199 G St · Long Hill, CT 06340

$99,900

3 bd · 1.5 ba · 780 sqft · Manufactured public records · 63 Days on market

Built 1972 $128/sqft · 42% above area Est $70k · 42% over

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Why this score? — see what drove the C+ 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
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

New listing and it won't last. This adorable manufactured home has been lovingly renovated. New kitchen appliances, flooring at some point, new kitchen cabinets and front door. Furnace and hot watertank are not original. Very nice covered front entry porch. Unit has lots of closets. The unit was a 3 bedroom but one bedroom was converted into a walkin utility room. Really nice corner lot. Shed and centracl air included. Ground lease is $660.00 which included water, septic and trash pickup. Some dogs permitted. Additional charge of $10 per dog. Are buyers must apply to RCI management.

Key facts

• Shed
• New kitchen cabinets
• Walkin utility room

Tags

• NEW KITCHEN APPLIANCES
• NEW KITCHEN CABINETS
• COVERED FRONT ENTRY PORCH
• WALKIN UTILITY ROOM
• CORNER LOT
• SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $100k.

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 $100k).
• Recommended offer: $94k (6.0% below list) — sets the bar for market timing.
• Cap rate 19.5% vs local median 4.2% in Long Hill — 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 73/100 on livability (#75 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools D, amenities F, commute F.
• Groton School District (suburban): math 32% / reading 50% proficiency, ranked #96 of 153 in CT (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.8%/yr); 92 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 487 units permitted in Southeastern Connecticut Planning Region in 2024 (244 in 5+ unit buildings).
• This rent runs 32% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $691 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.8% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask has dropped $30k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $50k; list at $100k implies a 100% gain — meaningful room to come down on a strong offer.

Recommended offer $93,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 2.17% ✓
• Cap rate: 19.47%
• Cash-on-cash: 47.07%
• DSCR: 3.09
• GRM: 3.8

CMA / ARV

• ARV (median comp): $70,371
• List price: $99,900
• Delta: 41.96%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.75% rent growth · sell at horizon

5-year hold

• IRR: 45.2%
• Equity multiple: 2.98×
• Total profit: $55,329
• Equity at exit: $14,895

10-year hold

• IRR: 51.4%
• Equity multiple: 6.18×
• Total profit: $144,984
• Equity at exit: $8,638

Cash invested: $27,972 (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 06340

• Home prices YoY: -27.9%
• Rents YoY: 3.8%
• Active inventory: 92
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,170 high
• Mortgage (P&I): −$524
• Tax from tax record: −$51 /mo · $616/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $1,097

Break-even live

Break-even rent $781

Max offer price $99,900

Occupancy floor 44%

Sensitivity live

Price	-10% $1,154	-5% $1,125	+0% $1,097	+5% $1,069	+10% $1,041
Rent	-10% $926	-5% $1,011	+0% $1,097	+5% $1,183	+10% $1,269
Rate	-1.0pp $1,147	-0.5pp $1,123	base $1,097	+0.5pp $1,071	+1.0pp $1,045

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 High Rock Rd Unit 3 Groton, CT	2.0	1.0	1100	$1,950	$1.77	45d	1	0.30mi
41 South Rd Groton, CT	1.0–2.0	1.0	818	$2,085	$2.55	13d	1	0.60mi
300 Michelle Ln Groton, CT	1.0–2.0	1.0–2.0	890	$2,110	$2.37	13d	1	0.74mi
86 Buddington Rd #7 Groton, CT	2.0	2.0	1026	$1,875	$1.83	45d	1	0.75mi
12 Kamaha St Groton, CT	2.0	1.0	830	$2,345	$2.83	14d	7	1.00mi
8 Sutton Pl Groton, CT	2.0	1.0	850	$2,100	$2.47	45d	1	1.03mi
260 Shennecossett Rd Groton, CT	2.0	1.0	786	$1,852	$2.36	14d	3	1.05mi
20 Sutton Pl Groton, CT	2.0	1.0	850	$2,100	$2.47	45d	1	1.06mi
22 Sutton Pl Groton, CT	2.0	1.0	850	$2,100	$2.47	45d	1	1.07mi
106 Midway Oval Groton, CT	2.0	1.0	625	$3,000	$4.80	45d	1	1.08mi
11 Ledgewood Rd Groton, CT	1.0–3.0	1.0–3.0	1247	$7,351	$5.89	3d	1	1.08mi
2 Concord Ct Unit 4 Groton, CT	2.0	1.0	575	$1,575	$2.74	14d	1	1.41mi

Listing history 27 events

1. 2026-06-19
   days on market $99,900 Active 63 DOM
2. 2026-06-18
   days on market $99,900 Active 62 DOM
3. 2026-06-17
   days on market $99,900 Active 61 DOM
4. 2026-06-16
   days on market $99,900 Active 60 DOM
5. 2026-06-15
   days on market $99,900 Active 59 DOM
6. 2026-06-14
   days on market $99,900 Active 57 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   pricedays on market $99,900 Active 56 DOM
9. 2026-06-10
   days on market $119,900 Active 54 DOM
10. 2026-06-09
    days on market $119,900 Active 53 DOM
11. 2026-06-08
    days on market $119,900 Active 52 DOM
12. 2026-06-07
    days on market $119,900 Active 51 DOM
13. 2026-06-05
    days on market $119,900 Active 48 DOM
14. 2026-06-03
    days on market $119,900 Active 47 DOM
15. 2026-06-02
    days on market $119,900 Active 46 DOM
16. 2026-06-01
    days on market $119,900 Active 45 DOM
17. 2026-05-31
    days on market $119,900 Active 44 DOM
18. 2026-05-30
    days on market $119,900 Active 43 DOM
19. 2026-05-01
    price $119,900 590-char remark

    Show marketing remark (590 chars)

    New listing and it won't last. This adorable manufactured home has been lovingly renovated. New kitchen appliances, flooring at some point, new kitchen cabinets and front door. Furnace and hot watertank are not original. Very nice covered front entry porch. Unit has lots of closets. The unit was a 3 bedroom but one bedroom was converted into a walkin utility room. Really nice corner lot. Shed and centracl air included. Ground lease is $660.00 which included water, septic and trash pickup. Some dogs permitted. Additional charge of $10 per dog. Are buyers must apply to RCI management.

