42 Miry Brook Rd Lot 30 · Danbury, CT 06810

$165,000

2 bd · 1.0 ba · 530 sqft · Manufactured public records · 43 Days on market

Built 1965 $311/sqft · 52% above area $750/mo HOA · 33% of rent

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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 +15.4/30.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ready for your renovations, this mobile home is waiting for its new owner. Bring your creative energy and some sweat equity and turn it into your dream home. The property is cleared and ready for full rehab. There are no appliances or running utilities. There is a furnace and the owner has no knowledge of it's functionality. The fully renovated home in this community are selling for up to $120,000. This is a great opportunity for building quick equity and enjoy a newly renovated home. Please note that this is a co-op. The park management requires an application and it's approval.

Key facts

• New kitchen
• New bathroom
• New siding

Tags

• NEW KITCHEN
• NEW BATHROOM
• NEW FLOORING
• NEW ROOF
• NEW SIDING

Property features AI

Finance

• Other: Located in Shady Acres Mobile Park, Fairfield County, Connecticut
• HOA & community: Homeowners association with monthly fee; HOA fee approximately $750 per month; HOA covers grounds maintenance, trash pickup, snow removal, water, sewer, and property management

Exterior

• Utilities: Public water connected; Public sewer connected; Electric service
• Home design: Single-family home
• Construction: Frame and steel construction; Slab foundation; Built (year not provided)
• Exterior features: Level lot; Aluminum siding; Shingle roof

Interior

• Kitchen: Gas range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric hot air heating; Propane hot water with 30-gallon tank
• Interior features: Total of 4 rooms; No basement
• Laundry & utility: Washer; Electric dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $64 ($771/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $160k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.8% vs local median 3.6% in Danbury — 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 76/100 on livability (#51 in CT, #3,379 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: amenities F, cost of living F.
• Danbury School District (urban): math 19% / reading 32% proficiency, ranked #131 of 153 in CT (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Danbury High School (math 19% / reading 41%, grade F, #137 of 194 statewide, top 70%, 3,590 students, 48% FRL).
• Market conditions: Rents rising (+3.1%/yr); 197 active listings in the ZIP; solid renter incomes; 1,151 units permitted in Western Connecticut Planning Region in 2024 (714 in 5+ unit buildings).
• This rent runs 35% of the median local income ($77k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($160k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $22k; list at $165k implies a 650% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.
• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.37% ✓
• Cap rate: 6.76%
• Cash-on-cash: 1.67%
• DSCR: 1.07
• GRM: 6.1

CMA / ARV

• ARV (median comp): $108,303
• List price: $165,000
• Delta: 52.35%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.08% rent growth · sell at horizon

5-year hold

• IRR: -13.2%
• Equity multiple: 0.52×
• Total profit: $-22,072
• Equity at exit: $24,602

10-year hold

• IRR: -3.7%
• Equity multiple: 0.75×
• Total profit: $-11,620
• Equity at exit: $14,266

Cash invested: $46,200 (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 06810

• Rents YoY: 3.1%
• Active inventory: 197
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,256 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$34 /mo · $410/yr
• Insurance: −$69
• HOA: −$750
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $64

Break-even live

Break-even rent $2,175

Max offer price $165,000

Occupancy floor 92%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $750 · $9,000/yr

Listing history 21 events

1. 2026-06-18
   days on market $165,000 Active 43 DOM
2. 2026-06-17
   days on market $165,000 Active 42 DOM
3. 2026-06-16
   days on market $165,000 Active 41 DOM
4. 2026-06-15
   days on market $165,000 Active 40 DOM
5. 2026-06-13
   days on market $165,000 Active 38 DOM
6. 2026-06-10
   days on market $165,000 Active 35 DOM
7. 2026-06-09
   days on market $165,000 Active 34 DOM
8. 2026-06-08
   days on market $165,000 Active 33 DOM
9. 2026-06-07
   days on market $165,000 Active 32 DOM
10. 2026-06-05
    days on market $165,000 Active 29 DOM
11. 2026-06-03
    days on market $165,000 Active 28 DOM
12. 2026-06-03
    days on market $165,000 Active 27 DOM
13. 2026-06-01
    days on market $165,000 Active 26 DOM
14. 2026-05-31
    days on market $165,000 Active 25 DOM
15. 2026-05-04
    listed $165,000 Active 312-char remark
16. 2025-06-26
    status Under Contract 586-char remark

    Show marketing remark (586 chars)

    Ready for your renovations, this mobile home is waiting for its new owner. Bring your creative energy and some sweat equity and turn it into your dream home. The property is cleared and ready for full rehab. There are no appliances or running utilities. There is a furnace and the owner has no knowledge of it's functionality. The fully renovated home in this community are selling for up to $120,000. This is a great opportunity for building quick equity and enjoy a newly renovated home. Please note that this is a co-op. The park management requires an application and it's approval.

