55 Mountainview Rd · East Hampton, CT 06424

$124,900

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 8 Days on market

Built 2001 $135/sqft · 31% below area Est $182k · 31% under $490/mo HOA · 21% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.8/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

GREAT value for year-round living near Lake Pocotopaug! This 2001-built home has been well-maintained and is well-positioned on a corner lot with seasonal views of the lake. Paved off-street parking for 2 cars and a large screened-in porch are 2 more of the features that make this affordable home stand out. This property is in move-in condition and is available immediately so you can enjoy THIS Summer at the Lake! While this park has private lake access, this part of North Main Street is side-walked and a short distance from Sears Park with tennis courts, basketball, boat launch, beach, pavilion, playground, and events like concerts and movies in the park. Sale is contingent upon park owner approval. Application is required.

Key facts

• Screened-in porch
• 2 parking spots
• Built 2001

Tags

• SCREENED-IN PORCH
• LAKE AND BEACH RIGHTS

Property features AI

Finance

• Other: Property listed as single family for sale; Living area recorded as 924
• Financial info: Professionally managed off-site
• HOA & community: Homeowners association with monthly fee; HOA fee includes lake/beach access, trash pickup, sewer, property management, and road maintenance; HOA fee billed monthly

Exterior

• Parking: Driveway parking; 2 total parking spaces; Asphalt driveway
• Utilities: Public water connected; Public sewer connected (sewer cost included in HOA fees); Above-ground propane tank; Electric hot water
• Home design: Single-family home; Prefab construction
• Construction: Vinyl siding; Asphalt shingle roof; Slab foundation
• Exterior features: Located on a cul-de-sac; Water view; Beach rights and walk-to-water access; On leased land; Adult (55+) community

Interior

• Kitchen: Gas range, Microwave, Refrigerator, Dishwasher
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot air heating (propane fuel); Electric hot water
• Interior features: Window unit cooling; No basement
• Laundry & utility: Washer and Dryer in main level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $125k.

Deal economics

• At list price, monthly cash flow is $571 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 11.8% vs local median 2.0% in East Hampton — 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 82/100 on livability (#13 in CT, #1,301 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities C-, commute F.
• East Hampton School District (town): math 43% / reading 59% proficiency, ranked #70 of 153 in CT (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Memorial School (math 62% / reading 62%, grade B, #137 of 553 statewide, top 28%, 544 students, 18% FRL); East Hampton High School (math 37% / reading 67%, grade D+, #80 of 194 statewide, top 44%, 514 students, 18% FRL).
• Market conditions: 60 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $35k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 16y 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 $47k; list at $125k implies a 166% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: major wind risk, 42% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,900

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. 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?
4. 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.
5. 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.
6. 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: 1.91% ✓
• Cap rate: 11.78%
• Cash-on-cash: 19.59%
• DSCR: 1.87
• GRM: 4.4

CMA / ARV

• ARV (median comp): $181,617
• List price: $124,900
• Delta: -31.23%
• 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: 11.8%
• Equity multiple: 1.47×
• Total profit: $16,430
• Equity at exit: $18,623

10-year hold

• IRR: 20.9%
• Equity multiple: 2.78×
• Total profit: $62,395
• Equity at exit: $10,799

Cash invested: $34,972 (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 06424

• Home prices YoY: -34.6%
• Active inventory: 60
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $2,388 high
• Mortgage (P&I): −$655
• Tax from tax record: −$118 /mo · $1,421/yr
• Insurance: −$52
• HOA: −$490
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $571

Break-even live

Break-even rent $1,665

Max offer price $124,900

Occupancy floor 71%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Seminole Trl East Hampton, CT	2.0	1.5	1000	$2,900	$2.90	43d	1	1.31mi
22 Lakeview St Unit 1 East Hampton, CT	3.0	1.5	980	$2,000	$2.04	23d	1	1.32mi
24 Main St Unit 2 East Hampton, CT	2.0	1.0	786	$1,995	$2.54	44d	1	1.32mi
24 Main St Unit 1 East Hampton, CT	3.0	1.0	1009	$2,395	$2.37	43d	1	1.32mi
502 Edgewater Cir Unit C East Hampton, CT	2.0	2.0	1017	$2,650	$2.61	1d	1	1.46mi

