19 High St · Groton, CT 06340

$375,000

3 bd · 2.0 ba · 1,250 sqft · SingleFamily · 4 Days on market

Built 1940 Good condition 6,098 sqft lot $300/sqft · 31% below area Est $546k · 31% under ↓ 6% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +9.9/30.0
• Condition / age +4.0/5.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• 1% rule +3.0/10.0
• DSCR +2.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 19 High Street - a well-maintained and centrally located 3-bedroom, 2-bath home offering comfort, convenience, and accessibility in the heart of Groton. Just blocks from Electric Boat and Pfizer, this home is ideally situated near shopping, restaurants, and everyday amenities. This excellent location will make walking to work a breeze! Inside, you'll find a bright kitchen and an inviting open floor plan that creates an easy flow for both daily living and entertaining. The spacious first-floor primary bedroom adds flexibility and convenience, while the home's wheelchair-accessible design provides added comfort and functionality. Recent improvements include a new garage and newer

Key facts

• Near shopping
• New garage
• Newer roof

Tags

• CENTRALLY LOCATED
• NEAR SHOPPING
• NEAR RESTAURANTS
• WHEELCHAIR ACCESSIBLE
• NEW GARAGE
• NEWER ROOF

Property features AI

Exterior

• Parking: Attached garage (1); Driveway (private, paved, asphalt); Paved parking; Total of 4 parking spaces
• Utilities: Public water connected; Public sewer connected; Oil fuel tank located in basement
• Home design: Single-family home; Blue exterior
• Construction: Frame construction; Vinyl siding; Asphalt shingle roof; Masonry/stone foundation
• Exterior features: Partial fence; Level and sloping areas; Water community

Interior

• Kitchen: Electric cooktop; Wall oven; Range hood; Refrigerator; Freezer; Disposal
• Bedrooms: 3 bedrooms
• Flooring: Hard/low nap floors
• Bathrooms: 2 full bathrooms
• Heating & cooling: Steam heat (oil-fired); Wall cooling units; Window cooling units; Electric hot water
• Interior features: Auto garage door opener; Cable available; Accessible bath; Exterior curb cuts; Hallways 36+ inches wide; Hard/low nap floors; Low cabinetry; Multiple entries/exits; Roll-under sink(s)
• Laundry & utility: Washer included; Electric dryer included; Laundry on main floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $375k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-236 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $341k (9.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $298k (20.5% below list).
• Recommended offer: $298k (20.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.0% in Groton — 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 71/100 on livability (#90 in CT) — a middle-class / working-renter tenant base. Strengths: crime A, housing A, health & safety A; Watch: employment C-, amenities F, commute F.
• Groton School District (suburban): math 32% / reading 50% proficiency, ranked #96 of 153 in CT (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Groton Middle School (math 28% / reading 47%, grade F, #112 of 175 statewide, top 66%, 907 students, 47% FRL); Robert E. Fitch High School (math 37% / reading 61%, grade D, #90 of 194 statewide, top 46%, 1,005 students, 43% FRL).
• Market conditions: Rents rising (+3.8%/yr); 93 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 487 units permitted in Southeastern Connecticut Planning Region in 2024 (244 in 5+ unit buildings).
• This rent runs 44% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $298,169 (20.5% 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. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.80% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.70%
• DSCR: 0.88
• GRM: 10.5

CMA / ARV

• ARV (median comp): $546,360
• List price: $375,000
• Delta: -26.97%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
191 Prospect Hill Rd	0.53mi	3/1.5	1,064 (-15%)	10mo	$435,000	$409	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.75% rent growth · sell at horizon

5-year hold

• IRR: -19.9%
• Equity multiple: 0.30×
• Total profit: $-73,486
• Equity at exit: $55,914

10-year hold

• IRR: -11.3%
• Equity multiple: 0.30×
• Total profit: $-73,718
• Equity at exit: $32,423

Cash invested: $105,000 (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 06340

• Home prices YoY: -27.9%
• Rents YoY: 3.8%
• Active inventory: 93
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,982 medium
• Mortgage (P&I): −$1,967
• Tax est. 1.5%: −$469 /mo · $5,625/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$626
• Net cashflow: $-236

