7 Woodland Park · Shelton, CT 06484

$159,900

2 bd · 1.0 ba · 840 sqft · Manufactured public records · 23 Days on market

Built 1989 $190/sqft · 11% above area Est $144k · 11% over $565/mo HOA · 25% of rent

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Why this score? — see what drove the C 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 +22.1/30.0
• 1% rule +9.3/10.0
• DSCR +7.1/10.0
• Schools +4.9/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazingly affordable one level living in this 2 bedroom mobile home in wonderful Woodland park which is perfectly located in town. With low maintenance with vinyl siding and minimal lawn cutting and snow removal, this is a great first time home or a great place to retire without breaking the bank. Walk to the coffee shop across the street or take a short drive to Big Y, Walmart or the new Fountain Square as well as many other places located on Bridgeport Ave. This unit has newer C/A, hot water heater, is 5 yrs old, plumbing was all redone, natural gas heat and hot-water, open living/kitchen area, low taxes and a monthly land use fee which includes, trash, main road snow removal, sewer fees and taxes on the land. Good size primary bed with oversized closet. 5 yr old washer and dryer in the unit, off street parking for 2 cars, porch area, shed. Very hard to find something in Shelton at this price. $50 application fee for management approval of person applying to purchase the unit Sale subject to management approval

Key facts

• Open floor plan
• New landscaping
• New roof

Tags

• NEW ROOF
• NEW INSULATION
• NEW LANDSCAPING
• OPEN FLOOR PLAN
• PLENTY OF CABINET SPACE
• NEW VINYL FLOORING

Property features AI

Finance

• HOA & community: Homeowner's association with monthly fee; HOA fee includes trash pickup, sewer, property management, and road maintenance

Exterior

• Parking: Off-street parking; 2 parking spaces
• Utilities: Public water connected; Public sewer connected; Natural gas hot water (40 gallon tank)
• Home design: Single family home
• Construction: Frame construction; Asphalt shingle roof; Grey exterior color; No foundation listed
• Exterior features: Level lot; Vinyl siding; Aluminum siding

Interior

• Kitchen: Oven/Range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot air heating; Natural gas heating
• Interior features: Total of 4 rooms; Basement: None; Central air conditioning
• Laundry & utility: Washer; Dryer; Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $160k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.1% in Shelton — 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 (#36 in CT, #2,479 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Shelton School District (suburban): math 46% / reading 62% proficiency, ranked #64 of 153 in CT (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.5%/yr); 143 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 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 $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($158k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 31y 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 $96k; list at $160k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $157,501 (1.5% below list)

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 A-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: 1.43% ✓
• Cap rate: 8.23%
• Cash-on-cash: 6.90%
• DSCR: 1.31
• GRM: 5.8

CMA / ARV

• ARV (median comp): $143,573
• List price: $159,900
• Delta: 11.37%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.45% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-10,459
• Equity at exit: $23,842

10-year hold

• IRR: 2.6%
• Equity multiple: 1.18×
• Total profit: $8,156
• Equity at exit: $13,825

Cash invested: $44,772 (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 06484

• Rents YoY: 2.5%
• Active inventory: 143
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $2,283 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$76 /mo · $915/yr
• Insurance: −$67
• HOA: −$565
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $258

Break-even live

Break-even rent $1,957

Max offer price $159,900

Occupancy floor 84%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
303 Bridgeport Ave Shelton, CT	1.0	1.0	937	$2,300	$2.45	2d	1	1.01mi
6 Daybreak Ln Shelton, CT	1.0	1.0	600	$1,800	$3.00	43d	1	1.18mi
7 Acadia Ln Shelton, CT	1.0–2.0	1.0–2.0	995	$2,800	$2.81	2d	1	1.35mi

HOA detail

• Monthly dues: $565 · $6,780/yr
• Likely covers: watersewertrashgassnow removal

Listing history 36 events

1. 2026-06-07
   statusdays on market $159,900 Under Contract 23 DOM
2. 2026-06-03
   days on market $159,900 Active 20 DOM
3. 2026-06-03
   days on market $159,900 Active 19 DOM
4. 2026-06-01
   days on market $159,900 Active 18 DOM
5. 2026-05-31
   days on market $159,900 Active 17 DOM
6. 2026-05-13
   listed $159,900 Active 667-char remark
7. 2024-09-16
   soldstatus $96,000 Closed 1028-char remark

