224 Shattuck Hill Rd Unit D-1 · Derby, VT 05855

$110,589

3 bd · 2.0 ba · 980 sqft · Manufactured · 132 Days on market

Built 2025 Good condition $307/mo HOA · 28% of rent

---

Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +5.9/30.0
• Schools +5.0/10.0
• 1% rule +4.8/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• DSCR +0.3/10.0

Listing remarks

Welcome to 224 Shattuck Hill Road Lot D-1 Derby, VT 05855, where modern comfort meets affordability in Shattuck Hill! This brand-new Redman NWS-F25206 model manufactured home offers 2 bedrooms, 2 bathrooms, and 980 sq. ft. of thoughtfully designed living space. Step inside to an open-concept layout with stylish finishes, a bright living area, and a well-appointed kitchen. The home features energy-efficient construction, modern appliances, and low-maintenance materials, making it perfect for easy living. Located in a peaceful and well-maintained community, this home is ideal for those looking for a move-in-ready option in a convenient location. Don’t miss out on this opportunity! Conta

Key facts

• Built 2025
• Listed 132 days

Property features AI

Finance

• HOA & community: Monthly lot/park fee of 307 (includes water and sewer); Located in Shattuck Hill mobile park (park approved)

Exterior

• Parking: Dirt driveway
• Utilities: Public sewer; Public water; 100 Amp service with circuit breakers; High-speed internet available; Cable available; Telephone available
• Home design: Manufactured home (Manuf/Mobile); New construction; Unit/lot D-1
• Construction: Vinyl exterior / vinyl siding; Shingle roof (asphalt); Built in 2025; Manufactured home construction
• Exterior features: Level lot; Dirt driveway

Interior

• Kitchen: Dishwasher; Microwave; Stove - Electric; Refrigerator
• Flooring: Laminate; Vinyl plank
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; Forced air; Hot air
• Interior features: 5 total rooms; Laminate flooring; Vinyl plank flooring
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $111k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-215 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $79k (28.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (2.0% below list).
• Recommended offer: $79k (28.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Zoned schools: Derby Elementary School (math 22% / reading 30%, grade F, #160 of 192 statewide, top 84%, 496 students, 47% FRL).
• Market conditions: 47 active listings in the ZIP; 157 units permitted in Orleans County in 2024 (107 in 5+ unit buildings).

Forward outlook

• In year one you build about $12k of equity ($765 loan paydown + $11k appreciation (10.0% local appreciation)).
• Orleans County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $79,498 (28.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.98% ✗
• Cap rate: 3.96%
• Cash-on-cash: -8.33%
• DSCR: 0.63
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $50,960
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
224 Shattuck Hl Unit F4	0.10mi	3/2.0	924 (-6%)	18mo	$35,000	$38	70
224 Shattuck Hill Rd Unit B08	0.04mi	2/1.0 (-1)	924 (-6%)	21mo	$48,000	$52	62
224 Shattuck Hill Rd Unit A08	0.07mi	2/1.0 (-1)	896 (-9%)	19mo	$57,000	$64	58

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

Projected returns pro-forma

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

5-year hold

• IRR: 18.5%
• Equity multiple: 2.51×
• Total profit: $46,750
• Equity at exit: $99,627

10-year hold

• IRR: 17.2%
• Equity multiple: 5.81×
• Total profit: $148,840
• Equity at exit: $214,850

Cash invested: $30,965 (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 05855

• Home prices YoY: 8.7%
• Active inventory: 47
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,084 medium
• Mortgage (P&I): −$580
• Tax est. 1.5%: −$138 /mo · $1,659/yr
• Insurance: −$46
• HOA: −$307
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $-215

Break-even live

Break-even rent $1,356

Max offer price $79,498

Occupancy floor —

Sensitivity live

Price	-10% $-138	-5% $-177	+0% $-215	+5% $-253	+10% $-291
Rent	-10% $-301	-5% $-258	+0% $-215	+5% $-172	+10% $-129
Rate	-1.0pp $-159	-0.5pp $-187	base $-215	+0.5pp $-244	+1.0pp $-273

