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

$101,041

1 bd · 1.0 ba · 670 sqft · Manufactured · 174 Days on market

Manufactured home Built 2025 Good condition $151/sqft · 8% below area Est $110k · 8% under $435/mo HOA · 26% of rent

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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 +23.7/30.0
• ARV discount +11.2/15.0
• 1% rule +10.0/10.0
• DSCR +7.6/10.0
• Schools +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.7/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -5.6

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 173 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 $192 ($2k/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 8.6% vs local median 3.6% 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+, employment B; Watch: cost of living D, crime F, amenities F.
• Zoned schools: C. P. Smith School (math 52% / reading 47%, grade D, #50 of 192 statewide, top 32%, 242 students, 37% FRL); Edmunds Middle School (math 42% / reading 57%, grade C, #8 of 26 statewide, top 32%, 365 students, 50% FRL); Burlington High School (math 42% / reading 57%, grade D, #8 of 48 statewide, top 15%, 987 students, 48% FRL).
• Market conditions: 59 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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.

Negotiation context

• It's been on market 174 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.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $88,916 (12.0% below list)

Questions for the listing agent

1. It's been on market 174 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: 1.66% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.16%
• DSCR: 1.36
• GRM: 5.0

CMA / ARV

• ARV (median comp): $110,000
• List price: $101,041
• Delta: -8.14%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
37 Avenue C	0.07mi	2/1.0 (+1)	672 (+0%)	0mo	$110,000	$164	91
27 Avenue C	0.04mi	2/1.0 (+1)	672 (+0%)	16mo	$95,000	$141	80
5 Gosse Ct	0.40mi	2/1.0 (+1)	750 (+12%)	14mo	$264,000	$352	45
1885 North Ave	1.33mi	2/1.0 (+1)	672 (+0%)	21mo	$325,000	$484	42
125 Cambrian Way #616	1.40mi	1/1.0	719 (+7%)	13mo	$549,000	$764	42
125 Cambrian Way #602	1.40mi	1/1.0	817 (+22%)	2mo	$467,000	$572	39
125 Cambrian Way #614	1.40mi	1/1.0	585 (-13%)	12mo	$370,000	$632	34
125 Cambrian Way #604	1.40mi	1/1.0	575 (-14%)	14mo	$400,000	$696	30
96 Tracy Dr	0.95mi	2/1.0 (+1)	825 (+23%)	12mo	$375,000	$455	25
90 Valade St	1.08mi	2/1.0 (+1)	768 (+15%)	28mo	$229,900	$299	16

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: -3.6%
• Equity multiple: 0.86×
• Total profit: $-3,824
• Equity at exit: $15,066

10-year hold

• IRR: 6.4%
• Equity multiple: 1.48×
• Total profit: $13,641
• 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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 0 active · 1 under contract
• Months of supply: 0.0 mo

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 05408

• Active inventory: 59
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,678 medium
• Mortgage (P&I): −$530
• Tax est. 1.5%: −$126 /mo · $1,516/yr
• Insurance: −$42
• HOA: −$435
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $192

Break-even live

Break-even rent $1,435

Max offer price $101,041

Occupancy floor 84%

Sensitivity live

Price	-10% $262	-5% $227	+0% $192	+5% $158	+10% $123
Rent	-10% $60	-5% $126	+0% $192	+5% $259	+10% $325
Rate	-1.0pp $243	-0.5pp $218	base $192	+0.5pp $166	+1.0pp $140

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
• Club membership (one-time): —
• 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	93d	1	1.33mi
375 North Ave Unit 508 Burlington, VT	—	1.0	615	$1,950	$3.17	93d	1	1.33mi
70 Cambrian Way Burlington, VT	1.0	1.0	685	$2,750	$4.01	70d	14	1.38mi
351 North Ave Burlington, VT	—	1.0	575	$1,862	$3.24	70d	8	1.39mi

