113 Union St Apt Z · Deep River Center, CT 06417

$200,000

2 bd · 1.0 ba · 884 sqft · Condo public records · 90 Days on market

Built 1970 $314/mo HOA · 16% of rent ↓ 25% since listing

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Why this score? — see what drove the D 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 +11.9/30.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• Schools +4.5/10.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

You can walk to Main St from this 2 bedroom condo. Kitchen open to living room and dining area, one nice size bath and lots of storage space. Large yard and nicely landscaped areas. Complex is very well maintained. Parking for 2 cars and guest parking. Laundry available in complex. Nice deck overlooking woods and yard to have your morning coffee or evening drink. Close to restaurants, shopping and major highways. Only 2 hours from Boston or NY.

Key facts

• Move-in ready
• Shared laundry
• Well maintained

Tags

• REMODELED FIRST-FLOOR CONDO
• PRIVATE COVERED DECK
• UPDATED GALLEY KITCHEN
• SHARED LAUNDRY
• WELL MAINTAINED
• MOVE-IN READY

Property features AI

Finance

• HOA & community: Monthly HOA fee of $314; HOA covers grounds maintenance, trash pickup, snow removal, water and sewer; Has homeowners association; Pets allowed (one dog up to 20 inches at the shoulder)

Exterior

• Utilities: Public water connected; Septic sewer; Electric hot water
• Home design: Condominium in the Village Knoll complex; End unit; Unit located on the first floor
• Construction: Frame construction
• Exterior features: Deck; Vinyl siding

Interior

• Kitchen: Oven/Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heat (electric); Window AC unit
• Interior features: Total of 4 rooms; One-level unit; No basement
• Laundry & utility: Common laundry area located in another building

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $-52 ($-622/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (1.7% below list).
• Recommended offer: $188k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.0% vs local median 3.6% in Deep River Center — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#91 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A; Watch: amenities F, commute F, health & safety F.
• Regional School District 04 (rural): math 37% / reading 63% proficiency, ranked #80 of 153 in CT (top 52%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Deep River Elementary School (math 57% / reading 77%, grade B+, #99 of 553 statewide, top 19%, 192 students, 35% FRL); John Winthrop Middle School (math 35% / reading 56%, grade D+, #90 of 175 statewide, top 52%, 238 students, 27% FRL); Valley Regional High School (math 37% / reading 72%, grade C-, #63 of 194 statewide, top 39%, 489 students, 26% FRL) — zoned schools average 30% FRL vs 8% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 31 active listings in the ZIP; 278 units permitted in Lower Connecticut River Valley Planning Region in 2024 (89 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 4y ago; this cycle's ask has dropped $40k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $166k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 77% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $188,000 (6.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
10. 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.
11. 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.
12. 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: 0.98% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.11%
• DSCR: 0.95
• GRM: 8.5

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: -18.0%
• Equity multiple: 0.37×
• Total profit: $-35,546
• Equity at exit: $29,821

10-year hold

• IRR: -10.1%
• Equity multiple: 0.38×
• Total profit: $-34,531
• Equity at exit: $17,292

Cash invested: $56,000 (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 06417

• Home prices YoY: -12.3%
• Active inventory: 31
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,966 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$159 /mo · $1,903/yr
• Insurance: −$83
• HOA: −$314
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $-52

Break-even live

Break-even rent $2,031

Max offer price $190,836

Occupancy floor 98%

Sensitivity live

Price	-10% $61	-5% $5	+0% $-52	+5% $-108	+10% $-165
Rent	-10% $-207	-5% $-130	+0% $-52	+5% $26	+10% $103
Rate	-1.0pp $49	-0.5pp $-1	base $-52	+0.5pp $-104	+1.0pp $-156

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $314 · $3,768/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-15
   days on market $200,000 Active 90 DOM
2. 2026-06-13
   days on market $200,000 Active 88 DOM
3. 2026-06-12
   remarks 699-char remark
4. 2026-06-12
   days on market $200,000 Active 87 DOM
5. 2026-06-10
   days on market $200,000 Active 85 DOM
6. 2026-06-09
   days on market $200,000 Active 84 DOM
7. 2026-06-08
   days on market $200,000 Active 83 DOM
8. 2026-06-07
   pricedays on market $200,000 Active 82 DOM
9. 2026-06-05
   days on market $210,000 Active 79 DOM
10. 2026-06-03
    days on market $210,000 Active 78 DOM
11. 2026-06-02
    days on market $210,000 Active 77 DOM
12. 2026-06-01
    days on market $210,000 Active 76 DOM
13. 2026-05-31
    days on market $210,000 Active 75 DOM
14. 2026-05-21
    status Active
15. 2026-05-21
    historical
16. 2026-04-04
    price $220,000
17. 2026-03-16
    historical $1,875
18. 2026-03-16
    listed $240,000 Active
19. 2026-03-08
    price $1,875
20. 2026-02-15
    listed $1,950
21. 2025-10-26
    historical $1,950
22. 2025-10-14
    price $1,950
23. 2025-10-08
    price $2,100
24. 2025-10-01
    listed $2,200
25. 2022-05-20
    soldstatus $166,000 Closed 448-char remark

