65 Fourth St · Winooski, VT 05446

$149,500

3 bd · 1.0 ba · 896 sqft · Manufactured public records · 10 Days on market

Built 1974 $519/mo HOA · 19% 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
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to own your own place in Chittenden County. This home has been completely remodeled down to the studs with new insulation, new windows, exterior siding, recessed lighting as well as new lights, wood and carpet flooring, kitchen with stainless steel appliances, and a brand new bathroom. The open floor plan features a kitchen and living space, first floor laundry, a oversized mudroom, an amazing master bedroom with a huge walk in closet and a second cozy bedroom. This beautiful home is located close to parks, schools, grocery stores, local amnesties as well as Downtown Burlington. Don't miss out on this move in ready home!

Key facts

• Hardwood flooring
• Renovated home
• Built 1974

Tags

• RENOVATED HOME
• ENERGY EFFICIENT LIVING SPACE
• FULLY SHEET ROCKED WALLS
• UPGRADED ENERGY RATED WINDOWS
• CONTEMPORARY SMART LIGHTING
• HARDWOOD FLOORING

Property features AI

Finance

• Other: Located in Breezy Acres mobile home park (park approval in place)
• HOA & community: Monthly community fee; Monthly fee covers plowing, sewer, trash and water; One-time mobile home transfer fee

Exterior

• Parking: Paved driveway
• Utilities: Public water; Community or septic sewer; Circuit breaker electrical service; Internet via cable available; Cable available; Fuel provider: Clarence Brown; Electric company: Green Mountain Power
• Home design: Manufactured/mobile home; Single-story; Built in 1974
• Construction: Vinyl siding; Rolled and asphalt shingle roof; Manufactured construction
• Exterior features: Leased lot in a level setting; Paved driveway; Outbuilding included with sale

Interior

• Kitchen: Dishwasher; Electric range; Microwave; Refrigerator
• Bedrooms: Master bedroom suite on main level; Additional bedroom on main level
• Flooring: Carpet; Hardwood; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (oil and electric); Cooling: Other
• Interior features: 4 total rooms; Kitchen and living area combined (open concept); Mudroom
• Laundry & utility: Washer; Dryer; Owned water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $571 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Cap rate 10.9% vs local median 4.0% in Winooski — 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 84/100 on livability (#5 in VT, #831 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: crime D.
• Market conditions: 89 active listings in the ZIP; solid renter incomes; 898 units permitted in Chittenden County in 2024 (554 in 5+ unit buildings).
• This rent runs 33% of the median local income ($97k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 6y ago 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.
• Current owner paid $65k; list at $150k implies a 130% gain — meaningful room to come down on a strong offer.

Recommended offer $149,500

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D 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?
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: 1.80% ✓
• Cap rate: 10.87%
• Cash-on-cash: 16.36%
• DSCR: 1.73
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $86,016
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44 Second St	0.04mi	3/1.0	938 (+5%)	7mo	$111,000	$118	84
19 Third St	0.04mi	2/1.5 (-1)	924 (+3%)	8mo	$60,000	$65	79
64 Seventh St	0.10mi	2/1.0 (-1)	924 (+3%)	11mo	$80,000	$87	76
70 Fifth St	0.04mi	2/2.0 (-1)	924 (+3%)	13mo	$95,000	$103	73
21 Second St	0.06mi	2/2.0 (-1)	960 (+7%)	5mo	$90,000	$94	72
101 6th St	0.07mi	2/1.0 (-1)	924 (+3%)	18mo	$85,000	$92	71
78 South St	0.19mi	2/2.0 (-1)	952 (+6%)	2mo	$124,500	$131	70
62 First St	0.11mi	2/1.0 (-1)	840 (-6%)	15mo	$85,000	$101	67
59 Fifth St	0.03mi	2/1.0 (-1)	784 (-12%)	9mo	$75,000	$96	65
116 Seventh St	0.11mi	2/2.0 (-1)	1,000 (+12%)	6mo	$75,000	$75	61
69 East Ave	0.25mi	2/1.0 (-1)	972 (+8%)	17mo	$68,500	$70	56
83 7th St	0.08mi	2/1.0 (-1)	784 (-12%)	18mo	$94,900	$121	55

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: 7.6%
• Equity multiple: 1.30×
• Total profit: $12,489
• Equity at exit: $22,291

10-year hold

• IRR: 17.0%
• Equity multiple: 2.41×
• Total profit: $59,148
• Equity at exit: $12,926

Cash invested: $41,860 (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 05446

• Home prices YoY: -24.4%
• Active inventory: 89
• Price-to-rent: 4.6×

Monthly cashflow live

• Estimated rent: $2,687 medium
• Mortgage (P&I): −$784
• Tax est. 1.5%: −$187 /mo · $2,242/yr
• Insurance: −$62
• HOA: −$519
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $571

Break-even live

Break-even rent $1,965

Max offer price $149,500

Occupancy floor 74%

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $519 · $6,228/yr

Listing history 9 events

1. 2026-06-19
   days on market $149,500 Active 10 DOM
2. 2026-06-18
   days on market $149,500 Active 9 DOM
3. 2026-06-17
   days on market $149,500 Active 8 DOM
4. 2026-06-16
   days on market $149,500 Active 7 DOM
5. 2026-06-15
   days on market $149,500 Active 6 DOM
6. 2026-06-14
   days on market $149,500 Active 4 DOM
7. 2026-06-13
   days on market $149,500 Active 3 DOM
8. 2026-06-10
   remarks 699-char remark
9. 2026-06-10
   listed $149,500 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

• 🌡 Heat 2/10 Low
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,248
• − Mortgage interest: −$8,374
• − Property taxes: −$2,242
• − Insurance: −$748
• − Repairs & maintenance: −$2,580
• − Management: −$2,580
• − HOA: −$6,228
• − Depreciation: −$4,349
• Taxable income: $5,147
• Est. tax owed @ 24.0%: −$1,235
• After-tax cash flow: $5,614/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 — Winooski

• Score: 84/100
• State rank: #5
• US rank: #831

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Chittenden County · 110,603 people
• City population: 8,293
• Metro: Burlington-South Burlington, VT
• Population (ZIP): 16,452
• Household income: $97,475
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 259.0

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 (86%)
• Race & ethnicity: White 86% Two or more races 6% Hispanic / Latino 4% Black 2% Asian 2%
• Common ancestry: Lithuanian 14% Italian 4% Slovak 3%
• Foreign-born: 9% · Canada, India, China
• Languages at home: 91% English-only · French/Haitian/Cajun 2% Other Indo-European 2% Russian/Polish/Slavic 2%

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: ▼ -131.02%
• Current HPI: 406.7675
• Rent YoY: —
• Metro: Burlington-South Burlington, VT
• State GDP YoY: —
• F500 in state: 0

Price history

+113.9% since first listed

8 events — show timeline

• 2026-06-09 Listed $149,500 PrimeMLS
• 2021-03-01 Sold (Public Records) $64,900 Public Records
• 2021-02-25 Sold (MLS) $64,900 PrimeMLS
• 2021-01-26 Pending — PrimeMLS
• 2021-01-19 Price Changed $64,900 PrimeMLS
• 2020-12-22 Relisted — PrimeMLS
• 2020-12-15 Contingent — PrimeMLS
• 2020-11-03 Listed $69,900 PrimeMLS

Property tax history

-0.7%/yr

Latest (2024): $282 · +15.1% YoY. Source: county tax records.