2 Montauk Rd · East Hartford, CT 06118

$53,000

2 bd · 1.0 ba · 684 sqft · Manufactured public records · 94 Days on market

Built 1965 $77/sqft · at area comps Est $53k · at est. $704/mo HOA · 42% 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 +7.4/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Affordable and move-in ready! This well-maintained 2-bedroom, 1-bath mobile home offers comfortable single-level living with several updates throughout. The home features newer flooring that flows nicely through the living areas, creating a warm and inviting space. The kitchen has been refreshed with updated appliances and provides plenty of cabinet and counter space. The open living area offers great natural light and a functional layout for everyday living. Both bedrooms are nicely sized with good closet space. The home also includes the convenience of an in-unit washer and dryer. Whether you're looking to downsize or searching for an affordable housing option, this home offers great value and easy living.

Key facts

• Updated appliances
• Newer flooring
• Built 1965

Tags

• NEWER FLOORING
• UPDATED APPLIANCES
• IN-UNIT WASHER AND DRYER

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $53k.

Deal economics

• At list price, monthly cash flow is $245 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $53k).
• Recommended offer: $48k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 4.2% in East Hartford — 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 73/100 on livability (#76 in CT) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, commute A-; Watch: schools D+, amenities F, health & safety F.
• East Hartford School District (urban): math 17% / reading 30% proficiency, ranked #140 of 153 in CT (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 100 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $366 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 $15k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 16y ago; this cycle's ask has dropped $10k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $10k; list at $53k implies a 430% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 42% of rent.

Recommended offer $48,230 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 3.14% ✓
• Cap rate: 11.84%
• Cash-on-cash: 19.81%
• DSCR: 1.88
• GRM: 2.7

CMA / ARV

• ARV (median comp): $52,933
• List price: $53,000
• Delta: 0.13%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.6%
• Equity multiple: 1.50×
• Total profit: $7,470
• Equity at exit: $7,902

10-year hold

• IRR: 21.9%
• Equity multiple: 2.92×
• Total profit: $28,452
• Equity at exit: $4,582

Cash invested: $14,840 (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 06118

• Home prices YoY: -33.7%
• Active inventory: 100
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,665 medium
• Mortgage (P&I): −$278
• Tax from tax record: −$66 /mo · $795/yr
• Insurance: −$22
• HOA: −$704
• Vacancy / Maint / Mgmt: −$350
• Net cashflow: $245

Break-even live

Break-even rent $1,355

Max offer price $53,000

Occupancy floor 80%

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: $13,250
• Closing costs: $1,590
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
49 Brewster Rd Unit C Glastonbury, CT	1.0	1.0	670	$1,600	$2.39	3d	1	1.40mi

HOA detail

• Monthly dues: $704 · $8,448/yr

Listing history 33 events

1. 2026-06-18
   days on market $53,000 Active 94 DOM
2. 2026-06-17
   days on market $53,000 Active 93 DOM
3. 2026-06-16
   days on market $53,000 Active 92 DOM
4. 2026-06-15
   days on market $53,000 Active 91 DOM
5. 2026-06-13
   days on market $53,000 Active 89 DOM
6. 2026-06-10
   days on market $53,000 Active 86 DOM
7. 2026-06-09
   days on market $53,000 Active 85 DOM
8. 2026-06-08
   days on market $53,000 Active 84 DOM
9. 2026-06-07
   statusdays on market $53,000 Active 83 DOM
10. 2026-04-15
    price $53,000 717-char remark

    Show marketing remark (717 chars)

    Affordable and move-in ready! This well-maintained 2-bedroom, 1-bath mobile home offers comfortable single-level living with several updates throughout. The home features newer flooring that flows nicely through the living areas, creating a warm and inviting space. The kitchen has been refreshed with updated appliances and provides plenty of cabinet and counter space. The open living area offers great natural light and a functional layout for everyday living. Both bedrooms are nicely sized with good closet space. The home also includes the convenience of an in-unit washer and dryer. Whether you're looking to downsize or searching for an affordable housing option, this home offers great value and easy living.

11. 2026-03-31
    status Active 717-char remark

    Show marketing remark (717 chars)

    Affordable and move-in ready! This well-maintained 2-bedroom, 1-bath mobile home offers comfortable single-level living with several updates throughout. The home features newer flooring that flows nicely through the living areas, creating a warm and inviting space. The kitchen has been refreshed with updated appliances and provides plenty of cabinet and counter space. The open living area offers great natural light and a functional layout for everyday living. Both bedrooms are nicely sized with good closet space. The home also includes the convenience of an in-unit washer and dryer. Whether you're looking to downsize or searching for an affordable housing option, this home offers great value and easy living.

12. 2026-03-25
    status Under Contract 717-char remark

    Show marketing remark (717 chars)

    Affordable and move-in ready! This well-maintained 2-bedroom, 1-bath mobile home offers comfortable single-level living with several updates throughout. The home features newer flooring that flows nicely through the living areas, creating a warm and inviting space. The kitchen has been refreshed with updated appliances and provides plenty of cabinet and counter space. The open living area offers great natural light and a functional layout for everyday living. Both bedrooms are nicely sized with good closet space. The home also includes the convenience of an in-unit washer and dryer. Whether you're looking to downsize or searching for an affordable housing option, this home offers great value and easy living.

