9 Main St #46 · South Windsor, CT 06074

$79,900

1 bd · 1.0 ba · 420 sqft · Manufactured public records · 34 Days on market

Built 1960 $190/sqft · 341% above area $475/mo HOA · 28% 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
• Schools +5.9/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Lovely Mobile totally redone! newer electrical, Bathrooms and Kitchen cheaper to own than rent

Key facts

• Parking
• Built 1960
• Listed 34 days

Property features AI

Finance

• Financial info: Assessed value listed as $6,400
• HOA & community: Homeowners association with a monthly fee of $475; HOA includes trash pickup, snow removal, water and sewer

Exterior

• Parking: Paved off-street parking; 1 parking space
• Utilities: Public water connected; Public sewer connected
• Home design: Single-family home for sale
• Construction: Steel construction; Asphalt shingle roof; No foundation specified
• Exterior features: Level lot; White exterior siding (steel)

Interior

• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot air heating fueled by propane; Above-ground fuel tank
• Interior features: Total of 3 rooms; No basement
• Laundry & utility: Washer and electric dryer located in the bathroom on the main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $78k (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.
• South Windsor School District (suburban): math 60% / reading 69% proficiency, ranked #27 of 153 in CT (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 9% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.8%/yr); 118 active listings in the ZIP; high-income renter base; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• This rent is only 14% of the median local income ($145k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $22k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1960 — 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: 2.15% ✓
• Cap rate: 12.42%
• Cash-on-cash: 21.88%
• DSCR: 1.97
• GRM: 3.9

CMA / ARV

• ARV (median comp): $18,116
• List price: $79,900
• Delta: 341.04%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.75% rent growth · sell at horizon

5-year hold

• IRR: 14.4%
• Equity multiple: 1.58×
• Total profit: $12,875
• Equity at exit: $11,913

10-year hold

• IRR: 23.1%
• Equity multiple: 2.97×
• Total profit: $44,003
• Equity at exit: $6,908

Cash invested: $22,372 (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 06074

• Rents YoY: 2.8%
• Active inventory: 118
• Price-to-rent: 3.9×

Monthly cashflow live

• Estimated rent: $1,714 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$19 /mo · $228/yr
• Insurance: −$33
• HOA: −$475
• Vacancy / Maint / Mgmt: −$360
• Net cashflow: $408

Break-even live

Break-even rent $1,198

Max offer price $79,900

Occupancy floor 71%

Sensitivity live

Price	-10% $453	-5% $431	+0% $408	+5% $385	+10% $363
Rent	-10% $273	-5% $340	+0% $408	+5% $476	+10% $543
Rate	-1.0pp $448	-0.5pp $428	base $408	+0.5pp $387	+1.0pp $366

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $475 · $5,700/yr
• Likely covers: electric

Listing history 16 events

1. 2026-06-18
   days on market $79,900 Active 34 DOM
2. 2026-06-17
   days on market $79,900 Active 33 DOM
3. 2026-06-16
   days on market $79,900 Active 32 DOM
4. 2026-06-15
   days on market $79,900 Active 31 DOM
5. 2026-06-13
   days on market $79,900 Active 29 DOM
6. 2026-06-13
   days on market $79,900 Active 28 DOM
7. 2026-06-10
   days on market $79,900 Active 26 DOM
8. 2026-06-09
   days on market $79,900 Active 25 DOM
9. 2026-06-08
   days on market $79,900 Active 24 DOM
10. 2026-06-07
    days on market $79,900 Active 23 DOM
11. 2026-06-05
    days on market $79,900 Active 20 DOM
12. 2026-06-03
    days on market $79,900 Active 19 DOM
13. 2026-06-02
    days on market $79,900 Active 18 DOM
14. 2026-06-01
    days on market $79,900 Active 17 DOM
15. 2026-05-31
    days on market $79,900 Active 16 DOM
16. 2026-05-14
    listed $79,900 Active 94-char remark

ⓘ 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: $228 · $19/mo
• Projected year-2 tax: $969 · $81/mo
• Expected delta: +$741/yr (+$62/mo · 325.0%)

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

Taxation est. · year 1

• Rental income: $20,571
• − Mortgage interest: −$4,476
• − Property taxes: −$228
• − Insurance: −$400
• − Repairs & maintenance: −$1,646
• − Management: −$1,646
• − HOA: −$5,700
• − Depreciation: −$2,324
• Taxable income: $4,152
• Est. tax owed @ 24.0%: −$997
• After-tax cash flow: $3,899/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: South Windsor School District
• NCES district ID: 0904170
• Math proficiency: 60% ▼ -9.00%
• Reading proficiency: 69% ▼ -6.00%
• Median HH income: $93,730
• Composite: 58.96/100
• National rank: #965
• State rank: #27 of 153 in CT

Livability — South Windsor

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

Census & demographics

• County: Hartford County · 754,208 people
• City population: 26,907
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 26,907
• Household income: $144,961
• Rent vs Own: 15.1% rent · 84.9% own
• Severe rent burden: 288.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Asian 21% Two or more races 6% Hispanic / Latino 6% Black 4%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 7% Lithuanian 4% Russian 2%
• Foreign-born: 21% · Canada, China
• Languages at home: 74% English-only · Other Indo-European 13% Other Asian/Pacific 6% Spanish 3%

Political lean MEDSL · Capitol

• 2024 margin: Strong D (+21.9) · D 60.1% · R 38.2% · Other 1.7%
• All cycles: 2024: D+21.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -180.94%
• Current HPI: 193.4197
• Rent YoY: ▲ 2.75%
• Metro: Hartford-East Hartford-Middletown, CT
• 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

1 event — show timeline

• 2026-05-14 Listed $79,900 Smart MLS

Property tax history

+9.5%/yr

Latest (2025): $228 · +3.2% YoY. Source: county tax records.