4 Rosemarie Ct · Norwich, CT 06339

$349,900

3 bd · 2.0 ba · 1,568 sqft · Other · 29 Days on market

Built 2023 0.34 ac lot $223/sqft · at area comps Est $356k · at est.

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Why this score? — see what drove the D- 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 +12.3/30.0
• ARV discount +8.3/15.0
• Livability +4.0/5.0
• Schools +3.9/10.0
• DSCR +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Location! .34 Acre lot on a QUITE dead end Street! Septic in place, new 1000 gal tank in 1997, CITY water & electric on lot. Close to the Casinos, EB, Pfizer, Backus & Hospitals, Sub Base, Coast Guard Academy and Colleges. See attachments, its all there possibly just build and hook in (formally had a mobile home on the lot.

Key facts

• Unfinished basement
• First floor bedroom
• 0.34 acre lot

Tags

• CENTER ISLAND KITCHEN
• BREAKFAST DINING AREA
• FULL BATH WITH LAUNDRY
• FIRST FLOOR BEDROOM
• LARGE WALK IN CLOSETS
• UNFINISHED BASEMENT

Property features AI

Exterior

• Parking: Paved parking; 4 parking spaces
• Utilities: Public water connected; Septic sewage system; Ridge vents; Thermopane windows
• Home design: Single-family home for sale; Sage exterior color
• Construction: Frame construction; Concrete foundation; Asphalt shingle roof; Vinyl siding
• Exterior features: Gutters; Lot in a subdivision; Lightly wooded lot; Sloping lot; Open lot

Interior

• Kitchen: Oven/Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot air heating; Electric heat fuel
• Interior features: Open floor plan; Crawl space basement
• Laundry & utility: Laundry in first-floor bathroom; Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $350k.

Deal economics

• At list price, monthly cash flow is $-62 ($-745/yr) — negative.
• To cash-flow at today's rent, offer at most $339k (3.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (26.2% below list).
• Recommended offer: $258k (26.2% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.2% in Norwich — 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 81/100 on livability (#18 in CT, #1,391 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, commute A-.
• Ledyard School District (rural): math 34% / reading 49% proficiency, ranked #92 of 153 in CT (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Ledyard Middle School (math 28% / reading 43%, grade F, #120 of 175 statewide, top 70%, 534 students, 27% FRL); Ledyard High School (math 42% / reading 67%, grade C-, #63 of 194 statewide, top 39%, 743 students, 25% FRL).
• Market conditions: 36 active listings in the ZIP; 487 units permitted in Southeastern Connecticut Planning Region in 2024 (244 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y ago; this cycle's ask has dropped $50k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $350k implies a 944% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $258,273 (26.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.74% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.76%
• DSCR: 0.97
• GRM: 11.3

CMA / ARV

• ARV (median comp): $355,928
• List price: $349,900
• Delta: -1.69%
• Verdict: FAIR
• Comps: 16 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -17.6%
• Equity multiple: 0.38×
• Total profit: $-60,808
• Equity at exit: $52,171

10-year hold

• IRR: -9.8%
• Equity multiple: 0.40×
• Total profit: $-58,673
• Equity at exit: $30,253

Cash invested: $97,972 (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 06339

• Home prices YoY: -19.4%
• Active inventory: 36
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,583 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$122 /mo · $1,461/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $-62

Break-even live

Break-even rent $2,661

Max offer price $338,931

Occupancy floor 97%

Sensitivity live

Price	-10% $136	-5% $37	+0% $-62	+5% $-161	+10% $-260
Rent	-10% $-266	-5% $-164	+0% $-62	+5% $40	+10% $142
Rate	-1.0pp $114	-0.5pp $27	base $-62	+0.5pp $-153	+1.0pp $-245

