21 Potvin Ave · Moosup, CT 06354

$215,000

3 bd · 1.5 ba · 960 sqft · SingleFamily public records · 8 Days on market

Built 1989 0.30 ac lot Est $273k · 21% under

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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 +17.2/30.0
• ARV discount +15.0/15.0
• Appreciation +9.6/10.0
• DSCR +5.3/10.0
• 1% rule +4.3/10.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

* * * HIGHEST BEST DEADLINE SUNDAY (4/26) at 7pm * * Single-level ranch offering easy living with great potential. This 3-bedroom, 1-bath home features a functional layout, ready for your personal touch and updates. NEWER ROOF (2024) The fully fenced backyard provides a private outdoor space perfect for pets, entertaining, or future enhancements. A fantastic opportunity to build equity and create something truly your own. Sold As Is.

Key facts

• Functional layout
• 0.3 acre lot
• Built 1989

Tags

• FULLY FENCED BACKYARD
• PRIVATE OUTDOOR SPACE
• FUNCTIONAL LAYOUT

Property features AI

Exterior

• Utilities: Public water connected; Public sewer connected
• Home design: Single-family home
• Construction: Frame construction; Concrete foundation
• Exterior features: Deck; Vinyl siding; Shingle roof

Interior

• Kitchen: Oven/Range; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heat (oil furnace); Fuel tank located in basement; Hot water system (other)
• Interior features: Full basement; Has attic with hatch access; 5 total rooms
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $152 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (7.0% below list).
• Recommended offer: $200k (7.0% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 2.7% in Moosup — 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 67/100 on livability (#113 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: employment D+, amenities F, commute F.
• Plainfield School District (town): math 24% / reading 41% proficiency, ranked #117 of 153 in CT (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Moosup Elementary School (math 32% / reading 47%, grade F, #298 of 553 statewide, top 56%, 291 students, 57% FRL); Plainfield Central School (math 25% / reading 44%, grade F, #124 of 175 statewide, top 72%, 445 students, 57% FRL); Plainfield High School (math 17% / reading 42%, grade F, #139 of 194 statewide, top 74%, 535 students, 49% FRL) — zoned schools average 54% FRL vs 37% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 27 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 149 units permitted in Northeastern Connecticut Planning Region in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k appreciation (9.2% local appreciation)).
• At projected returns (9.2% appreciation + 3.0% rent growth), your $60k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $30k; list at $215k implies a 617% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,000 (7.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.93% ✗
• Cap rate: 7.14%
• Cash-on-cash: 3.03%
• DSCR: 1.13
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $272,640
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Potvin Ave	0.00mi	3/1.0	960 (0%)	1mo	$235,000	$245	97
17 Daggett St	0.19mi	3/1.5	1,050 (+9%)	10mo	$390,762	$372	67
18 Highland St	0.23mi	3/1.5	1,088 (+13%)	10mo	$260,000	$239	59
27 Bitgood Vlg	0.38mi	3/1.0	816 (-15%)	18mo	$232,000	$284	40

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

Projected returns pro-forma

9.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.8%
• Equity multiple: 2.91×
• Total profit: $114,915
• Equity at exit: $181,087

10-year hold

• IRR: 22.1%
• Equity multiple: 6.45×
• Total profit: $328,212
• Equity at exit: $377,845

Cash invested: $60,200 (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 06354

• Home prices YoY: 3.0%
• Active inventory: 27
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$211 /mo · $2,533/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $152

Break-even live

Break-even rent $1,808

Max offer price $215,000

Occupancy floor 87%

Sensitivity live

Price	-10% $274	-5% $213	+0% $152	+5% $91	+10% $30
Rent	-10% $-6	-5% $73	+0% $152	+5% $231	+10% $310
Rate	-1.0pp $260	-0.5pp $207	base $152	+0.5pp $96	+1.0pp $39

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
43-45 E Main St Unit 45 Moosup, CT	3.0	1.0	1100	$2,000	$1.82	4d	1	0.33mi

Listing history 3 events

1. 2026-04-30
   status Under Contract
2. 2026-04-22
   listed $215,000 Active
3. 1989-01-27
   soldstatus $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: $2,533 · $211/mo
• Projected year-2 tax: $3,567 · $297/mo
• Expected delta: +$1,034/yr (+$86/mo · 40.8%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $24,000
• − Mortgage interest: −$12,043
• − Property taxes: −$2,533
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$6,255
• Taxable loss: −$1,746
• Est. tax savings @ 24.0%: +$419
• After-tax cash flow: $2,241/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: Plainfield School District
• NCES district ID: 0903270
• Math proficiency: 24% ▼ -16.00%
• Reading proficiency: 41% ▼ -17.00%
• Median HH income: $62,056
• Composite: 29.36/100
• National rank: #6531
• State rank: #117 of 153 in CT

Livability — Moosup

• Score: 67/100
• State rank: #113
• US rank: #10397

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moosup, CT
• Population (ZIP): 5,840

Population outlook (Northeastern Connecticut County) Hauer SSP2

• By 2040: 104,160

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Asian 6% Hispanic / Latino 5% Two or more races 4% Black 1%
• Common ancestry: Lithuanian 18% Romanian 10% Italian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 93% English-only · Other Indo-European 3% Spanish 2% Chinese 1%

Political lean MEDSL · Northeastern Connecticut

• 2024 margin: R (+15.4) · D 41.5% · R 57.0% · Other 1.5%
• All cycles: 2024: R+15.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.19%
• Current HPI: 318.3935
• 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

+616.7% since first listed

3 events — show timeline

• 2026-04-30 Pending — Smart MLS
• 2026-04-22 Listed $215,000 Smart MLS
• 1989-01-27 Sold (Public Records) $30,000 Public Records

Property tax history

+0.4%/yr

Latest (2022): $2,533 · -0.7% YoY. Source: county tax records.