62 Fort Hill Rd Lot 3 · Poquonock Bridge, CT 06340

$110,000

1 bd · 1.0 ba · 644 sqft · Manufactured public records · 42 Days on market

Built 2001 $171/sqft · 41% below area Est $186k · 41% under $595/mo HOA · 31% 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 +24.8/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +8.0/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Mobile Home Listing in Groton Gardens. It's time to own your own home and build equity rather than paying rent for an apartment. This 664 sq ft, one-bedroom, one full bathroom manufactured home is in some need of TLC so its new owner can make it their own. Eat-in Kitchen with breakfast bar. All appliances listed convey with sale. Note: electric recliner is not included and does not convey with sale. Exterior deck needs paint. This unit is being offered "AS IS". Any inspections are for the Buyer's information only. Outside Shed also conveys with the sale. Only minutes from shopping, dining, I-95, The Navy Sub Base, EB, Pfizer and all shoreline beaches & attractions. All Buyers are subject to mobile home park approval. (Application Fee - $50.00) At this price, make this your new home before it is GONE!

Key facts

• New water heater
• Large exterior deck
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• BREAKFAST BAR
• NEW WATER HEATER
• LARGE EXTERIOR DECK
• LARGE OUTSIDE SHED

Property features AI

Finance

• Financial info: Property managed professionally off-site
• HOA & community: Homeowners association with monthly fee; HOA fee includes grounds maintenance, trash pickup, snow removal, water, sewer, property management and road maintenance

Exterior

• Parking: Driveway parking (1 space)
• Utilities: Public water connected; Public sewer connected; Propane for heat and hot water
• Home design: Single-family home
• Construction: Prefab construction; Vinyl siding; Asphalt shingle roof; Slab foundation; Built with above-ground propane tank
• Exterior features: Level lot; Shed; Deck; Paved driveway

Interior

• Kitchen: Electric range; Microwave; Range hood; Refrigerator; Dishwasher
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot air heating (propane fuel)
• Interior features: Cable available; Ceiling fans
• Laundry & utility: Washer and gas dryer in main-level laundry room; 30-gallon propane hot water tank

🏷️ Possibly a rental listed for sale. The $110,000 price doesn't fit this home's estimated sale value (~$185,702) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $232 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#88 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: amenities F, commute F, employment 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 487 units permitted in Southeastern Connecticut Planning Region in 2024 (244 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 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 $31k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $61k; list at $110k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.

Recommended offer $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
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 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: 1.74% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.05%
• DSCR: 1.40
• GRM: 4.8

CMA / ARV

• ARV (median comp): $185,702
• List price: $110,000
• Delta: -40.77%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,240
• Equity at exit: $16,401

10-year hold

• IRR: 10.0%
• Equity multiple: 1.83×
• Total profit: $25,414
• Equity at exit: $9,511

Cash invested: $30,800 (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 06340

• Home prices YoY: -27.9%
• Rents YoY: 3.8%
• Active inventory: 92
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,909 high
• Mortgage (P&I): −$577
• Tax from tax record: −$58 /mo · $698/yr
• Insurance: −$46
• HOA: −$595
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $232

Break-even live

Break-even rent $1,615

Max offer price $110,000

Occupancy floor 83%

Sensitivity live

Price	-10% $294	-5% $263	+0% $232	+5% $201	+10% $170
Rent	-10% $81	-5% $157	+0% $232	+5% $308	+10% $383
Rate	-1.0pp $288	-0.5pp $260	base $232	+0.5pp $204	+1.0pp $175

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Midway Oval Groton, CT	2.0	1.0	625	$3,000	$4.80	45d	1	0.32mi
41 South Rd Groton, CT	1.0–2.0	1.0	818	$1,585	$1.94	13d	1	0.38mi
4 Central Ave Unit 2 Poquonock Bridge, CT	1.0	1.0	605	$1,600	$2.64	22d	1	0.43mi
2 Concord Ct Unit 4 Groton, CT	2.0	1.0	575	$1,575	$2.74	14d	1	0.53mi
300 Michelle Ln Groton, CT	1.0–2.0	1.0–2.0	890	$1,620	$1.82	13d	1	0.99mi

HOA detail

• Monthly dues: $595 · $7,140/yr
• Likely covers: electric

Listing history 23 events

1. 2026-06-19
   days on market $110,000 Active 42 DOM
2. 2026-06-18
   days on market $110,000 Active 41 DOM
3. 2026-06-17
   days on market $110,000 Active 40 DOM
4. 2026-06-16
   days on market $110,000 Active 39 DOM
5. 2026-06-15
   days on market $110,000 Active 38 DOM
6. 2026-06-14
   days on market $110,000 Active 36 DOM
7. 2026-06-13
   days on market $110,000 Active 35 DOM
8. 2026-06-10
   days on market $110,000 Active 33 DOM
9. 2026-06-09
   days on market $110,000 Active 32 DOM
10. 2026-06-08
    days on market $110,000 Active 31 DOM
11. 2026-06-07
    days on market $110,000 Active 30 DOM
12. 2026-06-05
    days on market $110,000 Active 27 DOM
13. 2026-06-03
    days on market $110,000 Active 26 DOM
14. 2026-06-02
    days on market $110,000 Active 25 DOM
15. 2026-06-01
    days on market $110,000 Active 24 DOM
16. 2026-05-31
    days on market $110,000 Active 23 DOM
17. 2026-05-30
    days on market $110,000 Active 22 DOM
18. 2026-05-15
    price $110,000 616-char remark
19. 2026-05-08
    listed $115,000 Active 616-char remark
20. 2024-07-25
    soldstatus $61,000 Closed 830-char remark