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-13
   statusdays on market $349,900 Under Contract 29 DOM
2. 2026-06-10
   days on market $349,900 Active 28 DOM
3. 2026-06-09
   days on market $349,900 Active 27 DOM
4. 2026-06-08
   days on market $349,900 Active 26 DOM
5. 2026-06-07
   days on market $349,900 Active 25 DOM
6. 2026-06-05
   days on market $349,900 Active 22 DOM
7. 2026-06-03
   days on market $349,900 Active 21 DOM
8. 2026-06-02
   pricedays on market $349,900 Active 20 DOM
9. 2026-06-01
   days on market $399,900 Active 19 DOM
10. 2026-05-31
    days on market $399,900 Active 18 DOM
11. 2026-05-30
    days on market $399,900 Active 17 DOM
12. 2026-05-12
    listed $399,900 Active 1054-char remark
13. 2022-09-13
    soldstatus $33,500 Closed 339-char remark

    Show marketing remark (339 chars)

    Great Location! .34 Acre lot on a QUITE dead end Street! Septic in place, new 1000 gal tank in 1997, CITY water & electric on lot. Close to the Casinos, EB, Pfizer, Backus & Hospitals, Sub Base, Coast Guard Academy and Colleges. See attachments, its all there possibly just build and hook in (formally had a mobile home on the lot.

14. 2022-09-13
    soldstatus $33,500

    Show marketing remark (339 chars)

    Great Location! .34 Acre lot on a QUITE dead end Street! Septic in place, new 1000 gal tank in 1997, CITY water & electric on lot. Close to the Casinos, EB, Pfizer, Backus & Hospitals, Sub Base, Coast Guard Academy and Colleges. See attachments, its all there possibly just build and hook in (formally had a mobile home on the lot.

15. 2022-08-03
    historical Under Contract - Continue to Show 339-char remark

    Show marketing remark (339 chars)

    Great Location! .34 Acre lot on a QUITE dead end Street! Septic in place, new 1000 gal tank in 1997, CITY water & electric on lot. Close to the Casinos, EB, Pfizer, Backus & Hospitals, Sub Base, Coast Guard Academy and Colleges. See attachments, its all there possibly just build and hook in (formally had a mobile home on the lot.

16. 2022-07-01
    price $40,000 339-char remark

    Show marketing remark (339 chars)

    Great Location! .34 Acre lot on a QUITE dead end Street! Septic in place, new 1000 gal tank in 1997, CITY water & electric on lot. Close to the Casinos, EB, Pfizer, Backus & Hospitals, Sub Base, Coast Guard Academy and Colleges. See attachments, its all there possibly just build and hook in (formally had a mobile home on the lot.

17. 2022-06-16
    price $36,900 339-char remark

    Show marketing remark (339 chars)

    Great Location! .34 Acre lot on a QUITE dead end Street! Septic in place, new 1000 gal tank in 1997, CITY water & electric on lot. Close to the Casinos, EB, Pfizer, Backus & Hospitals, Sub Base, Coast Guard Academy and Colleges. See attachments, its all there possibly just build and hook in (formally had a mobile home on the lot.

18. 2022-04-05
    price $40,900 339-char remark

    Show marketing remark (339 chars)

    Great Location! .34 Acre lot on a QUITE dead end Street! Septic in place, new 1000 gal tank in 1997, CITY water & electric on lot. Close to the Casinos, EB, Pfizer, Backus & Hospitals, Sub Base, Coast Guard Academy and Colleges. See attachments, its all there possibly just build and hook in (formally had a mobile home on the lot.

19. 2021-09-29
    price $44,900 339-char remark

    Show marketing remark (339 chars)

    Great Location! .34 Acre lot on a QUITE dead end Street! Septic in place, new 1000 gal tank in 1997, CITY water & electric on lot. Close to the Casinos, EB, Pfizer, Backus & Hospitals, Sub Base, Coast Guard Academy and Colleges. See attachments, its all there possibly just build and hook in (formally had a mobile home on the lot.

20. 2021-05-22
    listed $49,900 Active 339-char remark

    Show marketing remark (339 chars)

    Great Location! .34 Acre lot on a QUITE dead end Street! Septic in place, new 1000 gal tank in 1997, CITY water & electric on lot. Close to the Casinos, EB, Pfizer, Backus & Hospitals, Sub Base, Coast Guard Academy and Colleges. See attachments, its all there possibly just build and hook in (formally had a mobile home on the lot.

