26 Long Dr · Willimantic, CT 06256

$64,900

2 bd · 1.0 ba · 624 sqft · Manufactured public records · 10 Days on market

Built 1972 $595/mo HOA · 35% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Well cared for mobile home. Newer appliances, new roof, new windows, deck and screened porch.

Key facts

• Covered deck
• Well manicured yard
• Established gardens

Tags

• WELL MANICURED YARD
• ATTRACTIVE LANDSCAPING
• ESTABLISHED GARDENS
• COVERED DECK
• CONVENIENTLY LOCATED
• LOCAL AMENITIES

Property features AI

Finance

• Financial info: Professionally managed off-site rental (property management type: Professional-Off Site)
• HOA & community: Homeowners association with a monthly fee of $595; Association covers grounds maintenance, trash pickup, snow removal, water, sewer and property management

Exterior

• Parking: Driveway; 2 total parking spaces
• Utilities: Public water connected; Public sewer connected; Domestic hot water
• Home design: Single-family property
• Construction: Prefab construction; Slab foundation
• Exterior features: Metal siding

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Propane-fired hot air heating; Above-ground fuel tank
• Interior features: Window air conditioning unit; No basement
• Laundry & utility: Washer and dryer in main level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Cap rate 12.7% vs local median 4.7% in Willimantic — 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 85/100 on livability (#3 in CT, #487 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools D+, employment F.
• Windham School District (town): math 15% / reading 25% proficiency, ranked #143 of 153 in CT (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 19 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 487 units permitted in Southeastern Connecticut Planning Region in 2024 (244 in 5+ unit buildings).

Forward outlook

• In year one you build about $355 of equity ($449 loan paydown + $-94 appreciation (-0.1% local appreciation)).
• At projected returns (-0.1% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 17y 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 $16k; list at $65k implies a 319% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.

Recommended offer $64,900

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.59% ✓
• Cap rate: 12.68%
• Cash-on-cash: 22.79%
• DSCR: 2.01
• GRM: 3.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.8%
• Equity multiple: 2.10×
• Total profit: $20,000
• Equity at exit: $18,376

10-year hold

• IRR: 27.3%
• Equity multiple: 4.04×
• Total profit: $55,182
• Equity at exit: $21,718

Cash invested: $18,172 (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 06256

• Home prices YoY: -0.1%
• Active inventory: 19
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,681 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$21 /mo · $248/yr
• Insurance: −$27
• HOA: −$595
• Vacancy / Maint / Mgmt: −$353
• Net cashflow: $345

Break-even live

Break-even rent $1,244

Max offer price $64,900

Occupancy floor 74%

Sensitivity live

Price	-10% $382	-5% $364	+0% $345	+5% $327	+10% $308
Rent	-10% $212	-5% $279	+0% $345	+5% $412	+10% $478
Rate	-1.0pp $378	-0.5pp $362	base $345	+0.5pp $328	+1.0pp $311

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
82 Boston Post Rd Unit A1 North Windham, CT	1.0	1.0	700	$1,600	$2.29	15d	1	0.61mi
145 Foster Dr Willimantic, CT	2.0	1.0–1.5	687	$1,830	$2.66	2d	1	1.13mi

HOA detail

• Monthly dues: $595 · $7,140/yr

Listing history 7 events

1. 2026-06-21
   days on market $64,900 Active 10 DOM
2. 2026-06-18
   days on market $64,900 Active 7 DOM
3. 2026-06-17
   days on market $64,900 Active 6 DOM
4. 2026-06-16
   days on market $64,900 Active 5 DOM
5. 2026-06-15
   days on market $64,900 Active 4 DOM
6. 2026-06-14
   remarks 649-char remark
7. 2026-06-14
   listed $64,900 Active 2 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: $248 · $21/mo
• Projected year-2 tax: $818 · $68/mo
• Expected delta: +$570/yr (+$48/mo · 230.0%)

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

Taxation est. · year 1

• Rental income: $20,176
• − Mortgage interest: −$3,635
• − Property taxes: −$248
• − Insurance: −$324
• − Repairs & maintenance: −$1,614
• − Management: −$1,614
• − HOA: −$7,140
• − Depreciation: −$1,888
• Taxable income: $3,712
• Est. tax owed @ 24.0%: −$891
• After-tax cash flow: $3,251/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: Windham School District
• NCES district ID: 0905190
• Math proficiency: 15% ▼ -16.00%
• Reading proficiency: 25% ▼ -12.00%
• Median HH income: $40,956
• Composite: 17.01/100
• National rank: #9128
• State rank: #143 of 153 in CT

Livability — Willimantic

• Score: 85/100
• State rank: #3
• US rank: #487

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Willimantic, CT
• City population: 19,344
• Population (ZIP): 1,796

Population outlook (Southeastern Connecticut County) Hauer SSP2

• By 2040: 293,442

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 15% Two or more races 4% Black 1%
• Hispanic origin (detail): Mexican 9% Puerto Rican 5%
• Common ancestry: Romanian 18% Lithuanian 11% Russian 2%
• Foreign-born: 4% · Canada
• Languages at home: 87% English-only · Spanish 10% German/W. Germanic 2%

Political lean MEDSL · Southeastern Connecticut

• 2024 margin: D (+13.0) · D 55.6% · R 42.6% · Other 1.8%
• All cycles: 2024: D+13.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.14%
• Current HPI: 269.7593
• 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

+284.0% since first listed

8 events — show timeline

• 2026-06-11 Listed $64,900 Smart MLS
• 2012-12-31 Listing Removed — Smart MLS
• 2012-07-31 Listed $7,000 Smart MLS
• 2009-12-23 Sold (Public Records) $15,500 Public Records
• 2009-12-22 Sold (MLS) $15,500 Smart MLS
• 2009-12-16 Listed $15,500 Smart MLS
• 2009-11-30 Listing Removed — Smart MLS
• 2009-05-12 Listed $16,900 Smart MLS

Property tax history

+1.8%/yr

Latest (2023): $248 · +2.9% YoY. Source: county tax records.