   Show marketing remark (1028 chars)

   Amazingly affordable one level living in this 2 bedroom mobile home in wonderful Woodland park which is perfectly located in town. With low maintenance with vinyl siding and minimal lawn cutting and snow removal, this is a great first time home or a great place to retire without breaking the bank. Walk to the coffee shop across the street or take a short drive to Big Y, Walmart or the new Fountain Square as well as many other places located on Bridgeport Ave. This unit has newer C/A, hot water heater, is 5 yrs old, plumbing was all redone, natural gas heat and hot-water, open living/kitchen area, low taxes and a monthly land use fee which includes, trash, main road snow removal, sewer fees and taxes on the land. Good size primary bed with oversized closet. 5 yr old washer and dryer in the unit, off street parking for 2 cars, porch area, shed. Very hard to find something in Shelton at this price. $50 application fee for management approval of person applying to purchase the unit Sale subject to management approval

8. 2024-09-03
   status Under Contract 1028-char remark

   Show marketing remark (1028 chars)

   Amazingly affordable one level living in this 2 bedroom mobile home in wonderful Woodland park which is perfectly located in town. With low maintenance with vinyl siding and minimal lawn cutting and snow removal, this is a great first time home or a great place to retire without breaking the bank. Walk to the coffee shop across the street or take a short drive to Big Y, Walmart or the new Fountain Square as well as many other places located on Bridgeport Ave. This unit has newer C/A, hot water heater, is 5 yrs old, plumbing was all redone, natural gas heat and hot-water, open living/kitchen area, low taxes and a monthly land use fee which includes, trash, main road snow removal, sewer fees and taxes on the land. Good size primary bed with oversized closet. 5 yr old washer and dryer in the unit, off street parking for 2 cars, porch area, shed. Very hard to find something in Shelton at this price. $50 application fee for management approval of person applying to purchase the unit Sale subject to management approval

9. 2024-08-16
   historical Under Contract - Continue to Show 1028-char remark

   Show marketing remark (1028 chars)

   Amazingly affordable one level living in this 2 bedroom mobile home in wonderful Woodland park which is perfectly located in town. With low maintenance with vinyl siding and minimal lawn cutting and snow removal, this is a great first time home or a great place to retire without breaking the bank. Walk to the coffee shop across the street or take a short drive to Big Y, Walmart or the new Fountain Square as well as many other places located on Bridgeport Ave. This unit has newer C/A, hot water heater, is 5 yrs old, plumbing was all redone, natural gas heat and hot-water, open living/kitchen area, low taxes and a monthly land use fee which includes, trash, main road snow removal, sewer fees and taxes on the land. Good size primary bed with oversized closet. 5 yr old washer and dryer in the unit, off street parking for 2 cars, porch area, shed. Very hard to find something in Shelton at this price. $50 application fee for management approval of person applying to purchase the unit Sale subject to management approval

10. 2024-08-07
    listed $110,000 Active 1028-char remark

    Show marketing remark (1028 chars)

    Amazingly affordable one level living in this 2 bedroom mobile home in wonderful Woodland park which is perfectly located in town. With low maintenance with vinyl siding and minimal lawn cutting and snow removal, this is a great first time home or a great place to retire without breaking the bank. Walk to the coffee shop across the street or take a short drive to Big Y, Walmart or the new Fountain Square as well as many other places located on Bridgeport Ave. This unit has newer C/A, hot water heater, is 5 yrs old, plumbing was all redone, natural gas heat and hot-water, open living/kitchen area, low taxes and a monthly land use fee which includes, trash, main road snow removal, sewer fees and taxes on the land. Good size primary bed with oversized closet. 5 yr old washer and dryer in the unit, off street parking for 2 cars, porch area, shed. Very hard to find something in Shelton at this price. $50 application fee for management approval of person applying to purchase the unit Sale subject to management approval

11. 2019-07-10
    soldstatus $38,000 Closed

    Show marketing remark (139 chars)

    GREAT OPPORTUNITY AND VALUE FOR THIS HOME! PROPERTY IS TO BE SOLD IN "AS-IS" CONDITION. SUBJECT TO PARK APPLICATION AND APPROVAL.

