96 Walsh Rd · Waterford, VT 05819

$75,000

2 bd · 2.0 ba · 1,344 sqft · Manufactured · 22 Days on market

Built 1999 Fair condition

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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
• Appreciation +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

This is a very well kept double wide home in Waterford that needs to be moved. It was only lived in by an elderly lady who spent her last years here. It offers a large living room, formal dining room, convenient kitchen with breakfast nook off it, two bedrooms, two full baths, a small porch, and a sundeck in the rear. There are central air conditioning and an on demand generator included. The price does not include any land. The home will need to be moved from its present location within a reasonable time after the sale. An estimate for the move has been obtained from a company that moves homes.

Key facts

• Breakfast nook
• Formal dining room
• Large living room

Tags

• LARGE LIVING ROOM
• FORMAL DINING ROOM
• CONVENIENT KITCHEN
• BREAKFAST NOOK
• SUNDECK
• CENTRAL AIR CONDITIONING

Property features AI

Finance

• Other: Mobile make: Burlington, model: Acadia; Park name: n/a

Exterior

• Parking: Detached 1-car garage
• Utilities: Electric: 100 Amp service with circuit breaker(s); Water: Other; Sewer: Other; Internet: None; No other utilities listed
• Home design: Manufactured/Mobile home; Existing construction; Gray exterior color; Shingle (asphalt) roof; Built in 1999
• Construction: Vertical siding construction; Shingle roof; Built in 1999
• Exterior features: Vertical siding; Driveway: Other; Lot features: Other

Interior

• Kitchen: Kitchen (main level); Breakfast nook (main level)
• Bedrooms: Master bedroom (main level); Additional bedroom (main level)
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air conditioning; Forced air heat
• Interior features: Six total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $675 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).
• Recommended offer: $74k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Market conditions: 66 active listings in the ZIP; 112 units permitted in Caledonia County in 2024 (15 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.4%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Caledonia County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-2.4% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($74k) is reasonable based on typical stale-listing flexibility.

Recommended offer $73,875 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.01% ✓
• Cap rate: 17.09%
• Cash-on-cash: 38.56%
• DSCR: 2.72
• GRM: 4.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.7%
• Equity multiple: 2.56×
• Total profit: $32,706
• Equity at exit: $13,165

10-year hold

• IRR: 41.7%
• Equity multiple: 5.07×
• Total profit: $85,534
• Equity at exit: $9,941

Cash invested: $21,000 (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 05819

• Home prices YoY: -0.8%
• Active inventory: 66
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,510 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$317
• Net cashflow: $675

Break-even live

Break-even rent $656

Max offer price $75,000

Occupancy floor 50%

Sensitivity live

Price	-10% $727	-5% $701	+0% $675	+5% $649	+10% $623
Rent	-10% $555	-5% $615	+0% $675	+5% $734	+10% $794
Rate	-1.0pp $712	-0.5pp $694	base $675	+0.5pp $655	+1.0pp $636

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $75,000 Active 22 DOM
2. 2026-06-18
   days on market $75,000 Active 20 DOM
3. 2026-06-17
   days on market $75,000 Active 19 DOM
4. 2026-06-16
   days on market $75,000 Active 18 DOM
5. 2026-06-15
   days on market $75,000 Active 17 DOM
6. 2026-06-15
   days on market $75,000 Active 16 DOM
7. 2026-06-13
   days on market $75,000 Active 15 DOM
8. 2026-06-12
   days on market $75,000 Active 14 DOM
9. 2026-06-09
   days on market $75,000 Active 11 DOM
10. 2026-06-08
    days on market $75,000 Active 10 DOM
11. 2026-06-08
    days on market $75,000 Active 9 DOM
12. 2026-06-07
    days on market $75,000 Active 8 DOM
13. 2026-06-03
    days on market $75,000 Active 5 DOM
14. 2026-06-02
    days on market $75,000 Active 4 DOM
15. 2026-06-01
    days on market $75,000 Active 3 DOM
16. 2026-05-31
    days on market $75,000 Active 2 DOM
17. 2026-05-29
    listed $75,000 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 ≥89°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $18,122
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,450
• − Management: −$1,450
• − Depreciation: −$2,182
• Taxable income: $7,339
• Est. tax owed @ 24.0%: −$1,761
• After-tax cash flow: $6,335/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

Fair 45/100 Moderate rehab

The home is in fair condition with average exterior and interior features. It requires moderate repairs and maintenance, particularly in the paint and flooring areas. Fresh paint and new flooring can significantly improve its resale and rental value.

Repairs flagged

• Major Paint — Paint appears faded in some areas
• Minor Flooring — Carpeted flooring in living areas

Value-add opportunities

• Resale Paint — Fresh paint can significantly improve the home's curb appeal
• Rental Flooring — New flooring can make the home more appealing to renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears faded in some areas	Major	$15,000–50,000
Flooring · Carpeted flooring in living areas	Minor	$500–3,000
Total estimated repair cost · 2 items		$15,500–53,000

Value-add ROI direction

• Resale Paint — Fresh paint can significantly improve the home's curb appeal ↑
• Rental Flooring — New flooring can make the home more appealing to renters ↑

ⓘ 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 — Waterford

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

Census & demographics

• Population (ZIP): 9,323

Population outlook (Caledonia County) Hauer SSP2

• Today (2025): 29,828 people
• By 2030: 28,820 · -3.4%
• By 2040: 26,262 · -12.0%
• By 2050: 23,780 · -20.3%
• By 2075: 18,516 · -37.9%
• By 2100: 13,647 · -54.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Lithuanian 11% Slovak 6% Serbian 3%
• Foreign-born: 2% · Canada
• Languages at home: 93% English-only · French/Haitian/Cajun 3% Other Asian/Pacific 2% Spanish 1%

Political lean MEDSL · Caledonia

• 2024 margin: D (+12.4) · D 54.5% · R 42.0% · Other 3.5%
• 2008→2024 swing: -10.8pp toward R · 2008: 23.3pp · 2024: 12.4pp
• All cycles: 2024: D+12.4 2020: D+15.2 2016: D+7.0 2012: D+22.9 2008: D+23.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.41%
• Current HPI: 291.8894
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-29 Listed $75,000 PrimeMLS