16 Conrad Park · Dayville, CT 06241

$60,000

2 bd · 1.0 ba · 550 sqft · Manufactured public records · 48 Days on market

Built 1961 $109/sqft · 32% below area Est $88k · 32% under $675/mo HOA · 41% of rent ↓ 14% since listing

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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 +29.8/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 1 bed, 1 bath mobile home has been updated. Nicely located at the back of Conrads Park. The remodeled kitchen boasts new cabinets and a granite breakfast bar that opens to the living room, new fridge, all make for an inviting space. All-new flooring runs throughout, while the bathroom features a stylish tub/shower combo. You'll also enjoy a good-sized bedroom, a utility room with laundry, and mostly new windows for added efficiency. Step outside to a large yard for the area with beautiful grass-perfect for relaxing or entertaining. Located less than a mile from 395 and shopping conveniences like Target, Lowe's, Aldi, TJ Maxx, and more, you'll have everything you need nearby. The $675 monthly lot dues includes water, sewer, trash pickup, snow removal, lawn and road maintenance, plus property management for easy, affordable living.

Key facts

• Mostly new windows
• Remodeled kitchen
• New flooring

Tags

• REMODELED KITCHEN
• GRANITE BREAKFAST BAR
• NEW FLOORING
• UTILITY ROOM WITH LAUNDRY
• MOSTLY NEW WINDOWS
• LARGE YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $220 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Killingly School District (rural): math 21% / reading 44% proficiency, ranked #119 of 153 in CT (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 33 active listings in the ZIP; 149 units permitted in Northeastern Connecticut Planning Region in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $52k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.

Recommended offer $58,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.76% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.73%
• DSCR: 1.70
• GRM: 3.0

CMA / ARV

• ARV (median comp): $87,848
• List price: $60,000
• Delta: -31.70%
• Verdict: UNDERPRICED
• Comps: 7 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1032 N Main St #9	0.08mi	1/1.0 (-1)	600 (+9%)	1mo	$47,900	$80	75
1032 N Main St #5	0.08mi	2/1.0	600 (+9%)	21mo	$46,000	$77	63

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 7.2%
• Equity multiple: 1.28×
• Total profit: $4,741
• Equity at exit: $8,946

10-year hold

• IRR: 16.9%
• Equity multiple: 2.43×
• Total profit: $23,972
• Equity at exit: $5,188

Cash invested: $16,800 (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 06241

• Home prices YoY: -14.2%
• Active inventory: 33
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,658 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$675
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $220

Break-even live

Break-even rent $1,379

Max offer price $60,000

Occupancy floor 82%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $675 · $8,100/yr
• Likely covers: watersewertrashsnow removal

Listing history 6 events

1. 2026-04-28
   price $60,000 846-char remark

   Show marketing remark (846 chars)

   This 1 bed, 1 bath mobile home has been updated. Nicely located at the back of Conrads Park. The remodeled kitchen boasts new cabinets and a granite breakfast bar that opens to the living room, new fridge, all make for an inviting space. All-new flooring runs throughout, while the bathroom features a stylish tub/shower combo. You'll also enjoy a good-sized bedroom, a utility room with laundry, and mostly new windows for added efficiency. Step outside to a large yard for the area with beautiful grass-perfect for relaxing or entertaining. Located less than a mile from 395 and shopping conveniences like Target, Lowe's, Aldi, TJ Maxx, and more, you'll have everything you need nearby. The $675 monthly lot dues includes water, sewer, trash pickup, snow removal, lawn and road maintenance, plus property management for easy, affordable living.

2. 2026-04-09
   listed $65,000 Active 846-char remark

   Show marketing remark (846 chars)

   This 1 bed, 1 bath mobile home has been updated. Nicely located at the back of Conrads Park. The remodeled kitchen boasts new cabinets and a granite breakfast bar that opens to the living room, new fridge, all make for an inviting space. All-new flooring runs throughout, while the bathroom features a stylish tub/shower combo. You'll also enjoy a good-sized bedroom, a utility room with laundry, and mostly new windows for added efficiency. Step outside to a large yard for the area with beautiful grass-perfect for relaxing or entertaining. Located less than a mile from 395 and shopping conveniences like Target, Lowe's, Aldi, TJ Maxx, and more, you'll have everything you need nearby. The $675 monthly lot dues includes water, sewer, trash pickup, snow removal, lawn and road maintenance, plus property management for easy, affordable living.