12. 2019-07-08
    historical

    Show marketing remark (139 chars)

    GREAT OPPORTUNITY AND VALUE FOR THIS HOME! PROPERTY IS TO BE SOLD IN "AS-IS" CONDITION. SUBJECT TO PARK APPLICATION AND APPROVAL.

13. 2019-06-08
    historical Under Contract - Continue to Show

    Show marketing remark (139 chars)

    GREAT OPPORTUNITY AND VALUE FOR THIS HOME! PROPERTY IS TO BE SOLD IN "AS-IS" CONDITION. SUBJECT TO PARK APPLICATION AND APPROVAL.

14. 2019-03-13
    price $39,900

    Show marketing remark (139 chars)

    GREAT OPPORTUNITY AND VALUE FOR THIS HOME! PROPERTY IS TO BE SOLD IN "AS-IS" CONDITION. SUBJECT TO PARK APPLICATION AND APPROVAL.

15. 2019-01-24
    price $44,900

    Show marketing remark (139 chars)

    GREAT OPPORTUNITY AND VALUE FOR THIS HOME! PROPERTY IS TO BE SOLD IN "AS-IS" CONDITION. SUBJECT TO PARK APPLICATION AND APPROVAL.

16. 2019-01-10
    status Active

    Show marketing remark (139 chars)

    GREAT OPPORTUNITY AND VALUE FOR THIS HOME! PROPERTY IS TO BE SOLD IN "AS-IS" CONDITION. SUBJECT TO PARK APPLICATION AND APPROVAL.

17. 2019-01-10
    historical

    Show marketing remark (139 chars)

    GREAT OPPORTUNITY AND VALUE FOR THIS HOME! PROPERTY IS TO BE SOLD IN "AS-IS" CONDITION. SUBJECT TO PARK APPLICATION AND APPROVAL.

18. 2018-12-06
    status Active

    Show marketing remark (139 chars)

    GREAT OPPORTUNITY AND VALUE FOR THIS HOME! PROPERTY IS TO BE SOLD IN "AS-IS" CONDITION. SUBJECT TO PARK APPLICATION AND APPROVAL.

19. 2018-12-03
    historical

    Show marketing remark (139 chars)

    GREAT OPPORTUNITY AND VALUE FOR THIS HOME! PROPERTY IS TO BE SOLD IN "AS-IS" CONDITION. SUBJECT TO PARK APPLICATION AND APPROVAL.

20. 2018-10-03
    historical Under Contract - Continue to Show

    Show marketing remark (139 chars)

    GREAT OPPORTUNITY AND VALUE FOR THIS HOME! PROPERTY IS TO BE SOLD IN "AS-IS" CONDITION. SUBJECT TO PARK APPLICATION AND APPROVAL.

21. 2018-09-20
    price $49,900

    Show marketing remark (139 chars)

    GREAT OPPORTUNITY AND VALUE FOR THIS HOME! PROPERTY IS TO BE SOLD IN "AS-IS" CONDITION. SUBJECT TO PARK APPLICATION AND APPROVAL.

22. 2018-07-09
    listed $54,900 Active

    Show marketing remark (139 chars)

    GREAT OPPORTUNITY AND VALUE FOR THIS HOME! PROPERTY IS TO BE SOLD IN "AS-IS" CONDITION. SUBJECT TO PARK APPLICATION AND APPROVAL.

