66 Elm Ln · Huntington, VT 05487

$79,900

3 bd · 2.0 ba · 960 sqft · Manufactured public records · 4 Days on market

Built 2001 Est $71k · 12% over $385/mo HOA · 28% 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 +25.1/30.0
• 1% rule +10.0/10.0
• DSCR +8.2/10.0
• Appreciation +7.5/10.0
• Schools +5.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0

Listing remarks MLS

Step into easy living with this beautifully updated 3-bedroom, 2-bath home in Lazy Brook Park! With 960 square feet of thoughtfully designed space, this 2001 mobile home offers a fantastic open flow from the bright living room to the stylish kitchen. You'll love the engineered hardwood floors, real wood windowsills, and cozy fireplace that make the living area feel warm and welcoming. The kitchen pops with new oak-front cabinets and gorgeous birch butcher block countertops — perfect for cooking and gathering. The primary suite is a true retreat with its own full bathroom and walk-in closet. Major updates bring peace of mind, including a new metal roof (2022), a serviced furnace, a reinsulated central ventilation system with new heat tape, a new owned electric hot water heater, and brand-new skirting around the home. Outside, enjoy a private shed for extra storage and off-street driveway parking. This move-in-ready gem combines comfort, flow, and fresh updates — all in a quiet, friendly park. Come see it for yourself!

Key facts

• Cozy pellet stove
• New metal roof
• Lazy brook park

Tags

• LAZY BROOK PARK
• ENGINEERED HARDWOOD FLOORS
• COZY PELLET STOVE
• NEWER OAK FRONT CABINETS
• LARGE WALK IN CLOSET
• NEW METAL ROOF

Property features AI

Finance

• Other: Mobile make: Commodore, model TF 105A; Mobile serial number CZ36970AB; Mobile park approval: Yes; Road frontage maintained by association
• HOA & community: Monthly fee of 385 covering park rent, water, sewer, plowing, and landscaping/snow removal; Located in a park approved community (Lazy Brook Park)

Exterior

• Parking: Gravel driveway parking
• Utilities: Community water; Community sewer; Circuit breaker electrical; Cable internet available; Verizon phone service
• Home design: Manufactured home (mobile); Gray exterior; Metal roof; Built in 2001
• Construction: Vinyl siding; Manufactured home construction
• Exterior features: Country setting; Level lot; Gravel driveway

Interior

• Kitchen: Refrigerator; Exhaust hood
• Bedrooms: All bedrooms located on the main level
• Flooring: Carpet; Hardwood; Tile; Vinyl
• Bathrooms: Two full bathrooms
• Heating & cooling: Pellet stove; Direct vent heating; Hot air heating
• Interior features: Six total rooms; Living room; Kitchen/dining area; Laundry room; Bedroom with private bath; Bedrooms (two additional)
• Laundry & utility: Main level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $122 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Zoned schools: Robinson School (math 37% / reading 47%, grade F, #84 of 192 statewide, top 48%, 106 students, 29% FRL).
• Market conditions: 8 active listings in the ZIP; 104 units permitted in Addison County in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($552 loan paydown + $4k appreciation (5.1% local appreciation)).
• Addison County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.1% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; HOA is 28% of rent.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.70% ✓
• Cap rate: 8.96%
• Cash-on-cash: 9.52%
• DSCR: 1.42
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $71,040
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
66 Elm Ln	0.00mi	3/2.0	960 (0%)	12mo	$71,350	$74	90
153 Lazy Brook Dr	0.03mi	3/1.0	980 (+2%)	14mo	$38,500	$39	80

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

5.08% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.8%
• Equity multiple: 2.20×
• Total profit: $26,833
• Equity at exit: $45,683

10-year hold

• IRR: 18.9%
• Equity multiple: 4.34×
• Total profit: $74,744
• Equity at exit: $79,179

Cash invested: $22,372 (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 05487

• Home prices YoY: 2.9%
• Active inventory: 8
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,357 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$57 /mo · $686/yr
• Insurance: −$33
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$385
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $122

Break-even live

Break-even rent $1,203

Max offer price $79,900

Occupancy floor 86%

Sensitivity live

Price	-10% $167	-5% $145	+0% $122	+5% $99	+10% $77
Rent	-10% $15	-5% $68	+0% $122	+5% $176	+10% $229
Rate	-1.0pp $162	-0.5pp $142	base $122	+0.5pp $101	+1.0pp $80

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $385 · $4,620/yr
• Likely covers: waterelectric

Listing history 4 events

1. 2026-06-21
   days on market $79,900 Active 4 DOM
2. 2026-06-18
   days on market $79,900 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $79,900 Active 1 DOM

ⓘ 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: $686 · $57/mo
• Projected year-2 tax: $1,102 · $92/mo
• Expected delta: +$416/yr (+$35/mo · 60.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥87°F today · 17 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: $16,284
• − Mortgage interest: −$4,476
• − Property taxes: −$686
• − Insurance: −$1,066
• − Repairs & maintenance: −$1,303
• − Management: −$1,303
• − HOA: −$4,620
• − Depreciation: −$2,324
• Taxable income: $507
• Est. tax owed @ 24.0%: −$122
• After-tax cash flow: $1,343/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 — Huntington

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,618

Population outlook (Addison County) Hauer SSP2

• Today (2025): 37,078 people
• By 2030: 36,688 · -1.1%
• By 2040: 34,988 · -5.6%
• By 2050: 32,561 · -12.2%
• By 2075: 27,584 · -25.6%
• By 2100: 22,720 · -38.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 5% Hispanic / Latino 3%
• Common ancestry: Lithuanian 16% Slovak 5% Romanian 2%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Addison

• 2024 margin: Solid D (+35.9) · D 66.4% · R 30.6% · Other 3.0%
• 2008→2024 swing: -3.3pp toward R · 2008: 39.2pp · 2024: 35.9pp
• All cycles: 2024: D+35.9 2020: D+39.4 2016: D+33.6 2012: D+39.7 2008: D+39.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.08%
• Current HPI: 178.0191
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+52.2% since first listed

9 events — show timeline

• 2026-06-16 Listed $79,900 PrimeMLS
• 2025-06-09 Sold (Public Records) $71,350 Public Records
• 2025-06-06 Sold (MLS) $71,350 PrimeMLS
• 2025-05-20 Contingent — PrimeMLS
• 2025-05-01 Listed $79,900 PrimeMLS
• 2021-04-22 Sold (Public Records) $52,500 Public Records
• 2021-04-20 Sold (MLS) $52,500 PrimeMLS
• 2021-02-12 Pending — PrimeMLS
• 2021-01-23 Listed $52,500 PrimeMLS

Property tax history

+4.8%/yr

Latest (2025): $686 · +2.9% YoY. Source: county tax records.