 Listed $101,041 PrimeMLS