8 South Rd Unit WW108 · Stafford, CT 06076

$65,000

1 bd · 1.0 ba · 792 sqft · Condo · 45 Days on market

Built 2007 Good condition $82/sqft · at area comps Est $63k · at est. $238/mo HOA · 17% of rent ↓ 7% since listing

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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 +6.0/15.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Get Ready for your Summer Escape and new adventures @ Roaring Brook Campground! Enjoy your approx. 800 sq ft (Incl'd 348 sq ft Durabuilt Sunroom) Mobile Home, Inside boasts a comfortable cozy area with open concept kitchen/Dining/Living room area with Cathedral ceiling and electric fireplace, good size main level bedroom as well as another sleeping area in the upper loft. Roll on out to the enclosed sunroom for more entertainment space which leads out to a large 37"X22" deck for grilling burgers & dogs overlooking the park to enjoy those warm summer nights. Plenty of activities and things to do within the Roaring Brook grounds to include a public pool, multiple playground ar

Key facts

• Large deck
• Fishing in ponds
• Durabuilt sunroom

Tags

• DURABUILT SUNROOM
• LARGE DECK
• PUBLIC POOL
• MULTIPLE PLAYGROUND AREAS
• FISHING IN PONDS
• ON-SITE PROPANE FILL STATION

Property features AI

Finance

• Other: Pets allowed (must be leashed)
• HOA & community: Homeowners association with annual fee; Annual HOA fee ($2,850); Association amenities include clubhouse, front desk receptionist, grounds maintenance, trash pickup, hot water, water, pool service, and road maintenance; Community features: basketball court, bocci court, clubhouse, playground/tot lot, private recreation facilities, pool, putting green

Exterior

• Parking: Other garage/parking; 3 total parking spaces
• Utilities: Public water connected and private well; Public sewer connected and shared septic; Above-ground fuel tank
• Home design: Condo/Co-op (Co-Op); Seasonal property on leased land
• Construction: Beige exterior color; Other construction
• Exterior features: Vinyl siding; Deck; Treed, level to rolling lot; In-ground swimming pool (association); Association-provided waterfront access

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: 1 bedroom (2 levels in unit)
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump; Electric and propane fuel options; Split system cooling; Window unit cooling; Electric hot water
• Interior features: Cable available; Open floor plan; One fireplace; No basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% 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.
• Stafford School District (town): math 33% / reading 48% proficiency, ranked #99 of 153 in CT (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 72 active listings in the ZIP; 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 $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% 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. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.19% ✓
• Cap rate: 14.37%
• Cash-on-cash: 28.86%
• DSCR: 2.28
• GRM: 3.8

CMA / ARV

• ARV (median comp): $62,838
• List price: $65,000
• Delta: 3.44%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 23.4%
• Equity multiple: 1.96×
• Total profit: $17,513
• Equity at exit: $9,692

10-year hold

• IRR: 31.4%
• Equity multiple: 3.85×
• Total profit: $51,829
• Equity at exit: $5,620

Cash invested: $18,200 (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 06076

• Home prices YoY: -11.7%
• Active inventory: 72
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,424 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$238
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $438

Break-even live

Break-even rent $870

Max offer price $65,000

Occupancy floor 64%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $238 · $2,856/yr
• Likely covers: electriclandscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $65,000 Active 45 DOM
2. 2026-06-17
   days on market $65,000 Active 44 DOM
3. 2026-06-16
   days on market $65,000 Active 43 DOM
4. 2026-06-15
   days on market $65,000 Active 42 DOM
5. 2026-06-13
   days on market $65,000 Active 40 DOM
6. 2026-06-13
   pricedays on market $65,000 Active 39 DOM
7. 2026-06-10
   days on market $70,000 Active 37 DOM
8. 2026-06-09
   days on market $70,000 Active 36 DOM
9. 2026-06-08
   days on market $70,000 Active 35 DOM
10. 2026-06-07
    days on market $70,000 Active 34 DOM
11. 2026-06-03
    days on market $70,000 Active 30 DOM
12. 2026-06-02
    days on market $70,000 Active 29 DOM
13. 2026-06-01
    days on market $70,000 Active 28 DOM
14. 2026-05-31
    days on market $70,000 Active 27 DOM
15. 2026-05-04
    listed $70,000 Active 918-char remark

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 16 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: $17,087
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,367
• − Management: −$1,367
• − HOA: −$2,856
• − Depreciation: −$1,891
• Taxable income: $4,665
• Est. tax owed @ 24.0%: −$1,120
• After-tax cash flow: $4,133/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.

Condition & rehab AI · 14 photos

Good 80/100 Cosmetic rehab

The home is in good condition with no major repairs needed. It has a good condition score of 80 and is ready for a cosmetic rehab to increase its resale and rental value.

Value-add opportunities

• Resale Paint the exterior siding — Painting the exterior siding can improve the curb appeal and increase the home's resale value.
• Both Replace the carpet with hardwood flooring — Replacing the carpet with hardwood flooring can improve the home's resale value and rental value.
• Resale Upgrade the kitchen appliances — Upgrading the kitchen appliances can improve the home's resale value.
• Resale Install a new HVAC system — Installing a new HVAC system can improve the home's resale value.

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior siding — Painting the exterior siding can improve the curb appeal and increase the home's resale value. ↑
• Both Replace the carpet with hardwood flooring — Replacing the carpet with hardwood flooring can improve the home's resale value and rental value. ↑
• Resale Upgrade the kitchen appliances — Upgrading the kitchen appliances can improve the home's resale value. ↑
• Resale Install a new HVAC system — Installing a new HVAC system can improve the home's resale value. ↑

ⓘ 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)

• District: Stafford School District
• NCES district ID: 0904290
• Math proficiency: 33% ▼ -13.00%
• Reading proficiency: 48% ▼ -9.00%
• Median HH income: $63,653
• Composite: 36.16/100
• National rank: #4735
• State rank: #99 of 153 in CT

Livability — Stafford

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

Census & demographics

• Population (ZIP): 11,989

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 3% Dominican 1%
• Common ancestry: Lithuanian 13% Romanian 12% Slovak 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1%

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: ▼ -33.19%
• Current HPI: 251.5895
• 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

-7.1% since first listed

2 events — show timeline

• 2026-06-10 Price Changed $65,000 Smart MLS
• 2026-05-04 Listed $70,000 Smart MLS