3. 2025-11-05
   soldstatus $52,000 Closed 876-char remark

   Show marketing remark (876 chars)

   This 1 bed, 1 bath mobile home has been beautifully updated and offers a smart, spacious feel. The remodeled kitchen boasts new cabinets and a granite breakfast bar that opens to the living room, creating a bright and inviting space. All-new flooring runs throughout, while the bathroom features a stylish tub/shower combo. You'll also enjoy a good-sized bedroom, a utility room with laundry, and mostly new windows for added efficiency. Step outside to a large yard for the area with beautiful grass-perfect for relaxing or entertaining. Located less than a mile from 395 and shopping conveniences like Target, Lowe's, Aldi, TJ Maxx, and more, you'll have everything you need nearby. The $675 monthly lot dues includes water, sewer, trash pickup, snow removal, lawn and road maintenance, plus property management for easy, affordable living. Inspections for buyers info only.

4. 2025-10-13
   status Under Contract 876-char remark

   Show marketing remark (876 chars)

   This 1 bed, 1 bath mobile home has been beautifully updated and offers a smart, spacious feel. The remodeled kitchen boasts new cabinets and a granite breakfast bar that opens to the living room, creating a bright and inviting space. All-new flooring runs throughout, while the bathroom features a stylish tub/shower combo. You'll also enjoy a good-sized bedroom, a utility room with laundry, and mostly new windows for added efficiency. Step outside to a large yard for the area with beautiful grass-perfect for relaxing or entertaining. Located less than a mile from 395 and shopping conveniences like Target, Lowe's, Aldi, TJ Maxx, and more, you'll have everything you need nearby. The $675 monthly lot dues includes water, sewer, trash pickup, snow removal, lawn and road maintenance, plus property management for easy, affordable living. Inspections for buyers info only.

5. 2025-10-04
   price $50,000 876-char remark

   Show marketing remark (876 chars)

   This 1 bed, 1 bath mobile home has been beautifully updated and offers a smart, spacious feel. The remodeled kitchen boasts new cabinets and a granite breakfast bar that opens to the living room, creating a bright and inviting space. All-new flooring runs throughout, while the bathroom features a stylish tub/shower combo. You'll also enjoy a good-sized bedroom, a utility room with laundry, and mostly new windows for added efficiency. Step outside to a large yard for the area with beautiful grass-perfect for relaxing or entertaining. Located less than a mile from 395 and shopping conveniences like Target, Lowe's, Aldi, TJ Maxx, and more, you'll have everything you need nearby. The $675 monthly lot dues includes water, sewer, trash pickup, snow removal, lawn and road maintenance, plus property management for easy, affordable living. Inspections for buyers info only.

6. 2025-09-20
   listed $69,900 Active 876-char remark

   Show marketing remark (876 chars)

   This 1 bed, 1 bath mobile home has been beautifully updated and offers a smart, spacious feel. The remodeled kitchen boasts new cabinets and a granite breakfast bar that opens to the living room, creating a bright and inviting space. All-new flooring runs throughout, while the bathroom features a stylish tub/shower combo. You'll also enjoy a good-sized bedroom, a utility room with laundry, and mostly new windows for added efficiency. Step outside to a large yard for the area with beautiful grass-perfect for relaxing or entertaining. Located less than a mile from 395 and shopping conveniences like Target, Lowe's, Aldi, TJ Maxx, and more, you'll have everything you need nearby. The $675 monthly lot dues includes water, sewer, trash pickup, snow removal, lawn and road maintenance, plus property management for easy, affordable living. Inspections for buyers info only.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $19,896
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,592
• − Management: −$1,592
• − HOA: −$8,100
• − Depreciation: −$1,745
• Taxable income: $2,306
• Est. tax owed @ 24.0%: −$554
• After-tax cash flow: $2,089/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: Killingly School District
• NCES district ID: 0902070
• Math proficiency: 21% ▼ -19.00%
• Reading proficiency: 44% ▼ -14.00%
• Median HH income: $55,485
• Composite: 28.71/100
• National rank: #6684
• State rank: #119 of 153 in CT

Livability — Dayville

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Dayville, CT
• Population (ZIP): 6,317

Population outlook (Northeastern Connecticut County) Hauer SSP2

• By 2040: 104,160

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 4% Asian 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Lithuanian 20% Romanian 7% Russian 3%
• Foreign-born: 4% · Canada, South Korea
• Languages at home: 97% English-only · Spanish 1% Other Asian/Pacific 1%

Political lean MEDSL · Northeastern Connecticut

• 2024 margin: R (+15.4) · D 41.5% · R 57.0% · Other 1.5%
• All cycles: 2024: R+15.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.86%
• Current HPI: 216.1835
• 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

-14.2% since first listed

6 events — show timeline

• 2026-04-28 Price Changed $60,000 Smart MLS
• 2026-04-09 Listed $65,000 Smart MLS
• 2025-11-05 Sold (MLS) $52,000 Smart MLS
• 2025-10-13 Pending — Smart MLS
• 2025-10-04 Price Changed $50,000 Smart MLS
• 2025-09-20 Listed $69,900 Smart MLS

Property tax history

-0.7%/yr

Latest (2023): $104 · +6.1% YoY. Source: county tax records.