2109 North Rd · Hinesburg, VT 05461-7111

$29,999

2 bd · 1.0 ba · 728 sqft · Manufactured public records · 235 Days on market

Built 1995 $41/sqft · 79% below area $498/mo HOA · 44% of rent

---

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 +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Affordable Mobile Home in Hinesburg – Bring Your Vision! Opportunity awaits in this 2-bedroom, 1-bath mobile home in the desirable town of Hinesburg. Offering a spacious open-concept layout with a combined living, kitchen, and dining area, this home is ready for your personal touches and a little TLC to make it shine. Enjoy the convenience of in-unit laundry and a generously sized shed for all your storage needs. Whether you're looking for an affordable primary residence or an investment opportunity, this property has great potential. Come take a look and imagine the possibilities! This property is being sold As-Is.

Key facts

• In-unit laundry
• Open-concept layout
• Built 1995

Tags

• OPEN-CONCEPT LAYOUT
• IN-UNIT LAUNDRY
• GENEROUSLY SIZED SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $30k.

Deal economics

• At list price, monthly cash flow is $193 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#54 in VT) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, housing B; Watch: employment D+, amenities F, commute F.
• Market conditions: 1 active listings in the ZIP; 898 units permitted in Chittenden County in 2024 (554 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($207 loan paydown + $900 appreciation (3.0% local appreciation)).
• 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 $8k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 235 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $14k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $12k; list at $30k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 44% of rent.

Recommended offer $26,399 (12.0% below list)

Questions for the listing agent

1. It's been on market 235 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. 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.
7. 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.
8. 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: 3.76% ✓
• Cap rate: 14.01%
• Cash-on-cash: 27.56%
• DSCR: 2.23
• GRM: 2.2

CMA / ARV

• ARV (median comp): $143,309
• List price: $29,999
• Delta: -79.07%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39 Wile St	0.58mi	2/1.0	672 (-8%)	16mo	$18,000	$27	46
63 Wile St	0.60mi	2/2.0	790 (+8%)	24mo	$135,900	$172	34

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: 34.0%
• Equity multiple: 2.93×
• Total profit: $16,219
• Equity at exit: $13,489

10-year hold

• IRR: 34.5%
• Equity multiple: 5.88×
• Total profit: $40,963
• Equity at exit: $20,788

Cash invested: $8,400 (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 05461-7111

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

Monthly cashflow live

• Estimated rent: $1,129 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$31 /mo · $370/yr
• Insurance: −$12
• HOA: −$498
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $193

Break-even live

Break-even rent $884

Max offer price $29,999

Occupancy floor 78%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $498 · $5,976/yr

Listing history 19 events

1. 2026-06-19
   days on market $29,999 Active 235 DOM
2. 2026-06-18
   days on market $29,999 Active 234 DOM
3. 2026-06-17
   days on market $29,999 Active 233 DOM
4. 2026-06-16
   days on market $29,999 Active 232 DOM
5. 2026-06-15
   days on market $29,999 Active 231 DOM
6. 2026-06-14
   days on market $29,999 Active 229 DOM
7. 2026-06-13
   pricedays on market $29,999 Active 228 DOM
8. 2026-06-02
   days on market $43,500 Active 225 DOM
9. 2026-06-01
   days on market $43,500 Active 224 DOM
10. 2026-05-31
    days on market $43,500 Active 223 DOM
11. 2026-05-30
    days on market $43,500 Active 222 DOM
12. 2026-03-16
    status Active 630-char remark

    Show marketing remark (630 chars)

    Affordable Mobile Home in Hinesburg – Bring Your Vision! Opportunity awaits in this 2-bedroom, 1-bath mobile home in the desirable town of Hinesburg. Offering a spacious open-concept layout with a combined living, kitchen, and dining area, this home is ready for your personal touches and a little TLC to make it shine. Enjoy the convenience of in-unit laundry and a generously sized shed for all your storage needs. Whether you're looking for an affordable primary residence or an investment opportunity, this property has great potential. Come take a look and imagine the possibilities! This property is being sold As-Is.

13. 2026-03-03
    historical Active with Contract 630-char remark

    Show marketing remark (630 chars)

    Affordable Mobile Home in Hinesburg – Bring Your Vision! Opportunity awaits in this 2-bedroom, 1-bath mobile home in the desirable town of Hinesburg. Offering a spacious open-concept layout with a combined living, kitchen, and dining area, this home is ready for your personal touches and a little TLC to make it shine. Enjoy the convenience of in-unit laundry and a generously sized shed for all your storage needs. Whether you're looking for an affordable primary residence or an investment opportunity, this property has great potential. Come take a look and imagine the possibilities! This property is being sold As-Is.