23. 2018-03-11
    historical
24. 2018-02-06
    historical Under Contract - Continue to Show
25. 2017-11-30
    listed $64,900 Active
26. 2009-01-05
    soldstatus $92,500
27. 2009-01-04
    soldstatus $92,500
28. 2008-10-30
    listed $99,900
29. 2007-04-26
    historical
30. 2007-03-23
    listed $87,500
31. 2007-03-02
    historical
32. 2006-09-14
    listed $89,900
33. 2004-02-23
    soldstatus $60,000
34. 2003-08-21
    listed $70,000
35. 1995-11-25
    historical
36. 1995-05-25
    listed $63,000

ⓘ 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: $915 · $76/mo
• Projected year-2 tax: $2,168 · $181/mo
• Expected delta: +$1,253/yr (+$104/mo · 137.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $27,402
• − Mortgage interest: −$8,957
• − Property taxes: −$915
• − Insurance: −$800
• − Repairs & maintenance: −$2,192
• − Management: −$2,192
• − HOA: −$6,780
• − Depreciation: −$4,652
• Taxable income: $914
• Est. tax owed @ 24.0%: −$219
• After-tax cash flow: $2,871/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: Shelton School District
• NCES district ID: 0904050
• Math proficiency: 46% ▼ -14.00%
• Reading proficiency: 62% ▼ -9.00%
• Median HH income: $84,866
• Composite: 49.37/100
• National rank: #2016
• State rank: #64 of 153 in CT

Livability — Shelton

• Score: 78/100
• State rank: #36
• US rank: #2479

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shelton, CT
• County: Fairfield County · 765,532 people
• City population: 41,889
• Metro: Bridgeport-Stamford-Norwalk, CT
• Population (ZIP): 41,889
• Household income: $108,185
• Rent vs Own: 23.5% rent · 76.5% own
• Severe rent burden: 874.0

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 12% Asian 9% Two or more races 8% Black 6%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 8% Russian 3% Scotch-Irish 2%
• Foreign-born: 17% · Canada, China
• Languages at home: 78% English-only · Other Indo-European 8% Spanish 6% French/Haitian/Cajun 2%

Political lean MEDSL · Naugatuck Valley

• 2024 margin: Lean R (+7.4) · D 45.6% · R 53.0% · Other 1.4%
• All cycles: 2024: R+7.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -376.90%
• Current HPI: 247.639
• Rent YoY: ▲ 2.45%
• Metro: Bridgeport-Stamford-Norwalk, 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

+153.8% since first listed

32 events — show timeline

• 2026-06-06 Pending — Smart MLS
• 2026-05-13 Listed $159,900 Smart MLS
• 2024-09-16 Sold (MLS) $96,000 Smart MLS
• 2024-09-03 Pending — Smart MLS
• 2024-08-16 Contingent — Smart MLS
• 2024-08-07 Listed $110,000 Smart MLS
• 2019-07-10 Sold (MLS) $38,000 Smart MLS
• 2019-07-08 Listing Removed — Smart MLS
• 2019-06-08 Contingent — Smart MLS
• 2019-03-13 Price Changed $39,900 Smart MLS
• 2019-01-24 Price Changed $44,900 Smart MLS
• 2019-01-10 Relisted — Smart MLS
• 2019-01-10 Listing Removed — Smart MLS
• 2018-12-06 Relisted — Smart MLS
• 2018-12-03 Listing Removed — Smart MLS
• 2018-10-03 Contingent — Smart MLS
• 2018-09-20 Price Changed $49,900 Smart MLS
• 2018-07-09 Listed $54,900 Smart MLS
• 2018-03-11 Listing Removed — Smart MLS
• 2018-02-06 Contingent — Smart MLS
• 2017-11-30 Listed $64,900 Smart MLS
• 2009-01-05 Sold (Public Records) $92,500 Public Records
• 2009-01-04 Sold (MLS) $92,500 Smart MLS
• 2008-10-30 Listed $99,900 Smart MLS
• 2007-04-26 Listing Removed — Smart MLS
• 2007-03-23 Listed $87,500 Smart MLS
• 2007-03-02 Listing Removed — Smart MLS
• 2006-09-14 Listed $89,900 Smart MLS
• 2004-02-23 Sold (MLS) $60,000 Smart MLS
• 2003-08-21 Listed $70,000 Smart MLS
• 1995-11-25 Listing Removed — Smart MLS
• 1995-05-25 Listed $63,000 Smart MLS

Property tax history

-2.7%/yr

Latest (2023): $915 · +0.0% YoY. Source: county tax records.