Break-even live

Break-even rent $3,280

Max offer price $340,850

Occupancy floor —

Sensitivity live

Price	-10% $23	-5% $-106	+0% $-236	+5% $-366	+10% $-495
Rent	-10% $-472	-5% $-354	+0% $-236	+5% $-118	+10% $0
Rate	-1.0pp $-47	-0.5pp $-141	base $-236	+0.5pp $-333	+1.0pp $-432

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42 Noble Ave Groton, CT	3.0	1.0	984	$6,500	$6.61	22d	1	0.40mi
201 Seneca Dr Groton, CT	4.0	2.0	1336	$10,000	$7.49	45d	1	0.60mi
270 Elm St Groton, CT	3.0	1.0	1300	$6,500	$5.00	15d	1	0.82mi
73 Warren Ave Mystic, CT	3.0	1.5	1432	$3,000	$2.09	15d	1	1.03mi
21 Atlantic Ave Groton, CT	4.0	2.0	1520	$25,000	$16.45	22d	1	1.30mi
13 Pacific St Groton, CT	3.0	1.5	1520	$18,500	$12.17	22d	1	1.40mi

Listing history 18 events

1. 2026-06-22
   days on market $375,000 Active 4 DOM
2. 2026-06-19
   days on market $375,000 Active 2 DOM
3. 2026-06-17
   pricedays on marketlisting id $375,000 Active 1 DOM
4. 2026-06-16
   days on market $399,000 Active 41 DOM
5. 2026-06-15
   days on market $399,000 Active 40 DOM
6. 2026-06-14
   days on market $399,000 Active 38 DOM
7. 2026-06-13
   days on market $399,000 Active 37 DOM
8. 2026-06-10
   days on market $399,000 Active 35 DOM
9. 2026-06-09
   days on market $399,000 Active 34 DOM
10. 2026-06-08
    days on market $399,000 Active 33 DOM
11. 2026-06-07
    days on market $399,000 Active 32 DOM
12. 2026-06-05
    days on market $399,000 Active 29 DOM
13. 2026-06-03
    days on market $399,000 Active 28 DOM
14. 2026-06-02
    days on market $399,000 Active 27 DOM
15. 2026-06-01
    days on market $399,000 Active 26 DOM
16. 2026-05-31
    days on market $399,000 Active 25 DOM
17. 2026-05-30
    days on market $399,000 Active 24 DOM
18. 2026-05-05
    listed $399,000 Active 1060-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $35,780
• − Mortgage interest: −$21,006
• − Property taxes: −$5,625
• − Insurance: −$1,875
• − Repairs & maintenance: −$2,862
• − Management: −$2,862
• − Depreciation: −$10,909
• Taxable loss: −$9,359
• Est. tax savings @ 24.0%: +$2,246
• After-tax cash flow: $-586/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.

Condition & rehab AI · 30 photos

Good 80/100 Cosmetic rehab

This well-maintained and centrally located home offers a good balance of comfort and accessibility, with recent improvements and a good condition score.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both replace air filter — improves air quality and HVAC efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both replace air filter — improves air quality and HVAC efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Groton School District
• NCES district ID: 0901770
• Math proficiency: 32% ▼ -16.00%
• Reading proficiency: 50% ▼ -10.00%
• Median HH income: $60,709
• Composite: 36.28/100
• National rank: #4702
• State rank: #96 of 153 in CT

Livability — Groton

• Score: 71/100
• State rank: #90
• US rank: #7096

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Noank, CT
• County: New London County · 147,197 people
• City population: 42,036
• Metro: Norwich-New London, CT
• Population (ZIP): 29,863
• Household income: $81,792
• Rent vs Own: 55.5% rent · 44.5% own
• Severe rent burden: 1710.0

Population outlook (Southeastern Connecticut County) Hauer SSP2

• By 2040: 293,442

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 15% Two or more races 11% Asian 7% Black 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Dominican 1%
• Common ancestry: Romanian 5% Lithuanian 4% Slovak 3%
• Foreign-born: 9% · Canada, Vietnam, China
• Languages at home: 87% English-only · Spanish 6% Tagalog/Filipino 2% Other Indo-European 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: ▼ -97.61%
• Current HPI: 252.846
• Rent YoY: ▲ 3.75%
• Metro: Norwich-New London, 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

-6.0% since first listed

3 events — show timeline

• 2026-06-16 Listing Removed — Smart MLS
• 2026-06-15 Listed $375,000 Smart MLS
• 2026-05-05 Listed $399,000 Smart MLS