50 East St · Clinton, CT 06443

$200,000

2 bd · 1.0 ba · 480 sqft · SingleFamily · 32 Days on market

Built 1961 Good condition 4,356 sqft lot Est $171k · 17% over

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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 +24.1/30.0
• DSCR +7.8/10.0
• Schools +6.6/10.0
• 1% rule +6.3/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

LOCATION ~ LOCATION ~ It matters !! Situated in the Coastal Charm of Madison, this Seasonal Cottage is your Escape you can plan on Every Summer !! Enjoy all that Madison has to offer w/ Concert's on the Green, Farmers Markets, Restaurants and Beaches. It's a Long Summer too ~ Residence can stay from April 1st all the way through October 31st. , a Full 7-Months. Home is perfectly set at the End of East Street (minimal traffic) on an Oversized, Level Lot.

Key facts

• Oversized level lot
• 4,356 sq ft lot
• 6 parking spots

Tags

• OVERSIZED LEVEL LOT

Property features AI

Exterior

• Parking: Off-street unpaved parking; 6 total parking spaces
• Utilities: Public water connected; Septic sewage; Electric hot water; Electric heat fuel
• Home design: Single-family home; Frame construction; White with aqua green exterior
• Construction: Asphalt shingle roof; Shingle and wood siding; Block and concrete foundation
• Exterior features: Shed; Awnings; Garden area; Exterior lighting; Partially fenced yard with privacy fencing; Dry, level lot; Located on a cul-de-sac; Professionally landscaped; Walk-to-water and seasonal water access within a water community; access available; Seasonal property on leased land; Renting on encumbered land

Interior

• Kitchen: Electric range; Oven/range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Radiator heating; Other heating; Window-unit cooling; Storm doors and storm windows for energy protection
• Interior features: Cable pre-wired; Bath grab bars; Lever door handles; Attic with hatch access; Window unit cooling
• Laundry & utility: Hot water: electric 30-gallon tank

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $397 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $194k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 2.5% in Clinton — 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 78/100 on livability (#34 in CT, #2,393 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime A-, employment B+; Watch: amenities C-, cost of living C-, commute D+.
• Madison School District (suburban): math 69% / reading 75% proficiency, ranked #10 of 153 in CT (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical; only 3% free/reduced lunch — higher-income household profile.
• Zoned schools: Daniel Hand High School (math 69% / reading 86%, grade A-, #8 of 194 statewide, top 4%, 828 students, 5% FRL) — zoned schools at 5% FRL track the district average.
• Market conditions: 107 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $194,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1961 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.13% ✓
• Cap rate: 8.67%
• Cash-on-cash: 8.51%
• DSCR: 1.38
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $171,360
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
48 East St	0.08mi	2/1.0	480 (0%)	9mo	$182,000	$379	89
28 1st St	0.05mi	1/1.0 (-1)	470 (-2%)	9mo	$187,000	$398	82
25 1st St	0.04mi	1/1.0 (-1)	468 (-2%)	22mo	$185,000	$395	70
73 South St	0.13mi	1/1.0 (-1)	523 (+9%)	7mo	$135,000	$258	68
9 Third St	0.05mi	1/1.0 (-1)	520 (+8%)	22mo	$185,400	$357	61
20 First St	0.07mi	1/1.0 (-1)	410 (-15%)	9mo	$141,500	$345	60
133 W Main St Trlr C6	0.71mi	1/1.0 (-1)	520 (+8%)	6mo	$13,000	$25	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.4%
• Equity multiple: 0.87×
• Total profit: $-7,091
• Equity at exit: $29,821

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $26,520
• Equity at exit: $17,292

Cash invested: $56,000 (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 06443

• Active inventory: 107
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,252 medium
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $397

Break-even live

Break-even rent $1,750

Max offer price $200,000

Occupancy floor 77%

Sensitivity live

Price	-10% $535	-5% $466	+0% $397	+5% $328	+10% $259
Rent	-10% $219	-5% $308	+0% $397	+5% $486	+10% $575
Rate	-1.0pp $498	-0.5pp $448	base $397	+0.5pp $345	+1.0pp $292

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $200,000 Active 32 DOM
2. 2026-06-18
   days on market $200,000 Active 30 DOM
3. 2026-06-17
   days on market $200,000 Active 29 DOM
4. 2026-06-16
   days on market $200,000 Active 28 DOM
5. 2026-06-15
   days on market $200,000 Active 27 DOM
6. 2026-06-13
   days on market $200,000 Active 25 DOM
7. 2026-06-12
   days on market $200,000 Active 24 DOM
8. 2026-06-09
   days on market $200,000 Active 21 DOM
9. 2026-06-08
   days on market $200,000 Active 20 DOM
10. 2026-06-07
    days on market $200,000 Active 19 DOM
11. 2026-06-04
    days on market $200,000 Active 15 DOM
12. 2026-06-02
    days on market $200,000 Active 14 DOM
13. 2026-06-01
    days on market $200,000 Active 13 DOM
14. 2026-05-31
    days on market $200,000 Active 12 DOM
15. 2026-05-31
    days on market $200,000 Active 11 DOM
16. 2026-05-18
    listed $200,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥92°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 5 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,025
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,162
• − Management: −$2,162
• − Depreciation: −$5,818
• Taxable income: $1,679
• Est. tax owed @ 24.0%: −$403
• After-tax cash flow: $4,361/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 · 13 photos

Good 75/100 Cosmetic rehab

This charming single-family home in Madison, CT, offers a good condition with cosmetic updates needed to enhance its curb appeal and resale value.

Repairs flagged

• Minor kitchen appliances — old and outdated
• Minor bathroom fixtures — basic and dated

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both replace kitchen appliances — modernizes the space and improves functionality
• Both update bathroom fixtures — modernizes the space and improves functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · old and outdated	Minor	$500–3,000
bathroom fixtures · basic and dated	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both replace kitchen appliances — modernizes the space and improves functionality ↑
• Both update bathroom fixtures — modernizes the space and improves functionality ↑

ⓘ 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: Madison School District
• NCES district ID: 0902280
• Math proficiency: 69% ▲ 1.00%
• Reading proficiency: 75% ▲ 2.00%
• Median HH income: $103,788
• Composite: 66.15/100
• National rank: #435
• State rank: #10 of 153 in CT

Livability — Clinton

• Score: 78/100
• State rank: #34
• US rank: #2393

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,577

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Asian 4% Hispanic / Latino 3%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 92% English-only · Other Indo-European 2% Spanish 2% German/W. Germanic 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: ▼ -375.58%
• Current HPI: 242.8467
• 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

1 event — show timeline

• 2026-05-18 Listed $200,000 Smart MLS