43 Evergreen Park · Clinton, CT 06413

$189,900

2 bd · 2.0 ba · 1,368 sqft · Manufactured public records · 166 Days on market

Built 2001 $139/sqft · 44% below area Est $342k · 44% under $939/mo HOA · 44% of rent

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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).

• ARV discount +15.0/15.0
• 1% rule +6.3/10.0
• Cash flow +4.7/30.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Seller incentive at closing...call for details. This 1,368 sq. ft. Double Wide manufactured home with two bedrooms and two full baths has open floor plan, a Spacious Kitchen that has abundant cabinetry, plus a walkin pantry, and separate breakfast nook. Cathedral ceilings in LR, and DR with newer skylights adds to the light and airy feelling of this home. The Primary bedroom is complete with a private bath, deep soaker tub, separate shower, and walk in closet. Enjoy the front 28 foot covered Porch or the side yard deck for barbecues, and partially fenced in yard. The home has major updates to mechanicals including the Central Air, new Furnace and Newer Roof ane skylights and Generator stays. This community is open to all ages and close to Clinton Town beach and State park Beaches, and Clinton Crossing Outlets. Best GPS address is 229 Killingworth turnpike #43, Clinton.

Key facts

• Built 2001
• Listed 166 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $190k.

Deal economics

• At list price, monthly cash flow is $-470 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $107k (43.7% below list).
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $107k (43.7% below list) — sets the bar for cash-flow.
• Cap rate 3.3% vs local median 2.5% in Clinton — 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 78/100 on livability (#34 in CT, #2,393 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime A-, employment B+; Watch: amenities C-, cost of living C-, commute D+.
• Clinton School District (suburban): math 47% / reading 56% proficiency, ranked #76 of 153 in CT (top 50%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Lewin G. Joel Jr. School (math 52% / reading 52%, grade C-, #213 of 553 statewide, top 41%, 549 students, 40% FRL); Jared Eliot School (math 44% / reading 54%, grade C-, #81 of 175 statewide, top 47%, 418 students, 37% FRL); The Morgan School (math 47% / reading 67%, grade C, #52 of 194 statewide, top 31%, 524 students, 30% FRL) — zoned schools average 36% FRL vs 16% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 84 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 166 days — a 12% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y ago; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $132k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 44% of rent.
• Climate carrying-cost: severe wind risk, 80% 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 $106,893 (43.7% 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 166 days. Have you received any prior offers? Is the seller open to a 44% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.13% ✓
• Cap rate: 3.32%
• Cash-on-cash: -10.60%
• DSCR: 0.53
• GRM: 7.4

CMA / ARV

• ARV (median comp): $341,542
• List price: $189,900
• Delta: -44.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -34.9%
• Equity multiple: -0.13×
• Total profit: $-60,141
• Equity at exit: $28,315

10-year hold

• IRR: -42.8%
• Equity multiple: -0.67×
• Total profit: $-88,640
• Equity at exit: $16,419

Cash invested: $53,172 (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 06413

• Active inventory: 84
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,149 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$153 /mo · $1,841/yr
• Insurance: −$79
• HOA: −$939
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-470

Break-even live

Break-even rent $2,744

Max offer price $106,893

Occupancy floor —

Sensitivity live

Price	-10% $-362	-5% $-416	+0% $-470	+5% $-524	+10% $-577
Rent	-10% $-640	-5% $-555	+0% $-470	+5% $-385	+10% $-300
Rate	-1.0pp $-374	-0.5pp $-422	base $-470	+0.5pp $-519	+1.0pp $-569

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $939 · $11,268/yr

Listing history 18 events

1. 2026-04-06
   price $189,900 885-char remark

   Show marketing remark (885 chars)

   New Seller incentive at closing...call for details. This 1,368 sq. ft. Double Wide manufactured home with two bedrooms and two full baths has open floor plan, a Spacious Kitchen that has abundant cabinetry, plus a walkin pantry, and separate breakfast nook. Cathedral ceilings in LR, and DR with newer skylights adds to the light and airy feelling of this home. The Primary bedroom is complete with a private bath, deep soaker tub, separate shower, and walk in closet. Enjoy the front 28 foot covered Porch or the side yard deck for barbecues, and partially fenced in yard. The home has major updates to mechanicals including the Central Air, new Furnace and Newer Roof ane skylights and Generator stays. This community is open to all ages and close to Clinton Town beach and State park Beaches, and Clinton Crossing Outlets. Best GPS address is 229 Killingworth turnpike #43, Clinton.

