217 Dunham St Lot 22 · Southington, CT 06489

$109,900

2 bd · 1.0 ba · 728 sqft · Manufactured public records · 16 Days on market

Built 1994 $663/mo HOA · 35% of rent

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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 +17.5/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.5/10.0
• 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

Nice starter or retirement home. private location located in a tree lined area with covered porch. Located on the Plainville side of Southington, close to Shopping and easy access to the Highway.

Key facts

• Covered porch
• Tree lined area
• Private location

Tags

• PRIVATE LOCATION
• TREE LINED AREA
• COVERED PORCH
• CLOSE TO SHOPPING
• EASY ACCESS TO HIGHWAY

Property features AI

Finance

• HOA & community: Homeowner's association with monthly fee; HOA covers trash pickup, snow removal, and property management

Exterior

• Parking: 2 parking spaces; Driveway parking
• Utilities: Public water connected; Septic required; Electric hot water; Oil fuel with above-ground tank
• Home design: Single-family home on leased land; Prefab construction; Tan exterior siding
• Construction: Metal roof; Vinyl siding; Prefab construction; No foundation listed
• Exterior features: Covered deck; Level lot; Paved driveway; Off-street parking

Interior

• Kitchen: Oven/Range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot air heating (oil-fired); Electric hot water
• Interior features: Central air conditioning; No basement
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/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: $108k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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.
• Market conditions: 105 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• This rent is only 18% of the median local income ($126k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.
• Climate carrying-cost: 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 $108,251 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.71% ✓
• Cap rate: 7.22%
• Cash-on-cash: 3.30%
• DSCR: 1.15
• GRM: 4.9

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: -10.7%
• Equity multiple: 0.61×
• Total profit: $-12,001
• Equity at exit: $16,386

10-year hold

• IRR: -0.8%
• Equity multiple: 0.94×
• Total profit: $-1,797
• Equity at exit: $9,502

Cash invested: $30,772 (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: 4.9×

Monthly cashflow live

• Estimated rent: $1,882 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$117 /mo · $1,405/yr
• Insurance: −$46
• HOA: −$663
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $85

Break-even live

Break-even rent $1,775

Max offer price $109,900

Occupancy floor 91%

Sensitivity live

Price	-10% $147	-5% $116	+0% $85	+5% $53	+10% $22
Rent	-10% $-64	-5% $10	+0% $85	+5% $159	+10% $233
Rate	-1.0pp $140	-0.5pp $112	base $85	+0.5pp $56	+1.0pp $27

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Stoughton Rd Southington, CT	2.0	1.0	720	$1,850	$2.57	44d	1	0.62mi

HOA detail

• Monthly dues: $663 · $7,956/yr

Listing history 13 events

1. 2026-06-18
   days on market $109,900 Active 16 DOM
2. 2026-06-17
   price $109,900 Active 15 DOM
3. 2026-06-17
   days on market $119,900 Active 15 DOM
4. 2026-06-16
   days on market $119,900 Active 14 DOM
5. 2026-06-15
   days on market $119,900 Active 13 DOM
6. 2026-06-13
   days on market $119,900 Active 11 DOM
7. 2026-06-10
   days on market $119,900 Active 8 DOM
8. 2026-06-09
   days on market $119,900 Active 7 DOM
9. 2026-06-08
   pricedays on market $119,900 Active 6 DOM
10. 2026-06-07
    days on market $219,900 Active 5 DOM
11. 2026-06-05
    days on market $219,900 Active 2 DOM
12. 2026-06-02
    remarks 195-char remark
13. 2026-06-02
    listed $219,900 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: $1,405 · $117/mo
• Projected year-2 tax: $1,878 · $157/mo
• Expected delta: +$473/yr (+$39/mo · 33.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% 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: $22,583
• − Mortgage interest: −$6,156
• − Property taxes: −$1,405
• − Insurance: −$550
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − HOA: −$7,956
• − Depreciation: −$3,197
• Taxable loss: −$294
• Est. tax savings @ 24.0%: +$70
• After-tax cash flow: $1,085/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

1 event — show timeline

• 2026-06-02 Listed $219,900 Smart MLS

Property tax history

+3.7%/yr

Latest (2025): $1,405 · +5.6% YoY. Source: county tax records.