180 Stratton Rd · Rutland, VT 05755

$34,955

3 bd · 1.0 ba · 1,750 sqft · SingleFamily public records · 2 Days on market

Built 2007 $500/mo HOA · 39% of rent ↓ 12% since listing

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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
• Appreciation +5.0/10.0
• Schools +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

3 Bedroom 2 Bath Mobile home in good condition being sold "as is. "

Key facts

• Built 2007
• Listed 2 days

Property features AI

Finance

• Other: Road access via gravel, private, shared, unpaved and privately maintained roads; Mobile is anchored; Survey status unknown; Directions: From Route 7 in Rutland take Cold River Rd next to the EconoLodge. Follow to end and take a left onto Stratton Rd. Go 2/10 mile and turn right, 2nd house on the left.
• Financial info: Property is foreclosed / bank-owned (REO)
• HOA & community: Monthly fee of 500 covering plowing, sewer, water and park rent; Mobile park approval in place

Exterior

• Parking: Gravel driveway
• Utilities: Private water; Septic system; 100 Amp electrical service with circuit breakers; Cable internet available; Cable available; LP/bottle gas available
• Home design: Manufactured/mobile home; Existing construction; Beige exterior; Shingle (asphalt) roof
• Construction: Built in 2007; Wood frame construction; Vinyl siding
• Exterior features: Country setting with mountain views; Level, open lot; Near hospital

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating
• Interior features: 7 total rooms; Carpet and vinyl flooring
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $35k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $35k).
• Cap rate 16.0% vs local median 4.3% in Rutland — 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 81/100 on livability (#6 in VT, #1,410 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, health & safety A+; Watch: employment C-, crime F.
• Zoned schools: Rutland Intermediate School (math 22% / reading 32%, grade F, #151 of 192 statewide, top 82%, 493 students, 54% FRL).
• Market conditions: 1 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 $1k of equity ($241 loan paydown + $1k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 39% of rent.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $34,955

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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?
4. 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?
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: 3.71% ✓
• Cap rate: 15.97%
• Cash-on-cash: 34.57%
• DSCR: 2.54
• GRM: 2.2

CMA / ARV

• ARV (on-the-fly): $315,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Brightview Ave	0.42mi	3/2.0	1,757 (+0%)	4mo	$412,500	$235	72
4 Lyman Ave	0.41mi	3/2.0	1,710 (-2%)	6mo	$425,000	$249	69
12 Brightview Ave	0.50mi	3/2.0	1,770 (+1%)	8mo	$275,000	$155	64
68 Jackson Ave	0.48mi	4/2.0 (+1)	1,890 (+8%)	1mo	$320,000	$169	55
11 Southern Blvd	0.38mi	4/2.0 (+1)	1,884 (+8%)	8mo	$339,000	$180	54
20 Brightview Ave	0.56mi	3/2.0	1,914 (+9%)	2mo	$386,000	$202	53
54 E Center St	0.60mi	3/2.0	1,617 (-8%)	8mo	$297,000	$184	49
51 Engrem Ave	0.51mi	3/2.0	1,536 (-12%)	5mo	$100,000	$65	48
84 Allen St	0.61mi	4/1.0 (+1)	1,557 (-11%)	1mo	$248,000	$159	47
6 Brentwood Dr	0.69mi	3/1.5	1,872 (+7%)	9mo	$300,000	$160	47
38 East St	0.70mi	4/3.0 (+1)	1,832 (+5%)	8mo	$280,000	$153	40
6 Charter Hill Dr	0.67mi	2/2.5 (-1)	1,542 (-12%)	2mo	$340,000	$220	37

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: 40.6%
• Equity multiple: 3.30×
• Total profit: $22,495
• Equity at exit: $15,717

10-year hold

• IRR: 40.8%
• Equity multiple: 6.66×
• Total profit: $55,367
• Equity at exit: $24,222

Cash invested: $9,787 (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 05755

• Active inventory: 1
• Price-to-rent: 2.2×

Monthly cashflow live

• Estimated rent: $1,296 medium
• Mortgage (P&I): −$183
• Tax est. 1.5%: −$44 /mo · $524/yr
• Insurance: −$15
• HOA: −$500
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $282

Break-even live

Break-even rent $939

Max offer price $34,955

Occupancy floor 73%

Sensitivity live

Price	-10% $306	-5% $294	+0% $282	+5% $270	+10% $258
Rent	-10% $180	-5% $231	+0% $282	+5% $333	+10% $384
Rate	-1.0pp $300	-0.5pp $291	base $282	+0.5pp $273	+1.0pp $264

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: $8,739
• Closing costs: $1,049
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $500 · $6,000/yr

Listing history 3 events

1. 2026-06-21
   statusdays on market $34,955 Pending 2 DOM
2. 2026-06-17
   remarks 67-char remark
3. 2026-06-17
   listed $34,955 Active 1 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 5/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $15,547
• − Mortgage interest: −$1,958
• − Property taxes: −$524
• − Insurance: −$175
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − HOA: −$6,000
• − Depreciation: −$1,017
• Taxable income: $3,385
• Est. tax owed @ 24.0%: −$813
• After-tax cash flow: $2,571/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 — Rutland

• Score: 81/100
• State rank: #6
• US rank: #1410

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rutland, VT

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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-12.4% since first listed

3 events — show timeline

• 2026-06-17 Listed $34,955 PrimeMLS
• 2026-03-31 Price Changed $29,995 PrimeMLS
• 2018-07-08 Price Changed $39,900 PrimeMLS

Property tax history

+18.9%/yr

Latest (2024): $2,867 · +10.7% YoY. Source: county tax records.