119 Pecor Ave · Milton, VT 05468

$72,500

3 bd · 1.0 ba · 924 sqft · Manufactured public records · 11 Days on market

Built 1979 Est $75k · at est.

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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 +8.9/15.0
• Schools +5.0/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover this great opportunity to own your own 3-bedroom home in one of the area's most desirable parks. This home features a welcoming floor plan with a bright living room and a functional eat-in kitchen with plenty of cabinetry for storage. Very well maintained with many new updates including new flooring, new fuel tank, and new electrical panel to code. Move-in ready and priced to sell.

Key facts

• Welcoming floor plan
• New fuel tank
• New flooring

Tags

• WELCOMING FLOOR PLAN
• BRIGHT LIVING ROOM
• FUNCTIONAL EAT-IN KITCHEN
• PLENTY OF CABINETRY
• NEW FLOORING
• NEW FUEL TANK

Property features AI

Finance

• HOA & community: Mobile park approval: approved for Milton Mobile Home Coop

Exterior

• Parking: Dirt driveway parking
• Utilities: Public water on-site; Shared septic; 100 Amp electric service; Fiber optic internet available; Cable available at site; Telephone service at site; Fuel provider: Rowley Fuels
• Home design: Manufactured/Mobile home; Single-story (1st level entry)
• Construction: Metal construction; Metal roof; Built in 1979; Mobile unit make: Skyline
• Exterior features: Level lot; Dirt driveway; Road frontage on a dirt road; Located in a mobile home cooperative (Milton Mobile Home Coop)

Interior

• Kitchen: Combined kitchen/living area (1st level)
• Bedrooms: Master bedroom (1st level); Bedroom (1st level); Bedroom (1st level)
• Flooring: Vinyl plank
• Bathrooms: One full bathroom (1st level)
• Heating & cooling: Oil heating; Hot air heating; Cooling: Other
• Interior features: Seven total rooms; Vinyl plank flooring

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $72k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $72k).
• Cap rate 23.6% vs local median 2.2% in Milton — 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 (#88 in VT) — a middle-class / working-renter tenant base. Strengths: crime A, housing A-; Watch: employment C-, amenities F, commute F.
• Zoned schools: Milton Elementary School (math 20% / reading 32%, grade F, #160 of 192 statewide, top 84%, 631 students, 29% FRL).
• Market conditions: 115 active listings in the ZIP; 898 units permitted in Chittenden County in 2024 (554 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $501 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $45k; list at $72k implies a 61% gain — meaningful room to come down on a strong offer.

Recommended offer $72,500

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 2.59% ✓
• Cap rate: 23.64%
• Cash-on-cash: 61.96%
• DSCR: 3.76
• GRM: 3.2

CMA / ARV

• ARV (on-the-fly): $74,844
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52 Rita Way	0.07mi	3/1.5	924 (0%)	7mo	$58,000	$63	89
89 Pecor Ave	0.03mi	3/1.0	896 (-3%)	9mo	$65,000	$73	86
49 Kapica Ln	0.05mi	2/1.0 (-1)	924 (0%)	8mo	$60,000	$65	86
63 Kapica Ln	0.08mi	2/2.0 (-1)	924 (0%)	4mo	$77,000	$83	84
43 Pecor Ave	0.07mi	2/1.0 (-1)	924 (0%)	11mo	$48,000	$52	83
79 Rita Way	0.08mi	2/2.0 (-1)	924 (0%)	7mo	$140,000	$152	82
34 Pecor Ave	0.08mi	3/1.0	924 (0%)	19mo	$40,000	$43	80
54 Pecor Ave	0.06mi	2/1.0 (-1)	924 (0%)	18mo	$124,900	$135	77
92 Rita Way	0.10mi	2/1.0 (-1)	840 (-9%)	1mo	$77,000	$92	75
75 Rita Way	0.07mi	3/1.0	832 (-10%)	22mo	$67,500	$81	62

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: 60.9%
• Equity multiple: 3.71×
• Total profit: $55,001
• Equity at exit: $10,810

10-year hold

• IRR: 65.5%
• Equity multiple: 7.59×
• Total profit: $133,809
• Equity at exit: $6,268

Cash invested: $20,300 (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 05468

• Home prices YoY: -30.4%
• Active inventory: 115
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,876 medium
• Mortgage (P&I): −$380
• Tax from tax record: −$24 /mo · $285/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $1,048

Break-even live

Break-even rent $550

Max offer price $72,500

Occupancy floor 39%

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-02
   status $72,500 Pending 11 DOM
2. 2026-06-01
   days on market $72,500 Active 11 DOM
3. 2026-05-31
   days on market $72,500 Active 10 DOM
4. 2026-05-30
   days on market $72,500 Active 9 DOM
5. 2026-05-21
   listed $72,500 Active
6. 2024-04-17
   soldstatus $45,000
7. 2022-03-09
   soldstatus $35,000
8. 2006-10-03
   soldstatus $15,000
9. 2006-05-23
   soldstatus $8,493
10. 2005-03-03
    soldstatus $15,000

ⓘ 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: $285 · $24/mo
• Projected year-2 tax: $831 · $69/mo
• Expected delta: +$546/yr (+$46/mo · 191.7%)

ⓘ 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 3/10 Moderate 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,517
• − Mortgage interest: −$4,061
• − Property taxes: −$285
• − Insurance: −$362
• − Repairs & maintenance: −$1,801
• − Management: −$1,801
• − Depreciation: −$2,109
• Taxable income: $12,097
• Est. tax owed @ 24.0%: −$2,903
• After-tax cash flow: $9,675/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 — Milton

• Score: 61/100
• State rank: #88
• US rank: #18271

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Milton, VT
• Population (ZIP): 13,347

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 (93%)
• Race & ethnicity: White 93% Two or more races 4% Black 2% Hispanic / Latino 2%
• Common ancestry: Lithuanian 14% Slovak 3% Romanian 3%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Russian/Polish/Slavic 1% Spanish 1% French/Haitian/Cajun 1%

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: ▼ -127.34%
• Current HPI: 291.4868
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+383.3% since first listed

6 events — show timeline

• 2026-05-21 Listed $72,500 PrimeMLS
• 2024-04-17 Sold (Public Records) $45,000 Public Records
• 2022-03-09 Sold (Public Records) $35,000 Public Records
• 2006-10-03 Sold (Public Records) $15,000 Public Records
• 2006-05-23 Sold (Public Records) $8,493 Public Records
• 2005-03-03 Sold (Public Records) $15,000 Public Records

Property tax history

-3.8%/yr

Latest (2024): $285 · +11.3% YoY. Source: county tax records.