301 S Main St Lot 1A · Newtown, CT 06470

$200,000

2 bd · 2.0 ba · 1,104 sqft · Manufactured public records · 81 Days on market

Built 2011 $181/sqft · 48% below area Est $384k · 48% under $625/mo HOA · 23% of rent ↓ 9% since listing

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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 +17.6/30.0
• ARV discount +15.0/15.0
• 1% rule +8.3/10.0
• Schools +6.0/10.0
• DSCR +5.5/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Newtown Village, where comfort and simplicity come together in this well-cared-for double-wide home. From the moment you walk in, you will notice the open layout that makes everyday living feel easy and connected. The living area flows naturally into a spacious kitchen with plenty of cabinet space and room to cook, gather, and enjoy. The primary bedroom offers a private full bath and great closet space, while the second bedroom is perfect for guests, a home office, or whatever fits your lifestyle. A second full bathroom and in-unit laundry add to the convenience of true one-level living. Outside, there is dedicated parking and just enough yard space to enjoy without the constant upkeep of a traditional home. The community is quiet and well-maintained, with convenient access to shopping, dining, and major routes. Opportunities to own in Newtown at this price point are extremely limited. If renting has felt like the only option, this is a chance to step into ownership with space, comfort, and value. Sale is subject to community application and approval process. Ask agent for details. Optional mobile home lenders can be provided upon request.

Key facts

• Spacious kitchen
• In-unit laundry
• Open layout

Tags

• OPEN LAYOUT
• SPACIOUS KITCHEN
• PRIVATE FULL BATH
• GREAT CLOSET SPACE
• IN-UNIT LAUNDRY
• DEDICATED PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $200k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 1.9% in Newtown — 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 76/100 on livability (#51 in CT, #3,286 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute F, cost of living F.
• Newtown School District (suburban): math 59% / reading 69% proficiency, ranked #24 of 153 in CT (top 16%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 5% free/reduced lunch — higher-income household profile.
• Market conditions: 81 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,151 units permitted in Western Connecticut Planning Region in 2024 (714 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $188,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.33% ✓
• Cap rate: 7.25%
• Cash-on-cash: 3.41%
• DSCR: 1.15
• GRM: 6.3

CMA / ARV

• ARV (median comp): $384,484
• List price: $200,000
• Delta: -47.98%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.7%
• Equity multiple: 0.61×
• Total profit: $-21,881
• Equity at exit: $29,821

10-year hold

• IRR: -1.1%
• Equity multiple: 0.92×
• Total profit: $-4,426
• Equity at exit: $17,292

Cash invested: $56,000 (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 06470

• Active inventory: 81
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,663 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$188 /mo · $2,253/yr
• Insurance: −$83
• HOA: −$625
• Vacancy / Maint / Mgmt: −$559
• Net cashflow: $159

Break-even live

Break-even rent $2,462

Max offer price $200,000

Occupancy floor 89%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Botsford Hill Rd Newtown, CT	2.0	1.0	1052	$2,800	$2.66	43d	1	0.18mi
92 Huntingtown Rd Newtown, CT	2.0	1.0	834	$1,850	$2.22	3d	1	0.85mi

HOA detail

• Monthly dues: $625 · $7,500/yr

Listing history 17 events

1. 2026-06-18
   days on market $200,000 Active 81 DOM
2. 2026-06-17
   days on market $200,000 Active 80 DOM
3. 2026-06-16
   days on market $200,000 Active 79 DOM
4. 2026-06-15
   days on market $200,000 Active 78 DOM
5. 2026-06-13
   days on market $200,000 Active 76 DOM
6. 2026-06-12
   days on market $200,000 Active 75 DOM
7. 2026-06-09
   days on market $200,000 Active 72 DOM
8. 2026-06-08
   days on market $200,000 Active 71 DOM
9. 2026-06-07
   days on market $200,000 Active 70 DOM
10. 2026-06-07
    days on market $200,000 Active 69 DOM
11. 2026-06-04
    days on market $200,000 Active 66 DOM
12. 2026-06-02
    days on market $200,000 Active 65 DOM
13. 2026-06-01
    days on market $200,000 Active 64 DOM
14. 2026-05-31
    days on market $200,000 Active 63 DOM
15. 2026-05-31
    days on market $200,000 Active 62 DOM
16. 2026-04-13
    price $200,000 1172-char remark

