17 Wayne Dr · Windham, CT 06256

$60,000

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 2 Days on market

Built 1972

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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
• Appreciation +4.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks

This is a well maintained, 1972, 2 Bedroom Bath and a half unit that has numerous updates that include updated kitchen and full bath, and replacement windows. There is enclosed porch, central air and large storage shed. There are some furnishings that can be included. Close to shopping, medical facilities and outdoor attractions. Park residence approval is required. the lot is $835 a month. This is a "1971 Lamplighter mobile/manufactured home. Bearing ID # 4-1080 being 12 feet by 60 feet. This unit is on leased land located at 17 Wayne Drive in North. Windham CT. For information on park rules, regulations and residency application inquire at Stonegate park.

Key facts

• Full bath
• Updated kitchen
• Enclosed porch

Tags

• UPDATED KITCHEN
• FULL BATH
• ENCLOSED PORCH
• CENTRAL AIR
• LARGE STORAGE SHED

Property features AI

Exterior

• Parking: Driveway parking; 2 total parking spaces
• Utilities: Public water connected; Septic sewer; Above-ground oil tank
• Home design: Single-family home; Prefab construction; Green exterior color; Private driveway
• Construction: Prefab construction; No listed foundation
• Exterior features: Enclosed porch; Open porch; Detached shed; Vinyl siding; Open lot

Interior

• Kitchen: Refrigerator; Gas range; Microwave
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Hot air heating (oil-fired); Electric hot water
• Interior features: Central air conditioning; No basement
• 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 $60k.

Deal economics

• At list price, monthly cash flow is $984 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Windham School District (town): math 15% / reading 25% proficiency, ranked #143 of 153 in CT (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 18 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 487 units permitted in Southeastern Connecticut Planning Region in 2024 (244 in 5+ unit buildings).

Forward outlook

• In year one you build about $328 of equity ($415 loan paydown + $-87 appreciation (-0.1% local appreciation)).
• At projected returns (-0.1% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $60,000

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.83% ✓
• Cap rate: 25.97%
• Cash-on-cash: 70.27%
• DSCR: 4.13
• GRM: 2.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 72.2%
• Equity multiple: 4.60×
• Total profit: $60,487
• Equity at exit: $16,988

10-year hold

• IRR: 74.1%
• Equity multiple: 9.38×
• Total profit: $140,733
• Equity at exit: $20,078

Cash invested: $16,800 (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 06256

• Home prices YoY: -0.1%
• Active inventory: 18
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $1,699 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$19 /mo · $228/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $984

Break-even live

Break-even rent $454

Max offer price $60,000

Occupancy floor 37%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
82 Boston Post Rd Unit A1 North Windham, CT	1.0	1.0	700	$1,600	$2.29	14d	1	0.93mi
145 Foster Dr Willimantic, CT	2.0	1.0–1.5	687	$1,830	$2.66	1d	1	1.24mi

Listing history 3 events

1. 2026-06-18
   days on market $60,000 Active 2 DOM
2. 2026-06-16
   remarks 665-char remark
3. 2026-06-16
   listed $60,000 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: $228 · $19/mo
• Projected year-2 tax: $756 · $63/mo
• Expected delta: +$528/yr (+$44/mo · 231.6%)

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

Taxation est. · year 1

• Rental income: $20,392
• − Mortgage interest: −$3,361
• − Property taxes: −$228
• − Insurance: −$300
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − Depreciation: −$1,745
• Taxable income: $11,495
• Est. tax owed @ 24.0%: −$2,759
• After-tax cash flow: $9,047/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: Windham School District
• NCES district ID: 0905190
• Math proficiency: 15% ▼ -16.00%
• Reading proficiency: 25% ▼ -12.00%
• Median HH income: $40,956
• Composite: 17.01/100
• National rank: #9128
• State rank: #143 of 153 in CT

Livability — Windham

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

Census & demographics

• Population (ZIP): 1,796

Population outlook (Southeastern Connecticut County) Hauer SSP2

• By 2040: 293,442

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 15% Two or more races 4% Black 1%
• Hispanic origin (detail): Mexican 9% Puerto Rican 5%
• Common ancestry: Romanian 18% Lithuanian 11% Russian 2%
• Foreign-born: 4% · Canada
• Languages at home: 87% English-only · Spanish 10% German/W. Germanic 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: ▼ -0.14%
• Current HPI: 269.7593
• 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

1 event — show timeline

• 2026-06-16 Listed $60,000 Smart MLS

Property tax history

-0.1%/yr

Latest (2023): $228 · +2.7% YoY. Source: county tax records.