1649 E Manchester Rd · Manchester, VT 05255

$609,000

5 bd · 2.0 ba · 2,050 sqft · SingleFamily public records · 67 Days on market

Built 1960 0.48 ac lot $297/sqft · 19% above area Est $514k · 19% over

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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
• Appreciation +10.0/10.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

LOCATION, LOCATION: Privately set just moments from Manchester’s dining, shopping, golf, year-round recreation, and easy access to Bromley and Stratton, this thoughtfully updated 5-bedroom, 2-bath Cape offers 2,050 sq ft on 0.48 acres—ideal as a primary home, Vermont retreat, or long-term investment. Move-in ready and beautifully maintained, the home balances a peaceful setting with exceptional proximity to town. The kitchen is both refined and functional, featuring stainless steel appliances, granite counters, a deep farmhouse sink, and solid hickory cabinetry, opening easily into the expansive dining and living area with a wood-burning fireplace for warmth and gathering. Hardwood floors run throughout the main level, while windows frame the surrounding greenery and seasonal Vermont landscape. The main level offers a private bedroom, generous den or home office, full bath, mudroom with accessible washer & dryer, plenty of storage, and a covered porch perfect for quiet mornings or après-ski evenings. Upstairs, a spacious primary bedroom is joined by additional bedrooms and a second full bath, creating flexible accommodations for guests, family, or work-from-home needs. With its desirable Manchester location, thoughtful updates, two-car garage, and well-balanced layout, 1649 East Manchester Road is a compelling year-round home defined by comfort, convenience, and enduring Vermont appeal.

Key facts

• Deep farmhouse sink
• Private bedroom
• Solid oak floors

Tags

• GRANITE COUNTERS
• DEEP FARMHOUSE SINK
• SOLID HICKORY CABINETRY
• WOOD BURNING FIREPLACE
• SOLID OAK FLOORS
• PRIVATE BEDROOM

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $609k.

Deal economics

• At list price, monthly cash flow is $5k ($61k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $609k).
• Recommended offer: $572k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.2% vs local median 5.3% in Manchester — 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 61/100 on livability (#80 in VT) — a middle-class / working-renter tenant base. Strengths: crime B; Watch: health & safety D, amenities F, commute F.
• Market conditions: 31 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 59 units permitted in Bennington County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $65k of equity ($4k loan paydown + $61k appreciation (10.0% local appreciation)).
• Bennington County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $171k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$105k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($572k) 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.
• Current owner paid $298k; list at $609k implies a 105% gain — meaningful room to come down on a strong offer.

Recommended offer $572,460 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.86% ✓
• Cap rate: 16.24%
• Cash-on-cash: 35.54%
• DSCR: 2.58
• GRM: 4.5

CMA / ARV

• ARV (median comp): $513,528
• List price: $609,000
• Delta: 18.59%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 51.6%
• Equity multiple: 4.83×
• Total profit: $653,291
• Equity at exit: $548,635

10-year hold

• IRR: 45.2%
• Equity multiple: 10.80×
• Total profit: $1,670,828
• Equity at exit: $1,183,153

Cash invested: $170,520 (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 05255

• Home prices YoY: 8.9%
• Active inventory: 31
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $11,300 medium
• Mortgage (P&I): −$3,194
• Tax from tax record: −$429 /mo · $5,153/yr
• Insurance: −$254
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,373
• Net cashflow: $5,050

Break-even live

Break-even rent $4,907

Max offer price $609,000

Occupancy floor 50%

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: $152,250
• Closing costs: $18,270
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 Westview Est Manchester Center, VT	5.0	3.0	2472	$11,300	$4.57	43d	1	1.06mi

