525 E Main St Lot 71 · Branford, CT 06405

$90,000

1 bd · 1.5 ba · 818 sqft · Manufactured public records · 40 Days on market

Built 2022 435 sqft lot $110/sqft · 17% below area Est $104k · 13% under $597/mo HOA · 28% 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
• ARV discount +13.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Schools +4.2/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This brand new 2 bed/1 bath with central AC is built to impress! Stay comfortable all year round with central air and efficient propane heat. The kitchen is the heart of the house with large granite countertops, gas range, and brand-new stainless-steel appliances. The open concept is perfect for entertaining. The unit will also boast a new washer and dryer. Outside you will find a porch and deck for entertaining and comfortable and easy access to your new home. Conveniently located near public transportation, restaurants, shopping, emergency services, hospitals, and easy access to the highway. This new unit will have to be assessed by the Town of Branford.

Key facts

• Spacious back deck
• Open-concept layout
• 2 parking spots

Tags

• OPEN-CONCEPT LAYOUT
• SPACIOUS BACK DECK
• PRIVATE BACKYARD SETTING
• BRIGHT FUNCTIONAL FLOOR PLAN
• LOW-MAINTENANCE LIVING
• EXCELLENT COASTAL LOCATION

Property features AI

Finance

• Financial info: Property managed professionally off-site
• HOA & community: Homeowners association with monthly fee; Monthly HOA fee of $597; HOA covers grounds maintenance, trash pickup, snow removal, water, property management, and road maintenance

Exterior

• Parking: Paved parking; Two parking spaces
• Utilities: Public water connected; Public sewer connected; Above-ground propane tank
• Home design: Single-family home on leased land; Gable roof; Prefab construction
• Construction: Prefab construction; No foundation listed
• Exterior features: Deck; Level lot; Vinyl siding

Interior

• Kitchen: Gas cooktop; Microwave; Refrigerator; Dishwasher
• Bedrooms: Two bedrooms
• Bathrooms: One full bathroom; Laundry located in the full bathroom (main level)
• Heating & cooling: Hot air heating; Propane fuel; 40-gallon electric hot water tank
• Interior features: Central air conditioning; No basement; Three total rooms
• Laundry & utility: Laundry on the main level (in full bathroom)

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath manufactured listed at $90k.

Deal economics

• At list price, monthly cash flow is $548 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Branford School District (suburban): math 41% / reading 52% proficiency, ranked #85 of 153 in CT (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Mary R. Tisko School (math 47% / reading 52%, grade D, #237 of 553 statewide, top 45%, 352 students, 20% FRL); Branford High School (math 37% / reading 62%, grade D, #87 of 194 statewide, top 46%, 818 students, 41% FRL).
• Market conditions: Rents rising fast (+10.6%/yr); 114 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $25k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $87,300 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 2.39% ✓
• Cap rate: 13.60%
• Cash-on-cash: 26.10%
• DSCR: 2.16
• GRM: 3.5

CMA / ARV

• ARV (median comp): $103,909
• List price: $90,000
• Delta: 1.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 27.9%
• Equity multiple: 2.27×
• Total profit: $32,055
• Equity at exit: $13,419

10-year hold

• IRR: 39.3%
• Equity multiple: 6.00×
• Total profit: $126,069
• Equity at exit: $7,782

Cash invested: $25,200 (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 06405

• Rents YoY: 10.6%
• Active inventory: 114
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,151 medium
• Mortgage (P&I): −$472
• Tax from tax record: −$45 /mo · $541/yr
• Insurance: −$38
• HOA: −$597
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $548

Break-even live

Break-even rent $1,458

Max offer price $90,000

Occupancy floor 70%

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
375 E Main St Branford, CT	2.0	1.0–2.0	751	$2,546	$3.39	2d	12	0.65mi
7 Mill Plain Rd Branford, CT	1.0–2.0	1.0	885	$1,845	$2.08	3d	4	1.41mi

