81 Crampton Rd #33 · Castleton, VT 05735

$62,500

3 bd · 1.5 ba · 980 sqft · Manufactured public records · 196 Days on market

Built 1983 $64/sqft · 24% below area Est $82k · 24% under

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.3/10.0
• Schools +5.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

A wonderful opportunity for low-maintenance living—schedule your showing today! This well-maintained property features fresh updates throughout, offering a clean and modern feel the moment you step inside. Enjoy the ease of single-level living with an open layout, a bright kitchen, and the convenience of an in-unit washer and dryer. The park offers a great location and a monthly fee of $515. Purchase is subject to Park approval, including a minimum credit score of 680+ and a no-dogs policy. The mobile home is intended to remain on the property.

Key facts

• Bright kitchen
• Great location
• Open layout

Tags

• LOW-MAINTENANCE LIVING
• SINGLE-LEVEL LIVING
• OPEN LAYOUT
• BRIGHT KITCHEN
• IN-UNIT WASHER AND DRYER
• GREAT LOCATION

🏷️ Possibly a rental listed for sale. The $62,500 price doesn't fit this home's estimated sale value (~$82,182) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $62k.

Deal economics

• At list price, monthly cash flow is $658 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $55k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#66 in VT) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A; Watch: schools F, amenities F, commute F.
• Market conditions: 43 active listings in the ZIP; 90 units permitted in Rutland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($432 loan paydown + $3k appreciation (4.6% local appreciation)).
• Rutland County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.6% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($55k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $7k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $55,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 196 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 2.14% ✓
• Cap rate: 18.92%
• Cash-on-cash: 45.11%
• DSCR: 3.01
• GRM: 3.9

CMA / ARV

• ARV (median comp): $82,182
• List price: $62,500
• Delta: -23.95%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
81 Cramton Rd #33	0.07mi	3/1.5	980 (0%)	16mo	$69,900	$71	83
81 Cramton Rd #2	0.06mi	3/1.5	924 (-6%)	8mo	$62,500	$68	81
81 Cramton Rd Unit L-16	0.07mi	3/2.0	911 (-7%)	4mo	$101,899	$112	80
81 Cramton Rd #44	0.07mi	2/1.5 (-1)	980 (0%)	23mo	$50,000	$51	73
81 Crampton Rd Lot 15	0.06mi	2/1.0 (-1)	924 (-6%)	18mo	$29,000	$31	66
81 Cramton Rd #40	0.00mi	2/1.5 (-1)	1,110 (+13%)	21mo	$83,000	$75	56

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

Projected returns pro-forma

4.57% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 52.5%
• Equity multiple: 4.13×
• Total profit: $54,779
• Equity at exit: $33,799

10-year hold

• IRR: 50.6%
• Equity multiple: 8.44×
• Total profit: $130,139
• Equity at exit: $57,035

Cash invested: $17,500 (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 05735

• Home prices YoY: 1.3%
• Active inventory: 43
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,335 medium
• Mortgage (P&I): −$328
• Tax from tax record: −$43 /mo · $517/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$280
• Net cashflow: $658

Break-even live

Break-even rent $502

Max offer price $62,500

Occupancy floor 46%

Sensitivity live

Price	-10% $693	-5% $676	+0% $658	+5% $640	+10% $622
Rent	-10% $552	-5% $605	+0% $658	+5% $711	+10% $763
Rate	-1.0pp $689	-0.5pp $674	base $658	+0.5pp $642	+1.0pp $625

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: $15,625
• Closing costs: $1,875
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $62,500 Active 196 DOM
2. 2026-06-17
   days on market $62,500 Active 195 DOM
3. 2026-06-16
   days on market $62,500 Active 194 DOM
4. 2026-06-15
   days on market $62,500 Active 193 DOM
5. 2026-06-15
   days on market $62,500 Active 192 DOM
6. 2026-06-13
   days on market $62,500 Active 191 DOM
7. 2026-06-12
   days on market $62,500 Active 190 DOM
8. 2026-06-09
   days on market $62,500 Active 187 DOM
9. 2026-06-08
   days on market $62,500 Active 186 DOM
10. 2026-06-08
    days on market $62,500 Active 185 DOM
11. 2026-06-07
    days on market $62,500 Active 184 DOM
12. 2026-06-03
    days on market $62,500 Active 181 DOM
13. 2026-06-02
    days on market $62,500 Active 180 DOM
14. 2026-06-02
    remarks 569-char remark
15. 2026-06-02
    price $62,500 Active 179 DOM
16. 2026-06-01
    days on market $67,500 Active 179 DOM
17. 2026-05-31
    days on market $67,500 Active 178 DOM
18. 2026-04-20
    status Active 556-char remark

    Show marketing remark (556 chars)

    A wonderful opportunity for low-maintenance living—schedule your showing today! This well-maintained property features fresh updates throughout, offering a clean and modern feel the moment you step inside. Enjoy the ease of single-level living with an open layout, a bright kitchen, and the convenience of an in-unit washer and dryer. The park offers a great location and a monthly fee of $515. Purchase is subject to Park approval, including a minimum credit score of 680+ and a no-dogs policy. The mobile home is intended to remain on the property.