2. 2026-01-09
   price $199,995 885-char remark

   Show marketing remark (885 chars)

   New Seller incentive at closing...call for details. This 1,368 sq. ft. Double Wide manufactured home with two bedrooms and two full baths has open floor plan, a Spacious Kitchen that has abundant cabinetry, plus a walkin pantry, and separate breakfast nook. Cathedral ceilings in LR, and DR with newer skylights adds to the light and airy feelling of this home. The Primary bedroom is complete with a private bath, deep soaker tub, separate shower, and walk in closet. Enjoy the front 28 foot covered Porch or the side yard deck for barbecues, and partially fenced in yard. The home has major updates to mechanicals including the Central Air, new Furnace and Newer Roof ane skylights and Generator stays. This community is open to all ages and close to Clinton Town beach and State park Beaches, and Clinton Crossing Outlets. Best GPS address is 229 Killingworth turnpike #43, Clinton.

3. 2025-12-14
   listed $215,000 Active 885-char remark

   Show marketing remark (885 chars)

   New Seller incentive at closing...call for details. This 1,368 sq. ft. Double Wide manufactured home with two bedrooms and two full baths has open floor plan, a Spacious Kitchen that has abundant cabinetry, plus a walkin pantry, and separate breakfast nook. Cathedral ceilings in LR, and DR with newer skylights adds to the light and airy feelling of this home. The Primary bedroom is complete with a private bath, deep soaker tub, separate shower, and walk in closet. Enjoy the front 28 foot covered Porch or the side yard deck for barbecues, and partially fenced in yard. The home has major updates to mechanicals including the Central Air, new Furnace and Newer Roof ane skylights and Generator stays. This community is open to all ages and close to Clinton Town beach and State park Beaches, and Clinton Crossing Outlets. Best GPS address is 229 Killingworth turnpike #43, Clinton.

4. 2025-12-10
   historical $215,000 885-char remark

   Show marketing remark (885 chars)

   New Seller incentive at closing...call for details. This 1,368 sq. ft. Double Wide manufactured home with two bedrooms and two full baths has open floor plan, a Spacious Kitchen that has abundant cabinetry, plus a walkin pantry, and separate breakfast nook. Cathedral ceilings in LR, and DR with newer skylights adds to the light and airy feelling of this home. The Primary bedroom is complete with a private bath, deep soaker tub, separate shower, and walk in closet. Enjoy the front 28 foot covered Porch or the side yard deck for barbecues, and partially fenced in yard. The home has major updates to mechanicals including the Central Air, new Furnace and Newer Roof ane skylights and Generator stays. This community is open to all ages and close to Clinton Town beach and State park Beaches, and Clinton Crossing Outlets. Best GPS address is 229 Killingworth turnpike #43, Clinton.

5. 2022-07-22
   historical 827-char remark

   Show marketing remark (827 chars)

   This is your opportunity to own a home in a wonderful community of Manufactured homes that welcomes owners of All Ages! This well maintained 1428 Sf spacious Ranch Home has 2 large bedrooms and the Primary Bedroom has a walk-in closet and full Bath. There are Hard Wood floors in the LR and DR w/ Ceiling fan and skylight. There is a small convenient office area adjacent to the Kitchen with an a separate laundry room of the Hallway to the bedrooms. Very private location w/fenced in yard and large covered front porch and private side porch for grilling conveniently located adjacent to the Kitchen. This is a very nice home and property with great value located a short distance to The Clinton Crossing Premium Shopping Outlets, The Morgan School, The New Big Y Store Complex, Hammonasset State Park/Beach, I-95 and Route 1.

6. 2022-07-22
   soldstatus $132,000 Closed 827-char remark

   Show marketing remark (827 chars)

   This is your opportunity to own a home in a wonderful community of Manufactured homes that welcomes owners of All Ages! This well maintained 1428 Sf spacious Ranch Home has 2 large bedrooms and the Primary Bedroom has a walk-in closet and full Bath. There are Hard Wood floors in the LR and DR w/ Ceiling fan and skylight. There is a small convenient office area adjacent to the Kitchen with an a separate laundry room of the Hallway to the bedrooms. Very private location w/fenced in yard and large covered front porch and private side porch for grilling conveniently located adjacent to the Kitchen. This is a very nice home and property with great value located a short distance to The Clinton Crossing Premium Shopping Outlets, The Morgan School, The New Big Y Store Complex, Hammonasset State Park/Beach, I-95 and Route 1.