    Show marketing remark (1172 chars)

    Welcome to Newtown Village, where comfort and simplicity come together in this well-cared-for double-wide home. From the moment you walk in, you will notice the open layout that makes everyday living feel easy and connected. The living area flows naturally into a spacious kitchen with plenty of cabinet space and room to cook, gather, and enjoy. The primary bedroom offers a private full bath and great closet space, while the second bedroom is perfect for guests, a home office, or whatever fits your lifestyle. A second full bathroom and in-unit laundry add to the convenience of true one-level living. Outside, there is dedicated parking and just enough yard space to enjoy without the constant upkeep of a traditional home. The community is quiet and well-maintained, with convenient access to shopping, dining, and major routes. Opportunities to own in Newtown at this price point are extremely limited. If renting has felt like the only option, this is a chance to step into ownership with space, comfort, and value. Sale is subject to community application and approval process. Ask agent for details. Optional mobile home lenders can be provided upon request.

17. 2026-03-17
    listed $220,000 Active 1172-char remark

    Show marketing remark (1172 chars)

    Welcome to Newtown Village, where comfort and simplicity come together in this well-cared-for double-wide home. From the moment you walk in, you will notice the open layout that makes everyday living feel easy and connected. The living area flows naturally into a spacious kitchen with plenty of cabinet space and room to cook, gather, and enjoy. The primary bedroom offers a private full bath and great closet space, while the second bedroom is perfect for guests, a home office, or whatever fits your lifestyle. A second full bathroom and in-unit laundry add to the convenience of true one-level living. Outside, there is dedicated parking and just enough yard space to enjoy without the constant upkeep of a traditional home. The community is quiet and well-maintained, with convenient access to shopping, dining, and major routes. Opportunities to own in Newtown at this price point are extremely limited. If renting has felt like the only option, this is a chance to step into ownership with space, comfort, and value. Sale is subject to community application and approval process. Ask agent for details. Optional mobile home lenders can be provided upon request.

ⓘ 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: $2,253 · $188/mo
• Projected year-2 tax: $3,266 · $272/mo
• Expected delta: +$1,014/yr (+$84/mo · 45.0%)

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

Taxation est. · year 1

• Rental income: $31,962
• − Mortgage interest: −$11,203
• − Property taxes: −$2,253
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,557
• − Management: −$2,557
• − HOA: −$7,500
• − Depreciation: −$5,818
• Taxable loss: −$927
• Est. tax savings @ 24.0%: +$222
• After-tax cash flow: $2,133/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: Newtown School District
• NCES district ID: 0902910
• Math proficiency: 59% ▼ -9.00%
• Reading proficiency: 69% ▼ -7.00%
• Median HH income: $110,184
• Composite: 60.11/100
• National rank: #870
• State rank: #24 of 153 in CT

Livability — Newtown

• Score: 76/100
• State rank: #51
• US rank: #3286

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

• Population (ZIP): 15,576

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 12% Two or more races 12% Black 2% Asian 2%
• Hispanic origin (detail): Puerto Rican 5% Cuban 2% Salvadoran 1%
• Common ancestry: Romanian 7% Scotch-Irish 4% Lithuanian 3%
• Foreign-born: 9% · Canada, Dominican Republic, China
• Languages at home: 87% English-only · Spanish 8% Other Indo-European 3% Russian/Polish/Slavic 1%

Political lean MEDSL · Western Connecticut

• 2024 margin: D (+19.1) · D 58.8% · R 39.7% · Other 1.6%
• All cycles: 2024: D+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -164.23%
• Current HPI: 209.6686
• Rent YoY: —
• Metro: —
• 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

-9.1% since first listed

2 events — show timeline

• 2026-04-13 Price Changed $200,000 Smart MLS
• 2026-03-17 Listed $220,000 Smart MLS

Property tax history

+0.7%/yr

Latest (2023): $2,253 · +9.3% YoY. Source: county tax records.