19. 2026-03-04
    historical Active with Contract 556-char remark

    Show marketing remark (556 chars)

    A wonderful opportunity for low-maintenance living—schedule your showing today! This well-maintained property features fresh updates throughout, offering a clean and modern feel the moment you step inside. Enjoy the ease of single-level living with an open layout, a bright kitchen, and the convenience of an in-unit washer and dryer. The park offers a great location and a monthly fee of $515. Purchase is subject to Park approval, including a minimum credit score of 680+ and a no-dogs policy. The mobile home is intended to remain on the property.

20. 2026-01-03
    price $67,500 556-char remark

    Show marketing remark (556 chars)

    A wonderful opportunity for low-maintenance living—schedule your showing today! This well-maintained property features fresh updates throughout, offering a clean and modern feel the moment you step inside. Enjoy the ease of single-level living with an open layout, a bright kitchen, and the convenience of an in-unit washer and dryer. The park offers a great location and a monthly fee of $515. Purchase is subject to Park approval, including a minimum credit score of 680+ and a no-dogs policy. The mobile home is intended to remain on the property.

21. 2025-12-04
    listed $69,900 Active 556-char remark

    Show marketing remark (556 chars)

    A wonderful opportunity for low-maintenance living—schedule your showing today! This well-maintained property features fresh updates throughout, offering a clean and modern feel the moment you step inside. Enjoy the ease of single-level living with an open layout, a bright kitchen, and the convenience of an in-unit washer and dryer. The park offers a great location and a monthly fee of $515. Purchase is subject to Park approval, including a minimum credit score of 680+ and a no-dogs policy. The mobile home is intended to remain on the property.

22. 2025-02-13
    soldstatus $69,900
23. 2022-07-26
    soldstatus $41,000
24. 2022-05-18
    soldstatus $23,000

ⓘ 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: $517 · $43/mo
• Projected year-2 tax: $852 · $71/mo
• Expected delta: +$335/yr (+$28/mo · 64.8%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,021
• − Mortgage interest: −$3,501
• − Property taxes: −$517
• − Insurance: −$312
• − Repairs & maintenance: −$1,282
• − Management: −$1,282
• − Depreciation: −$1,818
• Taxable income: $7,309
• Est. tax owed @ 24.0%: −$1,754
• After-tax cash flow: $6,140/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 — Castleton

• Score: 64/100
• State rank: #66
• US rank: #14870

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 3,632

Population outlook (Rutland County) Hauer SSP2

• Today (2025): 55,307 people
• By 2030: 52,364 · -5.3%
• By 2040: 45,751 · -17.3%
• By 2050: 39,627 · -28.4%
• By 2075: 29,080 · -47.4%
• By 2100: 20,673 · -62.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Lithuanian 5% Romanian 3% Serbian 3%
• Foreign-born: 1%
• Languages at home: 95% English-only · Spanish 3% French/Haitian/Cajun 1%

Political lean MEDSL · Rutland

• 2024 margin: Lean D (+5.3) · D 51.3% · R 46.0% · Other 2.7%
• 2008→2024 swing: -19.3pp toward R · 2008: 24.6pp · 2024: 5.3pp
• All cycles: 2024: D+5.3 2020: D+10.5 2016: D+4.2 2012: D+22.0 2008: D+24.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.57%
• Current HPI: 345.6534
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+193.5% since first listed

7 events — show timeline

• 2026-04-20 Relisted — PrimeMLS
• 2026-03-04 Contingent — PrimeMLS
• 2026-01-03 Price Changed $67,500 PrimeMLS
• 2025-12-04 Listed $69,900 PrimeMLS
• 2025-02-13 Sold (Public Records) $69,900 Public Records
• 2022-07-26 Sold (Public Records) $41,000 Public Records
• 2022-05-18 Sold (Public Records) $23,000 Public Records

Property tax history

+25.5%/yr

Latest (2024): $517 · -7.1% YoY. Source: county tax records.