5 Cedar Grove Rd · Southington, CT 06489

$94,900

2 bd · 1.0 ba · 756 sqft · Manufactured public records · 2 Days on market

Built 1968 $647/mo HOA · 34% 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 +26.2/30.0
• 1% rule +10.0/10.0
• DSCR +8.9/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Many updates in this double-wide. Nice enclosed porch-newer central air unit-allnewer appliances land fee 320per month must be 55 or over

Key facts

• Natural gas heating
• Clubhouse
• Swimming pool

Tags

• NATURAL GAS HEATING
• CENTRAL AIR CONDITIONING
• STORAGE SHED
• NICELY MAINTAINED YARD
• CLUBHOUSE
• SWIMMING POOL

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee of $647; Association amenities include clubhouse and pool; fee includes clubhouse, water, and pool service

Exterior

• Utilities: Public water connected; Public sewer connected; Natural gas hot water; Ridge vents; Storm doors
• Home design: Single-family home in a 55+ community
• Construction: Frame construction; Asphalt shingle roof; No basement
• Exterior features: Lightly wooded lot; Vinyl siding; Porch (including enclosed porch); Gutters; Exterior lighting; In-ground vinyl swimming pool

Interior

• Kitchen: Oven/Range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Hot air heating (natural gas)
• Interior features: Cable available and pre-wired; Enclosed porch; Porch; Gutters; Exterior lighting
• Laundry & utility: Washer and dryer on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Southington School District (suburban): math 52% / reading 64% proficiency, ranked #51 of 153 in CT (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Zoned schools: Southington High School (math 48% / reading 68%, grade C, #50 of 194 statewide, top 25%, 1,945 students, 22% FRL).
• Market conditions: 105 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $656 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 $27k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $35k; list at $95k implies a 171% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.
• Climate carrying-cost: major flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $94,900

Questions for the listing agent

1. Built in 1968 — 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: 2.00% ✓
• Cap rate: 9.37%
• Cash-on-cash: 10.99%
• DSCR: 1.49
• GRM: 4.2

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $519
• Equity at exit: $14,150

10-year hold

• IRR: 10.5%
• Equity multiple: 1.83×
• Total profit: $22,023
• Equity at exit: $8,205

Cash invested: $26,572 (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 06489

• Active inventory: 105
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,897 high
• Mortgage (P&I): −$498
• Tax from tax record: −$71 /mo · $853/yr
• Insurance: −$40
• HOA: −$647
• Vacancy / Maint / Mgmt: −$398
• Net cashflow: $243

Break-even live

Break-even rent $1,589

Max offer price $94,900

Occupancy floor 82%

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Stoughton Rd Southington, CT	2.0	1.0	720	$1,850	$2.57	43d	1	0.89mi
295 Redstone Hill Rd #24 Bristol, CT	1.0	1.0	819	$1,695	$2.07	43d	1	1.33mi
279 Redstone Hill Rd #44 Bristol, CT	1.0	1.0	799	$1,440	$1.80	43d	1	1.35mi
270 East St Unit R Plainville, CT	2.0	1.0	792	$2,200	$2.78	19d	1	1.36mi
513 Emmett St Unit B11 Bristol, CT	3.0	1.0	936	$2,000	$2.14	19d	1	1.50mi
513 Emmett St Bristol, CT	3.0	1.0	936	$2,000	$2.14	1d	1	1.50mi

HOA detail

• Monthly dues: $647 · $7,764/yr

Listing history 5 events

1. 2026-06-18
   days on market $94,900 Active 2 DOM
2. 2026-06-17
   statusdays on market $94,900 Active 1 DOM
3. 2026-06-16
   days on market $94,900 Coming Soon 2 DOM
4. 2026-06-15
   remarks 652-char remark
5. 2026-06-15
   listed $94,900 Coming Soon 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: $853 · $71/mo
• Projected year-2 tax: $1,442 · $120/mo
• Expected delta: +$589/yr (+$49/mo · 69.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,764
• − Mortgage interest: −$5,316
• − Property taxes: −$853
• − Insurance: −$474
• − Repairs & maintenance: −$1,821
• − Management: −$1,821
• − HOA: −$7,764
• − Depreciation: −$2,761
• Taxable income: $1,954
• Est. tax owed @ 24.0%: −$469
• After-tax cash flow: $2,451/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: Southington School District
• NCES district ID: 0904230
• Math proficiency: 52% ▼ -9.00%
• Reading proficiency: 64% ▼ -5.00%
• Median HH income: $81,467
• Composite: 52.38/100
• National rank: #1581
• State rank: #51 of 153 in CT

Livability — Southington

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

Census & demographics

• County: Hartford County · 754,208 people
• City population: 32,706
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 32,706
• Household income: $126,465
• Rent vs Own: 18.0% rent · 82.0% own
• Severe rent burden: 513.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Asian 2% Black 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 13% Lithuanian 7% Russian 2%
• Foreign-born: 9% · Canada, China, Jamaica
• Languages at home: 88% English-only · Other Indo-European 4% Spanish 3% Russian/Polish/Slavic 2%

Political lean MEDSL · Capitol

• 2024 margin: Strong D (+21.9) · D 60.1% · R 38.2% · Other 1.7%
• All cycles: 2024: D+21.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -161.57%
• Current HPI: 179.8884
• Rent YoY: —
• Metro: Hartford-East Hartford-Middletown, 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

+146.5% since first listed

3 events — show timeline

• 2026-06-14 Coming Soon $94,900 Smart MLS
• 2001-09-06 Sold (MLS) $35,000 Smart MLS
• 2001-01-09 Listed $38,500 Smart MLS

Property tax history

+5.9%/yr

Latest (2025): $853 · +5.7% YoY. Source: county tax records.