HOA detail

• Monthly dues: $490 · $5,880/yr

Listing history 16 events

1. 2026-06-18
   days on market $124,900 Active 8 DOM
2. 2026-06-17
   days on market $124,900 Active 7 DOM
3. 2026-06-16
   days on market $124,900 Active 6 DOM
4. 2026-06-15
   days on market $124,900 Active 5 DOM
5. 2026-06-13
   days on market $124,900 Active 3 DOM
6. 2026-06-12
   statusdays on marketlisting id $124,900 Active 2 DOM
7. 2026-05-13
   price $124,900 900-char remark
8. 2026-04-24
   price $139,900 900-char remark
9. 2026-03-30
   listed $149,900 Active 900-char remark
10. 2016-06-28
    soldstatus $47,000 734-char remark

    Show marketing remark (734 chars)

    GREAT value for year-round living near Lake Pocotopaug! This 2001-built home has been well-maintained and is well-positioned on a corner lot with seasonal views of the lake. Paved off-street parking for 2 cars and a large screened-in porch are 2 more of the features that make this affordable home stand out. This property is in move-in condition and is available immediately so you can enjoy THIS Summer at the Lake! While this park has private lake access, this part of North Main Street is side-walked and a short distance from Sears Park with tennis courts, basketball, boat launch, beach, pavilion, playground, and events like concerts and movies in the park. Sale is contingent upon park owner approval. Application is required.

11. 2016-04-26
    listed $49,900 734-char remark

    Show marketing remark (734 chars)

    GREAT value for year-round living near Lake Pocotopaug! This 2001-built home has been well-maintained and is well-positioned on a corner lot with seasonal views of the lake. Paved off-street parking for 2 cars and a large screened-in porch are 2 more of the features that make this affordable home stand out. This property is in move-in condition and is available immediately so you can enjoy THIS Summer at the Lake! While this park has private lake access, this part of North Main Street is side-walked and a short distance from Sears Park with tennis courts, basketball, boat launch, beach, pavilion, playground, and events like concerts and movies in the park. Sale is contingent upon park owner approval. Application is required.

12. 2012-07-31
    soldstatus $61,500
13. 2011-04-19
    listed $63,500
14. 2011-04-18
    historical
15. 2010-10-18
    listed $72,000
16. 2002-07-09
    soldstatus $49,900

ⓘ 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: $1,421 · $118/mo
• Projected year-2 tax: $2,047 · $171/mo
• Expected delta: +$626/yr (+$52/mo · 44.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 42% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,652
• − Mortgage interest: −$6,996
• − Property taxes: −$1,421
• − Insurance: −$624
• − Repairs & maintenance: −$2,292
• − Management: −$2,292
• − HOA: −$5,880
• − Depreciation: −$3,633
• Taxable income: $5,512
• Est. tax owed @ 24.0%: −$1,323
• After-tax cash flow: $5,527/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: East Hampton School District
• NCES district ID: 0901230
• Math proficiency: 43% ▼ -13.00%
• Reading proficiency: 59% ▼ -8.00%
• Median HH income: $91,846
• Composite: 47.55/100
• National rank: #2265
• State rank: #70 of 153 in CT

Livability — East Hampton

• Score: 82/100
• State rank: #13
• US rank: #1301

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Pocotopaug, CT
• Population (ZIP): 12,401

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 6% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 11% Lithuanian 4% Italian 4%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 2% French/Haitian/Cajun 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: ▼ -100.67%
• Current HPI: 190.1694
• 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

+150.3% since first listed

13 events — show timeline

• 2026-06-10 Listed $124,900 Smart MLS
• 2026-05-27 Listing Removed — Smart MLS
• 2026-05-21 Pending — Smart MLS
• 2026-05-13 Price Changed $124,900 Smart MLS
• 2026-04-24 Price Changed $139,900 Smart MLS
• 2026-03-30 Listed $149,900 Smart MLS
• 2016-06-28 Sold (MLS) $47,000 Smart MLS
• 2016-04-26 Listed $49,900 Smart MLS
• 2012-07-31 Sold (MLS) $61,500 Smart MLS
• 2011-04-19 Listed $63,500 Smart MLS
• 2011-04-18 Listing Removed — Smart MLS
• 2010-10-18 Listed $72,000 Smart MLS
• 2002-07-09 Sold (Public Records) $49,900 Public Records

Property tax history

+1.6%/yr

Latest (2022): $1,421 · -1.1% YoY. Source: county tax records.