13. 2026-03-02
    listed $63,000 Active 717-char remark

    Show marketing remark (717 chars)

    Affordable and move-in ready! This well-maintained 2-bedroom, 1-bath mobile home offers comfortable single-level living with several updates throughout. The home features newer flooring that flows nicely through the living areas, creating a warm and inviting space. The kitchen has been refreshed with updated appliances and provides plenty of cabinet and counter space. The open living area offers great natural light and a functional layout for everyday living. Both bedrooms are nicely sized with good closet space. The home also includes the convenience of an in-unit washer and dryer. Whether you're looking to downsize or searching for an affordable housing option, this home offers great value and easy living.

14. 2018-04-06
    soldstatus $10,000 Closed 118-char remark

    Show marketing remark (118 chars)

    Corner lot, shed, porch, two bedrooms. Monthly lot fee $480. All residents over 18 years are subject to park approval.

15. 2018-04-06
    soldstatus $10,000

    Show marketing remark (118 chars)

    Corner lot, shed, porch, two bedrooms. Monthly lot fee $480. All residents over 18 years are subject to park approval.

16. 2017-12-28
    status Under Contract 118-char remark

    Show marketing remark (118 chars)

    Corner lot, shed, porch, two bedrooms. Monthly lot fee $480. All residents over 18 years are subject to park approval.

17. 2017-12-06
    listed $14,000 Active 118-char remark

    Show marketing remark (118 chars)

    Corner lot, shed, porch, two bedrooms. Monthly lot fee $480. All residents over 18 years are subject to park approval.

18. 2016-02-29
    soldstatus $12,000
19. 2016-02-29
    soldstatus $12,000
20. 2016-02-10
    historical
21. 2015-10-13
    listed $15,000
22. 2015-10-12
    historical
23. 2015-03-09
    listed $15,000
24. 2012-07-06
    soldstatus $18,000
25. 2012-07-06
    soldstatus $18,000
26. 2012-05-22
    listed $20,000
27. 2012-03-31
    historical
28. 2011-11-15
    listed $26,900
29. 2011-10-24
    historical
30. 2011-04-17
    listed $26,900
31. 2010-11-17
    soldstatus $24,000
32. 2010-10-01
    historical
33. 2010-07-02
    listed $30,000

ⓘ 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: $795 · $66/mo
• Projected year-2 tax: $965 · $80/mo
• Expected delta: +$170/yr (+$14/mo · 21.3%)

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

Taxation est. · year 1

• Rental income: $19,978
• − Mortgage interest: −$2,969
• − Property taxes: −$795
• − Insurance: −$265
• − Repairs & maintenance: −$1,598
• − Management: −$1,598
• − HOA: −$8,448
• − Depreciation: −$1,542
• Taxable income: $2,763
• Est. tax owed @ 24.0%: −$663
• After-tax cash flow: $2,276/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: East Hartford School District
• NCES district ID: 0901260
• Math proficiency: 17% ▼ -5.00%
• Reading proficiency: 30% ▼ -7.00%
• Median HH income: $49,691
• Composite: 20.74/100
• National rank: #8519
• State rank: #140 of 153 in CT

Livability — East Hartford

• Score: 73/100
• State rank: #76
• US rank: #5527

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Hartford, CT
• County: Hartford County · 754,208 people
• City population: 50,918
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 27,419
• Household income: $79,740
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 820.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 40% Hispanic / Latino 33% Black 20% Two or more races 14% Asian 4%
• Hispanic origin (detail): Puerto Rican 22% Dominican 3%
• Common ancestry: Romanian 4% Lithuanian 4% Scotch-Irish 2%
• Foreign-born: 17% · Canada, Vietnam, Jamaica
• Languages at home: 65% English-only · Spanish 23% Other Indo-European 3% Russian/Polish/Slavic 2%

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: ▼ -127.16%
• Current HPI: 250.5647
• Rent YoY: —
• 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

+76.7% since first listed

24 events — show timeline

• 2026-04-15 Price Changed $53,000 Smart MLS
• 2026-03-31 Relisted — Smart MLS
• 2026-03-25 Pending — Smart MLS
• 2026-03-02 Listed $63,000 Smart MLS
• 2018-04-06 Sold (Public Records) $10,000 Public Records
• 2018-04-06 Sold (MLS) $10,000 Smart MLS
• 2017-12-28 Pending — Smart MLS
• 2017-12-06 Listed $14,000 Smart MLS
• 2016-02-29 Sold (Public Records) $12,000 Public Records
• 2016-02-29 Sold (MLS) $12,000 Smart MLS
• 2016-02-10 Listing Removed — Smart MLS
• 2015-10-13 Listed $15,000 Smart MLS
• 2015-10-12 Listing Removed — Smart MLS
• 2015-03-09 Listed $15,000 Smart MLS
• 2012-07-06 Sold (Public Records) $18,000 Public Records
• 2012-07-06 Sold (MLS) $18,000 Smart MLS
• 2012-05-22 Listed $20,000 Smart MLS
• 2012-03-31 Listing Removed — Smart MLS
• 2011-11-15 Listed $26,900 Smart MLS
• 2011-10-24 Listing Removed — Smart MLS
• 2011-04-17 Listed $26,900 Smart MLS
• 2010-11-17 Sold (Public Records) $24,000 Public Records
• 2010-10-01 Listing Removed — Smart MLS
• 2010-07-02 Listed $30,000 Smart MLS

Property tax history

+0.9%/yr

Latest (2025): $795 · +4.3% YoY. Source: county tax records.