Listing history 50 events

1. 2026-08-08
   days on market $101,041 Active 174 DOM
2. 2026-08-07
   days on market $101,041 Active 173 DOM
3. 2026-08-06
   days on market $101,041 Active 172 DOM
4. 2026-08-05
   days on market $101,041 Active 171 DOM
5. 2026-08-04
   days on market $101,041 Active 170 DOM
6. 2026-08-03
   days on market $101,041 Active 169 DOM
7. 2026-07-31
   days on market $101,041 Active 166 DOM
8. 2026-07-29
   days on market $101,041 Active 164 DOM
9. 2026-07-27
   days on market $101,041 Active 162 DOM
10. 2026-07-25
    days on market $101,041 Active 160 DOM
11. 2026-07-23
    days on market $101,041 Active 158 DOM
12. 2026-07-22
    days on market $101,041 Active 157 DOM
13. 2026-07-21
    days on market $101,041 Active 156 DOM
14. 2026-07-18
    days on market $101,041 Active 153 DOM
15. 2026-07-16
    days on market $101,041 Active 151 DOM
16. 2026-07-16
    days on market $101,041 Active 150 DOM
17. 2026-07-14
    days on market $101,041 Active 149 DOM
18. 2026-07-13
    days on market $101,041 Active 148 DOM
19. 2026-07-12
    days on market $101,041 Active 147 DOM
20. 2026-07-11
    days on market $101,041 Active 146 DOM
21. 2026-07-10
    days on market $101,041 Active 145 DOM
22. 2026-07-09
    days on market $101,041 Active 144 DOM
23. 2026-07-08
    days on market $101,041 Active 143 DOM
24. 2026-07-07
    days on market $101,041 Active 142 DOM
25. 2026-07-06
    days on market $101,041 Active 141 DOM
26. 2026-07-05
    days on market $101,041 Active 140 DOM
27. 2026-07-04
    days on market $101,041 Active 139 DOM
28. 2026-07-03
    days on market $101,041 Active 138 DOM
29. 2026-07-02
    days on market $101,041 Active 137 DOM
30. 2026-07-01
    days on market $101,041 Active 136 DOM
31. 2026-06-30
    days on market $101,041 Active 135 DOM
32. 2026-06-29
    days on market $101,041 Active 134 DOM
33. 2026-06-28
    days on market $101,041 Active 133 DOM
34. 2026-06-28
    days on market $101,041 Active 132 DOM
35. 2026-06-27
    days on market $101,041 Active 131 DOM
36. 2026-06-26
    days on market $101,041 Active 130 DOM
37. 2026-06-23
    days on market $101,041 Active 127 DOM
38. 2026-06-21
    days on market $101,041 Active 126 DOM
39. 2026-06-19
    days on market $101,041 Active 124 DOM
40. 2026-06-18
    days on market $101,041 Active 123 DOM
41. 2026-06-17
    days on market $101,041 Active 122 DOM
42. 2026-06-16
    days on market $101,041 Active 121 DOM
43. 2026-06-15
    days on market $101,041 Active 120 DOM
44. 2026-06-14
    days on market $101,041 Active 118 DOM
45. 2026-06-13
    days on market $101,041 Active 117 DOM
46. 2026-06-10
    days on market $101,041 Active 115 DOM
47. 2026-06-09
    days on market $101,041 Active 114 DOM
48. 2026-06-08
    days on market $101,041 Active 113 DOM
49. 2026-06-07
    days on market $101,041 Active 112 DOM
50. 2026-06-05
    days on market $101,041 Active 109 DOM

ⓘ 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: $20,137
• − Mortgage interest: −$5,660
• − Property taxes: −$1,516
• − Insurance: −$505
• − Repairs & maintenance: −$1,611
• − Management: −$1,611
• − HOA: −$5,220
• − Depreciation: −$2,939
• Taxable income: $1,075
• Est. tax owed @ 24.0%: −$258
• After-tax cash flow: $2,051/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 ↑

F Composite school gradezoned avg 50/100

Zoned Schools

Elementary C. P. Smith School D VT #50/192 Nat'l #12,785/41,679 Middle Edmunds Middle School C VT #8/26 Nat'l #3,585/14,009 High Burlington High School D VT #8/48 Nat'l #5,677/17,239

Schools (NCES district)

No district data.

B Composite livability gradescore 74/100

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
• County: Chittenden · 170,769 people
• City population: 31,662
• Metro: Burlington-South Burlington, VT
• Population (ZIP): 10,199
• Household income: $98,656
• Rent vs Own: 26.2% rent · 73.8% own
• Severe rent burden: 9% of renters

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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%

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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%

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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