3 Sunny ACR · Wallingford, CT 06492

$85,000

2 bd · 1.0 ba · 576 sqft · Manufactured public records · 3 Days on market

Built 1973 $450/mo HOA · 23% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move-In Ready and Freshly Updated! This charming mobile home has been refreshed with fresh paint throughout and is ready for its next owner. The spacious floor plan features a large living room that flows seamlessly into the kitchen, creating an open and inviting space for everyday living and entertaining. Two generously sized bedrooms offer comfort and flexibility, while the bathroom has been updated with a new light fixture and mirrored medicine cabinet. Convenient in-unit laundry adds to the home's practicality, and the covered patio provides the perfect place to relax, enjoy your morning coffee, or gather with friends. A large storage shed offers plenty of additional space for tools, se

Key facts

• Fresh paint
• In-unit laundry
• Large living room

Tags

• FRESH PAINT
• LARGE LIVING ROOM
• IN-UNIT LAUNDRY
• COVERED PATIO
• LARGE STORAGE SHED

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee; Monthly HOA fee of $450; HOA covers trash pickup, water, and sewer; Guest parking in the association

Exterior

• Parking: Off-street parking; 1 parking space
• Utilities: Public water connected; Public sewer connected; Electric domestic hot water
• Home design: Single family home on leased land; Prefab construction; Blue exterior
• Construction: Prefab construction; No foundation listed
• Exterior features: Metal roof; Vinyl siding; Shed; Awnings; Patio

Interior

• Kitchen: Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot air heating (electric); Wall unit cooling
• Interior features: Cable available; Open floor plan
• Laundry & utility: Washer; Electric dryer; Laundry located in hall on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $555 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Wallingford School District (suburban): math 34% / reading 49% proficiency, ranked #94 of 153 in CT (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 111 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $85,000

Questions for the listing agent

1. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.27% ✓
• Cap rate: 14.12%
• Cash-on-cash: 27.97%
• DSCR: 2.24
• GRM: 3.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 22.3%
• Equity multiple: 1.92×
• Total profit: $21,816
• Equity at exit: $12,674

10-year hold

• IRR: 30.5%
• Equity multiple: 3.75×
• Total profit: $65,554
• Equity at exit: $7,349

Cash invested: $23,800 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 27 Tenant-Leaning
• State Connecticut: 27 Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Strong tenant statutes; rent commissions in some towns; courts slow especially in cities.

Methodology + full state rankings →

ZIP-level market 06492

• Active inventory: 111
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,928 medium
• Mortgage (P&I): −$446
• Tax from tax record: −$37 /mo · $449/yr
• Insurance: −$35
• HOA: −$450
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $555

Break-even live

Break-even rent $1,226

Max offer price $85,000

Occupancy floor 66%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
75 Evergreene Rd #75 Wallingford, CT	2.0	1.0	676	$1,700	$2.51	23d	1	0.13mi
181 Knollwood Dr Wallingford, CT	2.0	1.0	697	$2,359	$3.38	2d	14	0.22mi
45 High St Unit B Wallingford, CT	1.0	1.0	676	$1,800	$2.66	11d	1	1.17mi

HOA detail

• Monthly dues: $450 · $5,400/yr

Listing history 4 events

1. 2026-06-18
   days on market $85,000 Active 3 DOM
2. 2026-06-17
   days on market $85,000 Active 2 DOM
3. 2026-06-15
   remarks 699-char remark
4. 2026-06-15
   listed $85,000 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 CT · Partial reset (capped growth)

• Current annual tax: $449 · $37/mo
• Projected year-2 tax: $1,134 · $94/mo
• Expected delta: +$685/yr (+$57/mo · 152.6%)

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

Taxation est. · year 1

• Rental income: $23,138
• − Mortgage interest: −$4,761
• − Property taxes: −$449
• − Insurance: −$425
• − Repairs & maintenance: −$1,851
• − Management: −$1,851
• − HOA: −$5,400
• − Depreciation: −$2,473
• Taxable income: $5,928
• Est. tax owed @ 24.0%: −$1,423
• After-tax cash flow: $5,233/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)

• District: Wallingford School District
• NCES district ID: 0904740
• Math proficiency: 34% ▼ -9.00%
• Reading proficiency: 49% ▼ -7.00%
• Median HH income: $73,423
• Composite: 37.92/100
• National rank: #4310
• State rank: #94 of 153 in CT

Livability — Wallingford

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

Census & demographics

• County: New Haven County · 688,236 people
• City population: 44,498
• Metro: New Haven-Milford, CT
• Population (ZIP): 44,498
• Household income: $105,061
• Rent vs Own: 27.2% rent · 72.8% own
• Severe rent burden: 959.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 11% Two or more races 6% Asian 4% Black 2%
• Hispanic origin (detail): Mexican 5% Puerto Rican 3%
• Common ancestry: Romanian 11% Lithuanian 5% Russian 2%
• Foreign-born: 11% · Canada, China
• Languages at home: 85% English-only · Spanish 8% Other Indo-European 4% Russian/Polish/Slavic 1%

Political lean MEDSL · South Central Connecticut

• 2024 margin: Strong D (+20.1) · D 59.0% · R 38.9% · Other 2.1%
• All cycles: 2024: D+20.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -259.08%
• Current HPI: 248.4652
• Rent YoY: —
• Metro: New Haven-Milford, CT
• State GDP YoY: ▲ 1.06%
• F500 in state: 38

Industry mix (Fortune 500 HQ in CT)

Industry	F500 HQs	Revenue
▸Industrial Machinery	4	$38B
▸Insurance	3	$71B
▸Financial Services	2	$25B
▸Transportation / Logistics	2	$18B
▸Healthcare	1	$247B
▸Telecommunications	1	$55B

Price history

1 event — show timeline

• 2026-06-15 Listed $85,000 Smart MLS

Property tax history

+0.8%/yr

Latest (2023): $449 · +1.1% YoY. Source: county tax records.