14. 2026-01-07
    status Active 630-char remark

    Show marketing remark (630 chars)

    Affordable Mobile Home in Hinesburg – Bring Your Vision! Opportunity awaits in this 2-bedroom, 1-bath mobile home in the desirable town of Hinesburg. Offering a spacious open-concept layout with a combined living, kitchen, and dining area, this home is ready for your personal touches and a little TLC to make it shine. Enjoy the convenience of in-unit laundry and a generously sized shed for all your storage needs. Whether you're looking for an affordable primary residence or an investment opportunity, this property has great potential. Come take a look and imagine the possibilities! This property is being sold As-Is.

15. 2025-12-19
    status Pending 630-char remark

    Show marketing remark (630 chars)

    Affordable Mobile Home in Hinesburg – Bring Your Vision! Opportunity awaits in this 2-bedroom, 1-bath mobile home in the desirable town of Hinesburg. Offering a spacious open-concept layout with a combined living, kitchen, and dining area, this home is ready for your personal touches and a little TLC to make it shine. Enjoy the convenience of in-unit laundry and a generously sized shed for all your storage needs. Whether you're looking for an affordable primary residence or an investment opportunity, this property has great potential. Come take a look and imagine the possibilities! This property is being sold As-Is.

16. 2025-12-07
    historical 630-char remark

    Show marketing remark (630 chars)

    Affordable Mobile Home in Hinesburg – Bring Your Vision! Opportunity awaits in this 2-bedroom, 1-bath mobile home in the desirable town of Hinesburg. Offering a spacious open-concept layout with a combined living, kitchen, and dining area, this home is ready for your personal touches and a little TLC to make it shine. Enjoy the convenience of in-unit laundry and a generously sized shed for all your storage needs. Whether you're looking for an affordable primary residence or an investment opportunity, this property has great potential. Come take a look and imagine the possibilities! This property is being sold As-Is.

17. 2025-09-26
    status Pending 630-char remark

    Show marketing remark (630 chars)

    Affordable Mobile Home in Hinesburg – Bring Your Vision! Opportunity awaits in this 2-bedroom, 1-bath mobile home in the desirable town of Hinesburg. Offering a spacious open-concept layout with a combined living, kitchen, and dining area, this home is ready for your personal touches and a little TLC to make it shine. Enjoy the convenience of in-unit laundry and a generously sized shed for all your storage needs. Whether you're looking for an affordable primary residence or an investment opportunity, this property has great potential. Come take a look and imagine the possibilities! This property is being sold As-Is.

18. 2025-07-08
    listed $43,500 Active 630-char remark

    Show marketing remark (630 chars)

    Affordable Mobile Home in Hinesburg – Bring Your Vision! Opportunity awaits in this 2-bedroom, 1-bath mobile home in the desirable town of Hinesburg. Offering a spacious open-concept layout with a combined living, kitchen, and dining area, this home is ready for your personal touches and a little TLC to make it shine. Enjoy the convenience of in-unit laundry and a generously sized shed for all your storage needs. Whether you're looking for an affordable primary residence or an investment opportunity, this property has great potential. Come take a look and imagine the possibilities! This property is being sold As-Is.

19. 2019-09-03
    soldstatus $12,000

ⓘ 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: $370 · $31/mo
• Projected year-2 tax: $470 · $39/mo
• Expected delta: +$100/yr (+$8/mo · 27.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 14 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: $13,543
• − Mortgage interest: −$1,680
• − Property taxes: −$370
• − Insurance: −$150
• − Repairs & maintenance: −$1,083
• − Management: −$1,083
• − HOA: −$5,976
• − Depreciation: −$873
• Taxable income: $2,327
• Est. tax owed @ 24.0%: −$558
• After-tax cash flow: $1,756/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 — Hinesburg

• Score: 66/100
• State rank: #54
• US rank: #12285

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

No demographic data for this ZIP.

Market trends

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

Price history

+262.5% since first listed

8 events — show timeline

• 2026-03-16 Relisted — PrimeMLS
• 2026-03-03 Contingent — PrimeMLS
• 2026-01-07 Relisted — PrimeMLS
• 2025-12-19 Pending — PrimeMLS
• 2025-12-07 Delisted — PrimeMLS
• 2025-09-26 Pending — PrimeMLS
• 2025-07-08 Listed $43,500 PrimeMLS
• 2019-09-03 Sold (Public Records) $12,000 Public Records

Property tax history

+0.2%/yr

Latest (2024): $370 · +23.6% YoY. Source: county tax records.