20. 2026-04-17
    listed $129,900 Active 590-char remark

    Show marketing remark (590 chars)

    New listing and it won't last. This adorable manufactured home has been lovingly renovated. New kitchen appliances, flooring at some point, new kitchen cabinets and front door. Furnace and hot watertank are not original. Very nice covered front entry porch. Unit has lots of closets. The unit was a 3 bedroom but one bedroom was converted into a walkin utility room. Really nice corner lot. Shed and centracl air included. Ground lease is $660.00 which included water, septic and trash pickup. Some dogs permitted. Additional charge of $10 per dog. Are buyers must apply to RCI management.

21. 2021-06-30
    soldstatus $50,000 Closed 386-char remark

    Show marketing remark (386 chars)

    Very nice recently renovated 3 bedrooms and 1 1/2 baths. Covered deck, new thermopane windows, new propane furnace and new flooring. Move in condition and available immediately. Nice level leased lot. Lot rent is $540. includes water, septic and trash removal. On site parking. All buyer(s) are subject to park approval. Dog allowed with park approval. Additional $10 per month for dog.

22. 2021-06-05
    historical Under Contract - Continue to Show 386-char remark

    Show marketing remark (386 chars)

    Very nice recently renovated 3 bedrooms and 1 1/2 baths. Covered deck, new thermopane windows, new propane furnace and new flooring. Move in condition and available immediately. Nice level leased lot. Lot rent is $540. includes water, septic and trash removal. On site parking. All buyer(s) are subject to park approval. Dog allowed with park approval. Additional $10 per month for dog.

23. 2021-04-15
    listed $55,900 Active 386-char remark

    Show marketing remark (386 chars)

    Very nice recently renovated 3 bedrooms and 1 1/2 baths. Covered deck, new thermopane windows, new propane furnace and new flooring. Move in condition and available immediately. Nice level leased lot. Lot rent is $540. includes water, septic and trash removal. On site parking. All buyer(s) are subject to park approval. Dog allowed with park approval. Additional $10 per month for dog.

24. 2011-09-11
    historical
25. 2011-05-11
    listed $15,900
26. 2010-07-02
    historical
27. 2010-03-02
    listed $29,900

ⓘ 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: $616 · $51/mo
• Projected year-2 tax: $1,377 · $115/mo
• Expected delta: +$761/yr (+$63/mo · 123.5%)

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

Taxation est. · year 1

• Rental income: $26,036
• − Mortgage interest: −$5,596
• − Property taxes: −$616
• − Insurance: −$500
• − Repairs & maintenance: −$2,083
• − Management: −$2,083
• − Depreciation: −$2,906
• Taxable income: $12,253
• Est. tax owed @ 24.0%: −$2,941
• After-tax cash flow: $10,226/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: Groton School District
• NCES district ID: 0901770
• Math proficiency: 32% ▼ -16.00%
• Reading proficiency: 50% ▼ -10.00%
• Median HH income: $60,709
• Composite: 36.28/100
• National rank: #4702
• State rank: #96 of 153 in CT

Livability — Long Hill

• Score: 73/100
• State rank: #75
• US rank: #5502

Category grades

Amenities F Commute F Cost of living F Crime A+ Employment A+ Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: New London County · 147,197 people
• Metro: Norwich-New London, CT
• Population (ZIP): 29,863
• Household income: $81,792
• Rent vs Own: 55.5% rent · 44.5% own
• Severe rent burden: 1710.0

Population outlook (Southeastern Connecticut County) Hauer SSP2

• By 2040: 293,442

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 15% Two or more races 11% Asian 7% Black 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Dominican 1%
• Common ancestry: Romanian 5% Lithuanian 4% Slovak 3%
• Foreign-born: 9% · Canada, Vietnam, China
• Languages at home: 87% English-only · Spanish 6% Tagalog/Filipino 2% Other Indo-European 2%

Political lean MEDSL · Southeastern Connecticut

• 2024 margin: D (+13.0) · D 55.6% · R 42.6% · Other 1.8%
• All cycles: 2024: D+13.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -97.61%
• Current HPI: 252.846
• Rent YoY: ▲ 3.75%
• Metro: Norwich-New London, 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

+301.0% since first listed

9 events — show timeline

• 2026-05-01 Price Changed $119,900 Smart MLS
• 2026-04-17 Listed $129,900 Smart MLS
• 2021-06-30 Sold (MLS) $50,000 Smart MLS
• 2021-06-05 Contingent — Smart MLS
• 2021-04-15 Listed $55,900 Smart MLS
• 2011-09-11 Listing Removed — Smart MLS
• 2011-05-11 Listed $15,900 Smart MLS
• 2010-07-02 Listing Removed — Smart MLS
• 2010-03-02 Listed $29,900 Smart MLS

Property tax history

+6.7%/yr

Latest (2022): $616 · +78.6% YoY. Source: county tax records.