Listing history 22 events

1. 2026-06-18
   days on market $609,000 Active 67 DOM
2. 2026-06-17
   days on market $609,000 Active 66 DOM
3. 2026-06-16
   days on market $609,000 Active 65 DOM
4. 2026-06-15
   days on market $609,000 Active 64 DOM
5. 2026-06-15
   days on market $609,000 Active 63 DOM
6. 2026-06-13
   days on market $609,000 Active 62 DOM
7. 2026-06-12
   days on market $609,000 Active 61 DOM
8. 2026-06-09
   days on market $609,000 Active 58 DOM
9. 2026-06-08
   days on market $609,000 Active 57 DOM
10. 2026-06-08
    days on market $609,000 Active 56 DOM
11. 2026-06-07
    days on market $609,000 Active 55 DOM
12. 2026-06-03
    days on market $609,000 Active 52 DOM
13. 2026-06-02
    days on market $609,000 Active 51 DOM
14. 2026-06-01
    days on market $609,000 Active 50 DOM
15. 2026-05-31
    days on market $609,000 Active 49 DOM
16. 2026-05-20
    price $609,000 1434-char remark

    Show marketing remark (1434 chars)

    LOCATION, LOCATION: Privately set just moments from Manchester’s dining, shopping, golf, year-round recreation, and easy access to Bromley and Stratton, this thoughtfully updated 5-bedroom, 2-bath Cape offers 2,050 sq ft on 0.48 acres—ideal as a primary home, Vermont retreat, or long-term investment. Move-in ready and beautifully maintained, the home balances a peaceful setting with exceptional proximity to town. The kitchen is both refined and functional, featuring stainless steel appliances, granite counters, a deep farmhouse sink, and solid hickory cabinetry, opening easily into the expansive dining and living area with a wood-burning fireplace for warmth and gathering. Hardwood floors run throughout the main level, while windows frame the surrounding greenery and seasonal Vermont landscape. The main level offers a private bedroom, generous den or home office, full bath, mudroom with accessible washer & dryer, plenty of storage, and a covered porch perfect for quiet mornings or après-ski evenings. Upstairs, a spacious primary bedroom is joined by additional bedrooms and a second full bath, creating flexible accommodations for guests, family, or work-from-home needs. With its desirable Manchester location, thoughtful updates, two-car garage, and well-balanced layout, 1649 East Manchester Road is a compelling year-round home defined by comfort, convenience, and enduring Vermont appeal.

17. 2026-05-19
    status Active 1434-char remark

    Show marketing remark (1434 chars)

    LOCATION, LOCATION: Privately set just moments from Manchester’s dining, shopping, golf, year-round recreation, and easy access to Bromley and Stratton, this thoughtfully updated 5-bedroom, 2-bath Cape offers 2,050 sq ft on 0.48 acres—ideal as a primary home, Vermont retreat, or long-term investment. Move-in ready and beautifully maintained, the home balances a peaceful setting with exceptional proximity to town. The kitchen is both refined and functional, featuring stainless steel appliances, granite counters, a deep farmhouse sink, and solid hickory cabinetry, opening easily into the expansive dining and living area with a wood-burning fireplace for warmth and gathering. Hardwood floors run throughout the main level, while windows frame the surrounding greenery and seasonal Vermont landscape. The main level offers a private bedroom, generous den or home office, full bath, mudroom with accessible washer & dryer, plenty of storage, and a covered porch perfect for quiet mornings or après-ski evenings. Upstairs, a spacious primary bedroom is joined by additional bedrooms and a second full bath, creating flexible accommodations for guests, family, or work-from-home needs. With its desirable Manchester location, thoughtful updates, two-car garage, and well-balanced layout, 1649 East Manchester Road is a compelling year-round home defined by comfort, convenience, and enduring Vermont appeal.

18. 2026-05-08
    historical 1434-char remark

    Show marketing remark (1434 chars)

    LOCATION, LOCATION: Privately set just moments from Manchester’s dining, shopping, golf, year-round recreation, and easy access to Bromley and Stratton, this thoughtfully updated 5-bedroom, 2-bath Cape offers 2,050 sq ft on 0.48 acres—ideal as a primary home, Vermont retreat, or long-term investment. Move-in ready and beautifully maintained, the home balances a peaceful setting with exceptional proximity to town. The kitchen is both refined and functional, featuring stainless steel appliances, granite counters, a deep farmhouse sink, and solid hickory cabinetry, opening easily into the expansive dining and living area with a wood-burning fireplace for warmth and gathering. Hardwood floors run throughout the main level, while windows frame the surrounding greenery and seasonal Vermont landscape. The main level offers a private bedroom, generous den or home office, full bath, mudroom with accessible washer & dryer, plenty of storage, and a covered porch perfect for quiet mornings or après-ski evenings. Upstairs, a spacious primary bedroom is joined by additional bedrooms and a second full bath, creating flexible accommodations for guests, family, or work-from-home needs. With its desirable Manchester location, thoughtful updates, two-car garage, and well-balanced layout, 1649 East Manchester Road is a compelling year-round home defined by comfort, convenience, and enduring Vermont appeal.