    Show marketing remark (830 chars)

    New Mobile Home Listing in Groton Gardens. It's time to own your own home and build equity rather than paying rent for an apartment. This 664 sq ft, one-bedroom, one full bathroom manufactured home is in some need of TLC so its new owner can make it their own. Eat-in Kitchen with breakfast bar. All appliances listed convey with sale. Note: electric recliner is not included and does not convey with sale. Exterior deck needs paint. This unit is being offered "AS IS". Any inspections are for the Buyer's information only. Outside Shed also conveys with the sale. Only minutes from shopping, dining, I-95, The Navy Sub Base, EB, Pfizer and all shoreline beaches & attractions. All Buyers are subject to mobile home park approval. (Application Fee - $50.00) At this price, make this your new home before it is GONE!

21. 2024-06-25
    status Under Contract 830-char remark

    Show marketing remark (830 chars)

    New Mobile Home Listing in Groton Gardens. It's time to own your own home and build equity rather than paying rent for an apartment. This 664 sq ft, one-bedroom, one full bathroom manufactured home is in some need of TLC so its new owner can make it their own. Eat-in Kitchen with breakfast bar. All appliances listed convey with sale. Note: electric recliner is not included and does not convey with sale. Exterior deck needs paint. This unit is being offered "AS IS". Any inspections are for the Buyer's information only. Outside Shed also conveys with the sale. Only minutes from shopping, dining, I-95, The Navy Sub Base, EB, Pfizer and all shoreline beaches & attractions. All Buyers are subject to mobile home park approval. (Application Fee - $50.00) At this price, make this your new home before it is GONE!

22. 2024-04-22
    listed $69,900 Active 830-char remark

    Show marketing remark (830 chars)

    New Mobile Home Listing in Groton Gardens. It's time to own your own home and build equity rather than paying rent for an apartment. This 664 sq ft, one-bedroom, one full bathroom manufactured home is in some need of TLC so its new owner can make it their own. Eat-in Kitchen with breakfast bar. All appliances listed convey with sale. Note: electric recliner is not included and does not convey with sale. Exterior deck needs paint. This unit is being offered "AS IS". Any inspections are for the Buyer's information only. Outside Shed also conveys with the sale. Only minutes from shopping, dining, I-95, The Navy Sub Base, EB, Pfizer and all shoreline beaches & attractions. All Buyers are subject to mobile home park approval. (Application Fee - $50.00) At this price, make this your new home before it is GONE!

23. 2024-04-18
    historical $69,900 830-char remark

    Show marketing remark (830 chars)

    New Mobile Home Listing in Groton Gardens. It's time to own your own home and build equity rather than paying rent for an apartment. This 664 sq ft, one-bedroom, one full bathroom manufactured home is in some need of TLC so its new owner can make it their own. Eat-in Kitchen with breakfast bar. All appliances listed convey with sale. Note: electric recliner is not included and does not convey with sale. Exterior deck needs paint. This unit is being offered "AS IS". Any inspections are for the Buyer's information only. Outside Shed also conveys with the sale. Only minutes from shopping, dining, I-95, The Navy Sub Base, EB, Pfizer and all shoreline beaches & attractions. All Buyers are subject to mobile home park approval. (Application Fee - $50.00) At this price, make this your new home before it is GONE!

ⓘ 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: $698 · $58/mo
• Projected year-2 tax: $1,526 · $127/mo
• Expected delta: +$828/yr (+$69/mo · 118.6%)

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

Taxation est. · year 1

• Rental income: $22,907
• − Mortgage interest: −$6,162
• − Property taxes: −$698
• − Insurance: −$550
• − Repairs & maintenance: −$1,833
• − Management: −$1,833
• − HOA: −$7,140
• − Depreciation: −$3,200
• Taxable income: $1,492
• Est. tax owed @ 24.0%: −$358
• After-tax cash flow: $2,428/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 — Poquonock Bridge

• Score: 71/100
• State rank: #88
• US rank: #6958

Category grades

Amenities F Commute F Cost of living A Crime A+ Employment F 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

+57.4% since first listed

6 events — show timeline

• 2026-05-15 Price Changed $110,000 Smart MLS
• 2026-05-08 Listed $115,000 Smart MLS
• 2024-07-25 Sold (MLS) $61,000 Smart MLS
• 2024-06-25 Pending — Smart MLS
• 2024-04-22 Listed $69,900 Smart MLS
• 2024-04-18 Coming Soon $69,900 Smart MLS

Property tax history

+1.5%/yr

Latest (2022): $698 · -25.1% YoY. Source: county tax records.