HOA detail

• Monthly dues: $597 · $7,164/yr
• Likely covers: gas

Listing history 17 events

1. 2026-06-19
   price $90,000 Active 40 DOM
2. 2026-06-18
   days on market $105,000 Active 40 DOM
3. 2026-06-17
   days on market $105,000 Active 39 DOM
4. 2026-06-16
   days on market $105,000 Active 38 DOM
5. 2026-06-15
   days on market $105,000 Active 37 DOM
6. 2026-06-14
   days on market $105,000 Active 35 DOM
7. 2026-06-10
   pricedays on market $105,000 Active 32 DOM
8. 2026-06-09
   days on market $110,000 Active 31 DOM
9. 2026-06-08
   days on market $110,000 Active 30 DOM
10. 2026-06-07
    days on market $110,000 Active 29 DOM
11. 2026-06-03
    days on market $110,000 Active 25 DOM
12. 2026-06-03
    days on market $110,000 Active 24 DOM
13. 2026-06-01
    days on market $110,000 Active 23 DOM
14. 2026-05-31
    days on market $110,000 Active 22 DOM
15. 2026-05-08
    listed $115,000 Active 865-char remark
16. 2022-03-01
    soldstatus $85,000 Closed 664-char remark

    Show marketing remark (664 chars)

    This brand new 2 bed/1 bath with central AC is built to impress! Stay comfortable all year round with central air and efficient propane heat. The kitchen is the heart of the house with large granite countertops, gas range, and brand-new stainless-steel appliances. The open concept is perfect for entertaining. The unit will also boast a new washer and dryer. Outside you will find a porch and deck for entertaining and comfortable and easy access to your new home. Conveniently located near public transportation, restaurants, shopping, emergency services, hospitals, and easy access to the highway. This new unit will have to be assessed by the Town of Branford.

17. 2022-01-10
    listed $85,000 Active 664-char remark

    Show marketing remark (664 chars)

    This brand new 2 bed/1 bath with central AC is built to impress! Stay comfortable all year round with central air and efficient propane heat. The kitchen is the heart of the house with large granite countertops, gas range, and brand-new stainless-steel appliances. The open concept is perfect for entertaining. The unit will also boast a new washer and dryer. Outside you will find a porch and deck for entertaining and comfortable and easy access to your new home. Conveniently located near public transportation, restaurants, shopping, emergency services, hospitals, and easy access to the highway. This new unit will have to be assessed by the Town of Branford.

ⓘ 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: $541 · $45/mo
• Projected year-2 tax: $1,234 · $103/mo
• Expected delta: +$692/yr (+$58/mo · 128.0%)

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

Taxation est. · year 1

• Rental income: $25,818
• − Mortgage interest: −$5,041
• − Property taxes: −$541
• − Insurance: −$450
• − Repairs & maintenance: −$2,065
• − Management: −$2,065
• − HOA: −$7,164
• − Depreciation: −$2,618
• Taxable income: $5,872
• Est. tax owed @ 24.0%: −$1,409
• After-tax cash flow: $5,168/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: Branford School District
• NCES district ID: 0900420
• Math proficiency: 41% ▼ -14.00%
• Reading proficiency: 52% ▼ -10.00%
• Median HH income: $70,979
• Composite: 41.85/100
• National rank: #3377
• State rank: #85 of 153 in CT

Livability — Branford

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: New Haven County · 688,236 people
• City population: 28,217
• Metro: New Haven-Milford, CT
• Population (ZIP): 28,217
• Household income: $105,225
• Rent vs Own: 30.5% rent · 69.5% own
• Severe rent burden: 1132.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 5% Asian 4% Two or more races 4% Black 3%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Romanian 7% Lithuanian 2% Slovak 2%
• Foreign-born: 10% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 3% Other Asian/Pacific 1%

Political lean MEDSL · South Central Connecticut

• 2024 margin: Strong D (+20.1) · D 59.0% · R 38.9% · Other 2.1%
• All cycles: 2024: D+20.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -455.72%
• Current HPI: 189.8481
• Rent YoY: ▲ 10.58%
• Metro: New Haven-Milford, 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

+23.5% since first listed

5 events — show timeline

• 2026-06-09 Price Changed $105,000 Smart MLS
• 2026-05-28 Price Changed $110,000 Smart MLS
• 2026-05-08 Listed $115,000 Smart MLS
• 2022-03-01 Sold (MLS) $85,000 Smart MLS
• 2022-01-10 Listed $85,000 Smart MLS

Property tax history

+3.6%/yr

Latest (2019): $541 · +1.5% YoY. Source: county tax records.