19. 2026-04-01
    listed $629,000 Active 1434-char remark

    Show marketing remark (1434 chars)

    LOCATION, LOCATION: Privately set just moments from Manchester’s dining, shopping, golf, year-round recreation, and easy access to Bromley and Stratton, this thoughtfully updated 5-bedroom, 2-bath Cape offers 2,050 sq ft on 0.48 acres—ideal as a primary home, Vermont retreat, or long-term investment. Move-in ready and beautifully maintained, the home balances a peaceful setting with exceptional proximity to town. The kitchen is both refined and functional, featuring stainless steel appliances, granite counters, a deep farmhouse sink, and solid hickory cabinetry, opening easily into the expansive dining and living area with a wood-burning fireplace for warmth and gathering. Hardwood floors run throughout the main level, while windows frame the surrounding greenery and seasonal Vermont landscape. The main level offers a private bedroom, generous den or home office, full bath, mudroom with accessible washer & dryer, plenty of storage, and a covered porch perfect for quiet mornings or après-ski evenings. Upstairs, a spacious primary bedroom is joined by additional bedrooms and a second full bath, creating flexible accommodations for guests, family, or work-from-home needs. With its desirable Manchester location, thoughtful updates, two-car garage, and well-balanced layout, 1649 East Manchester Road is a compelling year-round home defined by comfort, convenience, and enduring Vermont appeal.

20. 2025-10-11
    price $635,000
21. 2019-07-08
    soldstatus $297,685
22. 2006-06-06
    soldstatus $67,531

ⓘ 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: $5,153 · $429/mo
• Projected year-2 tax: $8,362 · $697/mo
• Expected delta: +$3,209/yr (+$267/mo · 62.3%)

ⓘ 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 ≥86°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $135,600
• − Mortgage interest: −$34,113
• − Property taxes: −$5,153
• − Insurance: −$3,045
• − Repairs & maintenance: −$10,848
• − Management: −$10,848
• − Depreciation: −$17,716
• Taxable income: $53,876
• Est. tax owed @ 24.0%: −$12,930
• After-tax cash flow: $47,672/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 — Manchester

• Score: 61/100
• State rank: #80
• US rank: #17922

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Manchester Center, VT
• City population: 4,527
• Population (ZIP): 4,086

Population outlook (Bennington County) Hauer SSP2

• Today (2025): 34,407 people
• By 2030: 32,975 · -4.2%
• By 2040: 29,711 · -13.6%
• By 2050: 26,638 · -22.6%
• By 2075: 21,318 · -38.0%
• By 2100: 16,086 · -53.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Portuguese 4% Slovak 4% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

Political lean MEDSL · Bennington

• 2024 margin: Strong D (+22.5) · D 60.0% · R 37.5% · Other 2.6%
• 2008→2024 swing: -10.9pp toward R · 2008: 33.4pp · 2024: 22.5pp
• All cycles: 2024: D+22.5 2020: D+27.3 2016: D+22.1 2012: D+33.3 2008: D+33.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 32.85%
• Current HPI: 403.1398
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+801.8% since first listed

7 events — show timeline

• 2026-05-20 Price Changed $609,000 PrimeMLS
• 2026-05-19 Relisted — PrimeMLS
• 2026-05-08 Delisted — PrimeMLS
• 2026-04-01 Listed $629,000 PrimeMLS
• 2025-10-11 Price Changed $635,000 PrimeMLS
• 2019-07-08 Sold (Public Records) $297,685 Public Records
• 2006-06-06 Sold (Public Records) $67,531 Public Records

Property tax history

+1.6%/yr

Latest (2024): $5,153 · +16.2% YoY. Source: county tax records.