21. 2020-11-02
    historical
22. 2020-02-05
    price $44,900
23. 2019-11-10
    listed $49,900 Active
24. 2019-10-31
    historical
25. 2018-06-25
    price $49,900
26. 2018-04-16
    listed $59,900 Active
27. 2018-03-11
    historical
28. 2017-03-10
    listed $59,900 Active
29. 2010-12-13
    soldstatus $35,000
30. 2010-12-10
    soldstatus $35,000
31. 2010-08-06
    listed $48,000
32. 2005-08-18
    soldstatus $60,000
33. 2005-08-17
    soldstatus $60,000
34. 2005-06-22
    listed $69,900
35. 1996-06-03
    soldstatus $15,000

ⓘ 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: $1,461 · $122/mo
• Projected year-2 tax: $4,474 · $373/mo
• Expected delta: +$3,013/yr (+$251/mo · 206.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,993
• − Mortgage interest: −$19,600
• − Property taxes: −$1,461
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,479
• − Management: −$2,479
• − Depreciation: −$10,179
• Taxable loss: −$6,955
• Est. tax savings @ 24.0%: +$1,669
• After-tax cash flow: $924/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: Ledyard School District
• NCES district ID: 0902160
• Math proficiency: 34% ▼ -12.00%
• Reading proficiency: 49% ▼ -6.00%
• Median HH income: $84,854
• Composite: 39.02/100
• National rank: #4064
• State rank: #92 of 153 in CT

Livability — Norwich

• Score: 81/100
• State rank: #18
• US rank: #1391

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 37,216
• Population (ZIP): 9,263

Population outlook (Southeastern Connecticut County) Hauer SSP2

• By 2040: 293,442

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 9% Two or more races 6% Asian 3% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5%
• Common ancestry: Romanian 4% Italian 2% Lithuanian 2%
• Foreign-born: 5% · Canada, China, Jamaica
• Languages at home: 91% English-only · Spanish 5% Chinese 2% Russian/Polish/Slavic 1%

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: ▼ -61.39%
• Current HPI: 255.764
• 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

+2232.7% since first listed

26 events — show timeline

• 2026-06-11 Pending — Smart MLS
• 2026-06-01 Price Changed $349,900 Smart MLS
• 2026-05-12 Listed $399,900 Smart MLS
• 2022-09-13 Sold (Public Records) $33,500 Public Records
• 2022-09-13 Sold (MLS) $33,500 Smart MLS
• 2022-08-03 Contingent — Smart MLS
• 2022-07-01 Price Changed $40,000 Smart MLS
• 2022-06-16 Price Changed $36,900 Smart MLS
• 2022-04-05 Price Changed $40,900 Smart MLS
• 2021-09-29 Price Changed $44,900 Smart MLS
• 2021-05-22 Listed $49,900 Smart MLS
• 2020-11-02 Listing Removed — Smart MLS
• 2020-02-05 Price Changed $44,900 Smart MLS
• 2019-11-10 Listed $49,900 Smart MLS
• 2019-10-31 Listing Removed — Smart MLS
• 2018-06-25 Price Changed $49,900 Smart MLS
• 2018-04-16 Listed $59,900 Smart MLS
• 2018-03-11 Listing Removed — Smart MLS
• 2017-03-10 Listed $59,900 Smart MLS
• 2010-12-13 Sold (Public Records) $35,000 Public Records
• 2010-12-10 Sold (MLS) $35,000 Smart MLS
• 2010-08-06 Listed $48,000 Smart MLS
• 2005-08-18 Sold (Public Records) $60,000 Public Records
• 2005-08-17 Sold (MLS) $60,000 Smart MLS
• 2005-06-22 Listed $69,900 Smart MLS
• 1996-06-03 Sold (Public Records) $15,000 Public Records

Property tax history

+1.7%/yr

Latest (2023): $1,461 · +2.2% YoY. Source: county tax records.