    Show marketing remark (448 chars)

    You can walk to Main St from this 2 bedroom condo. Kitchen open to living room and dining area, one nice size bath and lots of storage space. Large yard and nicely landscaped areas. Complex is very well maintained. Parking for 2 cars and guest parking. Laundry available in complex. Nice deck overlooking woods and yard to have your morning coffee or evening drink. Close to restaurants, shopping and major highways. Only 2 hours from Boston or NY.

26. 2022-04-12
    historical Under Contract - Continue to Show 448-char remark

    Show marketing remark (448 chars)

    You can walk to Main St from this 2 bedroom condo. Kitchen open to living room and dining area, one nice size bath and lots of storage space. Large yard and nicely landscaped areas. Complex is very well maintained. Parking for 2 cars and guest parking. Laundry available in complex. Nice deck overlooking woods and yard to have your morning coffee or evening drink. Close to restaurants, shopping and major highways. Only 2 hours from Boston or NY.

27. 2022-03-18
    listed $159,900 Active 448-char remark

    Show marketing remark (448 chars)

    You can walk to Main St from this 2 bedroom condo. Kitchen open to living room and dining area, one nice size bath and lots of storage space. Large yard and nicely landscaped areas. Complex is very well maintained. Parking for 2 cars and guest parking. Laundry available in complex. Nice deck overlooking woods and yard to have your morning coffee or evening drink. Close to restaurants, shopping and major highways. Only 2 hours from Boston or NY.

28. 1995-06-29
    soldstatus $295,000

ⓘ 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: $1,903 · $159/mo
• Projected year-2 tax: $3,092 · $258/mo
• Expected delta: +$1,188/yr (+$99/mo · 62.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $23,588
• − Mortgage interest: −$11,203
• − Property taxes: −$1,903
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,887
• − Management: −$1,887
• − HOA: −$3,768
• − Depreciation: −$5,818
• Taxable loss: −$3,879
• Est. tax savings @ 24.0%: +$931
• After-tax cash flow: $308/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: Regional School District 04
• NCES district ID: 0903630
• Math proficiency: 37% ▼ -18.00%
• Reading proficiency: 63% ▼ -8.00%
• Median HH income: $69,421
• Composite: 44.54/100
• National rank: #2789
• State rank: #80 of 153 in CT

Livability — Deep River Center

• Score: 71/100
• State rank: #91
• US rank: #7098

Category grades

Amenities F Commute F Cost of living C Crime A+ Employment A Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Deep River Center, CT
• Population (ZIP): 4,432

Population outlook (Lower Connecticut River Valley County) Hauer SSP2

• By 2040: 188,651

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 5% Hispanic / Latino 4% Black 3%
• Common ancestry: Romanian 7% Slovak 6% Lithuanian 2%
• Foreign-born: 9% · Canada
• Languages at home: 90% English-only · Spanish 4% French/Haitian/Cajun 3% Other Indo-European 2%

Political lean MEDSL · Lower Connecticut River Valley

• 2024 margin: D (+13.4) · D 55.9% · R 42.4% · Other 1.7%
• All cycles: 2024: D+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -26.17%
• Current HPI: 186.0672
• 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

-25.4% since first listed

15 events — show timeline

• 2026-05-21 Relisted — Smart MLS
• 2026-05-21 Listing Removed — Smart MLS
• 2026-04-04 Price Changed $220,000 Smart MLS
• 2026-03-16 Rental Removed $1,875 SMARTMLS
• 2026-03-16 Listed $240,000 Smart MLS
• 2026-03-08 Price Changed $1,875 SMARTMLS
• 2026-02-15 Listed for Rent $1,950 SMARTMLS
• 2025-10-26 Rental Removed $1,950 SMARTMLS
• 2025-10-14 Price Changed $1,950 SMARTMLS
• 2025-10-08 Price Changed $2,100 SMARTMLS
• 2025-10-01 Listed for Rent $2,200 SMARTMLS
• 2022-05-20 Sold (MLS) $166,000 Smart MLS
• 2022-04-12 Contingent — Smart MLS
• 2022-03-18 Listed $159,900 Smart MLS
• 1995-06-29 Sold (Public Records) $295,000 Public Records