17. 2025-06-26
    soldstatus $22,000 Closed 586-char remark

    Show marketing remark (586 chars)

    Ready for your renovations, this mobile home is waiting for its new owner. Bring your creative energy and some sweat equity and turn it into your dream home. The property is cleared and ready for full rehab. There are no appliances or running utilities. There is a furnace and the owner has no knowledge of it's functionality. The fully renovated home in this community are selling for up to $120,000. This is a great opportunity for building quick equity and enjoy a newly renovated home. Please note that this is a co-op. The park management requires an application and it's approval.

18. 2025-05-18
    historical Under Contract - Continue to Show 586-char remark

    Show marketing remark (586 chars)

    Ready for your renovations, this mobile home is waiting for its new owner. Bring your creative energy and some sweat equity and turn it into your dream home. The property is cleared and ready for full rehab. There are no appliances or running utilities. There is a furnace and the owner has no knowledge of it's functionality. The fully renovated home in this community are selling for up to $120,000. This is a great opportunity for building quick equity and enjoy a newly renovated home. Please note that this is a co-op. The park management requires an application and it's approval.

19. 2025-05-02
    price $35,000 586-char remark

    Show marketing remark (586 chars)

    Ready for your renovations, this mobile home is waiting for its new owner. Bring your creative energy and some sweat equity and turn it into your dream home. The property is cleared and ready for full rehab. There are no appliances or running utilities. There is a furnace and the owner has no knowledge of it's functionality. The fully renovated home in this community are selling for up to $120,000. This is a great opportunity for building quick equity and enjoy a newly renovated home. Please note that this is a co-op. The park management requires an application and it's approval.

20. 2025-04-16
    price $40,000 586-char remark

    Show marketing remark (586 chars)

    Ready for your renovations, this mobile home is waiting for its new owner. Bring your creative energy and some sweat equity and turn it into your dream home. The property is cleared and ready for full rehab. There are no appliances or running utilities. There is a furnace and the owner has no knowledge of it's functionality. The fully renovated home in this community are selling for up to $120,000. This is a great opportunity for building quick equity and enjoy a newly renovated home. Please note that this is a co-op. The park management requires an application and it's approval.

21. 2025-03-26
    listed $50,000 Active 586-char remark

    Show marketing remark (586 chars)

    Ready for your renovations, this mobile home is waiting for its new owner. Bring your creative energy and some sweat equity and turn it into your dream home. The property is cleared and ready for full rehab. There are no appliances or running utilities. There is a furnace and the owner has no knowledge of it's functionality. The fully renovated home in this community are selling for up to $120,000. This is a great opportunity for building quick equity and enjoy a newly renovated home. Please note that this is a co-op. The park management requires an application and it's approval.

ⓘ 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: $410 · $34/mo
• Projected year-2 tax: $1,970 · $164/mo
• Expected delta: +$1,560/yr (+$130/mo · 380.6%)

ⓘ 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 4/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,076
• − Mortgage interest: −$9,243
• − Property taxes: −$410
• − Insurance: −$825
• − Repairs & maintenance: −$2,166
• − Management: −$2,166
• − HOA: −$9,000
• − Depreciation: −$4,800
• Taxable loss: −$1,534
• Est. tax savings @ 24.0%: +$368
• After-tax cash flow: $1,140/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: Danbury School District
• NCES district ID: 0901020
• Math proficiency: 19% ▼ -17.00%
• Reading proficiency: 32% ▼ -16.00%
• Median HH income: $65,793
• Composite: 23.93/100
• National rank: #7784
• State rank: #131 of 153 in CT

Livability — Danbury

• Score: 76/100
• State rank: #51
• US rank: #3379

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Danbury, CT
• County: Fairfield County · 765,532 people
• City population: 87,061
• Metro: Bridgeport-Stamford-Norwalk, CT
• Population (ZIP): 55,833
• Household income: $76,933
• Rent vs Own: 59.5% rent · 40.5% own
• Severe rent burden: 3255.0

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Hispanic / Latino 37% White 35% Two or more races 19% Black 12% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3% Dominican 6%
• Common ancestry: Estonian 8% Russian 4% Romanian 3%
• Foreign-born: 41% · Canada, Jamaica, Dominican Republic
• Languages at home: 48% English-only · Spanish 32% Other Indo-European 16% Other Asian/Pacific 1%

Political lean MEDSL · Western Connecticut

• 2024 margin: D (+19.1) · D 58.8% · R 39.7% · Other 1.6%
• All cycles: 2024: D+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -309.71%
• Current HPI: 286.5484
• Rent YoY: ▲ 3.08%
• 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

+230.0% since first listed

9 events — show timeline

• 2026-05-22 Relisted — Smart MLS
• 2026-05-20 Pending — Smart MLS
• 2026-05-04 Listed $165,000 Smart MLS
• 2025-06-26 Pending — Smart MLS
• 2025-06-26 Sold (MLS) $22,000 Smart MLS
• 2025-05-18 Contingent — Smart MLS
• 2025-05-02 Price Changed $35,000 Smart MLS
• 2025-04-16 Price Changed $40,000 Smart MLS
• 2025-03-26 Listed $50,000 Smart MLS

Property tax history

+6.7%/yr

Latest (2023): $410 · +190.8% YoY. Source: county tax records.