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: $27,647
• Closing costs: $3,318
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $307 · $3,684/yr

Listing history 18 events

1. 2026-06-21
   days on market $110,589 Active 132 DOM
2. 2026-06-21
   days on market $110,589 Active 131 DOM
3. 2026-06-18
   days on market $110,589 Active 129 DOM
4. 2026-06-17
   days on market $110,589 Active 128 DOM
5. 2026-06-16
   days on market $110,589 Active 127 DOM
6. 2026-06-15
   days on market $110,589 Active 126 DOM
7. 2026-06-15
   days on market $110,589 Active 125 DOM
8. 2026-06-13
   days on market $110,589 Active 124 DOM
9. 2026-06-12
   days on market $110,589 Active 123 DOM
10. 2026-06-09
    days on market $110,589 Active 120 DOM
11. 2026-06-08
    days on market $110,589 Active 119 DOM
12. 2026-06-08
    days on market $110,589 Active 118 DOM
13. 2026-06-07
    days on market $110,589 Active 117 DOM
14. 2026-06-03
    days on market $110,589 Active 114 DOM
15. 2026-06-02
    days on market $110,589 Active 113 DOM
16. 2026-06-01
    days on market $110,589 Active 112 DOM
17. 2026-05-31
    days on market $110,589 Active 111 DOM
18. 2026-02-09
    listed $110,589 Active

ⓘ 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

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥88°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 4% 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: $13,008
• − Mortgage interest: −$6,195
• − Property taxes: −$1,659
• − Insurance: −$553
• − Repairs & maintenance: −$1,041
• − Management: −$1,041
• − HOA: −$3,684
• − Depreciation: −$3,217
• Taxable loss: −$4,380
• Est. tax savings @ 24.0%: +$1,051
• After-tax cash flow: $-1,527/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This move-in-ready manufactured home offers a modern and well-maintained interior with fresh paint and updated appliances, making it an attractive option for both resale and rental.

Value-add opportunities

• Resale Painting the interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental.
• Both Adding smart home features — Improves convenience and adds modern appeal, attracting both buyers and renters.
• Resale Upgrading the kitchen appliances — Modern appliances enhance the home's appeal and functionality for potential buyers.
• Resale Upgrading the flooring — High-quality flooring can significantly increase the home's value and appeal to potential buyers.

Renovation cost estimate screening

Value-add ROI direction

• Resale Painting the interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Adding smart home features — Improves convenience and adds modern appeal, attracting both buyers and renters. ↑
• Resale Upgrading the kitchen appliances — Modern appliances enhance the home's appeal and functionality for potential buyers. ↑
• Resale Upgrading the flooring — High-quality flooring can significantly increase the home's value and appeal to potential buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

No district data.

Livability — Derby

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

Census & demographics

• Population (ZIP): 7,576

Population outlook (Orleans County) Hauer SSP2

• Today (2025): 26,222 people
• By 2030: 25,399 · -3.1%
• By 2040: 23,350 · -11.0%
• By 2050: 21,232 · -19.0%
• By 2075: 16,543 · -36.9%
• By 2100: 11,566 · -55.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Black 2%
• Common ancestry: Lithuanian 5% Slovak 4% Romanian 2%
• Foreign-born: 4% · Canada, China
• Languages at home: 95% English-only · French/Haitian/Cajun 2% German/W. Germanic 1% Chinese 1%

Political lean MEDSL · Orleans

• 2024 margin: Toss-up / Even · D 47.8% · R 49.4% · Other 2.8%
• 2008→2024 swing: -29.1pp toward R · 2008: 27.5pp · 2024: -1.6pp
• All cycles: 2024: R+1.6 2020: D+4.5 2016: D+0.2 2012: D+24.2 2008: D+27.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 23.71%
• Current HPI: 297.9538
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-02-09 Listed $110,589 PrimeMLS