7. 2022-06-18
   listed $121,500 Active 827-char remark

   Show marketing remark (827 chars)

   This is your opportunity to own a home in a wonderful community of Manufactured homes that welcomes owners of All Ages! This well maintained 1428 Sf spacious Ranch Home has 2 large bedrooms and the Primary Bedroom has a walk-in closet and full Bath. There are Hard Wood floors in the LR and DR w/ Ceiling fan and skylight. There is a small convenient office area adjacent to the Kitchen with an a separate laundry room of the Hallway to the bedrooms. Very private location w/fenced in yard and large covered front porch and private side porch for grilling conveniently located adjacent to the Kitchen. This is a very nice home and property with great value located a short distance to The Clinton Crossing Premium Shopping Outlets, The Morgan School, The New Big Y Store Complex, Hammonasset State Park/Beach, I-95 and Route 1.

8. 2016-12-01
   soldstatus $82,000
9. 2016-06-27
   historical
10. 2016-02-11
    listed $89,900
11. 2011-06-29
    soldstatus $89,500
12. 2011-03-06
    listed $95,000
13. 2010-09-30
    historical
14. 2009-04-21
    listed $109,900
15. 2008-11-07
    historical
16. 2008-08-07
    listed $134,900
17. 2008-08-05
    historical
18. 2008-03-05
    listed $134,900

ⓘ 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: $1,841 · $153/mo
• Projected year-2 tax: $2,952 · $246/mo
• Expected delta: +$1,111/yr (+$93/mo · 60.4%)

ⓘ 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 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,785
• − Mortgage interest: −$10,637
• − Property taxes: −$1,841
• − Insurance: −$950
• − Repairs & maintenance: −$2,063
• − Management: −$2,063
• − HOA: −$11,268
• − Depreciation: −$5,524
• Taxable loss: −$8,561
• Est. tax savings @ 24.0%: +$2,055
• After-tax cash flow: $-3,584/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: Clinton School District
• NCES district ID: 0900810
• Math proficiency: 47% ▼ -5.00%
• Reading proficiency: 56% ▼ -7.00%
• Median HH income: $71,762
• Composite: 46.08/100
• National rank: #2514
• State rank: #76 of 153 in CT

Livability — Clinton

• Score: 78/100
• State rank: #34
• US rank: #2393

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,317

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% Hispanic / Latino 6% Two or more races 4% Asian 2% Pacific Islander 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 6% Slovak 3% Lithuanian 3%
• Foreign-born: 7% · Canada, China, Jamaica
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 2% Chinese 1%

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: ▼ -164.95%
• Current HPI: 192.3695
• 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

+40.8% since first listed

18 events — show timeline

• 2026-04-06 Price Changed $189,900 Smart MLS
• 2026-01-09 Price Changed $199,995 Smart MLS
• 2025-12-14 Listed $215,000 Smart MLS
• 2025-12-10 Coming Soon $215,000 Smart MLS
• 2022-07-22 Listing Removed — Smart MLS
• 2022-07-22 Sold (MLS) $132,000 Smart MLS
• 2022-06-18 Listed $121,500 Smart MLS
• 2016-12-01 Sold (MLS) $82,000 Smart MLS
• 2016-06-27 Listing Removed — Smart MLS
• 2016-02-11 Listed $89,900 Smart MLS
• 2011-06-29 Sold (MLS) $89,500 Smart MLS
• 2011-03-06 Listed $95,000 Smart MLS
• 2010-09-30 Listing Removed — Smart MLS
• 2009-04-21 Listed $109,900 Smart MLS
• 2008-11-07 Listing Removed — Smart MLS
• 2008-08-07 Listed $134,900 Smart MLS
• 2008-08-05 Listing Removed — Smart MLS
• 2008-03-05 Listed $134,900 Smart MLS

Property tax history

+1.5%/yr

Latest (2023): $1,841 · +0.0% YoY. Source: county tax records.