91 Buddington Rd Lot 47 · Long Hill, CT 06340

$65,000

2 bd · 1.0 ba · 728 sqft · Manufactured public records · 3 Days on market

Built 1982

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Two bedroom home on Cul-de-sac for quiet living. Economical and trouble free electric heat. Enclosed porch is almost 200 square feet. Two storage sheds. Lot rent $475/month includes water, sewer, trash, and road maintenance. Monthly property tax less than fifty bucks! No dogs allowed in the park, and buyer must be approved by park association.

Key facts

• Ample cabinetry
• Updated full bath
• Updated flooring

Tags

• UPDATED FLOORING
• EAT-IN KITCHEN
• AMPLE CABINETRY
• FULL APPLIANCES
• DINING SPACE
• UPDATED FULL BATH

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Cap rate 28.2% vs local median 4.2% in Long Hill — 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 73/100 on livability (#75 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools D, 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.
• Market conditions: Rents rising (+3.8%/yr); 92 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 487 units permitted in Southeastern Connecticut Planning Region in 2024 (244 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.8% rent growth), your $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 21y ago 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 $14k; list at $65k implies a 364% gain — meaningful room to come down on a strong offer.

Recommended offer $65,000

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. 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?
3. 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.
4. 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.
5. 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: 3.11% ✓
• Cap rate: 28.19%
• Cash-on-cash: 78.19%
• DSCR: 4.48
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 79.1%
• Equity multiple: 4.66×
• Total profit: $66,544
• Equity at exit: $9,692

10-year hold

• IRR: 82.8%
• Equity multiple: 9.88×
• Total profit: $161,640
• Equity at exit: $5,620

Cash invested: $18,200 (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 06340

• Home prices YoY: -27.9%
• Rents YoY: 3.8%
• Active inventory: 92
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $2,022 high
• Mortgage (P&I): −$341
• Tax from tax record: −$44 /mo · $525/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $1,186

Break-even live

Break-even rent $521

Max offer price $65,000

Occupancy floor 36%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
41 South Rd Groton, CT	1.0–2.0	1.0	818	$2,085	$2.55	12d	1	0.34mi
300 Michelle Ln Groton, CT	1.0–2.0	1.0–2.0	890	$2,110	$2.37	12d	1	0.34mi
106 Midway Oval Groton, CT	2.0	1.0	625	$3,000	$4.80	44d	1	0.95mi
4 Central Ave Unit 2 Poquonock Bridge, CT	1.0	1.0	605	$1,600	$2.64	21d	1	1.10mi
359 Long Hill Rd Groton, CT	1.0	1.0	625	$1,550	$2.48	44d	1	1.14mi
2 Concord Ct Unit 4 Groton, CT	2.0	1.0	575	$1,575	$2.74	13d	1	1.22mi
9 Chase Oak Ct #2 Groton, CT	1.0	1.0	714	$1,900	$2.66	44d	1	1.36mi

Listing history 12 events

1. 2026-04-20
   status Under Contract
2. 2026-04-17
   listed $65,000 Active
3. 2016-07-27
   soldstatus $14,000 345-char remark

   Show marketing remark (345 chars)

   Two bedroom home on Cul-de-sac for quiet living. Economical and trouble free electric heat. Enclosed porch is almost 200 square feet. Two storage sheds. Lot rent $475/month includes water, sewer, trash, and road maintenance. Monthly property tax less than fifty bucks! No dogs allowed in the park, and buyer must be approved by park association.

4. 2016-05-01
   historical 345-char remark

   Show marketing remark (345 chars)

   Two bedroom home on Cul-de-sac for quiet living. Economical and trouble free electric heat. Enclosed porch is almost 200 square feet. Two storage sheds. Lot rent $475/month includes water, sewer, trash, and road maintenance. Monthly property tax less than fifty bucks! No dogs allowed in the park, and buyer must be approved by park association.

5. 2016-04-21
   listed $15,000 345-char remark

   Show marketing remark (345 chars)

   Two bedroom home on Cul-de-sac for quiet living. Economical and trouble free electric heat. Enclosed porch is almost 200 square feet. Two storage sheds. Lot rent $475/month includes water, sewer, trash, and road maintenance. Monthly property tax less than fifty bucks! No dogs allowed in the park, and buyer must be approved by park association.

6. 2016-03-01
   historical
7. 2015-09-08
   listed $12,500
8. 2012-01-27
   soldstatus $17,500
9. 2011-11-19
   historical
10. 2011-05-19
    listed $28,500
11. 2005-06-02
    soldstatus $38,000
12. 2005-04-13
    listed $39,900

ⓘ 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: $525 · $44/mo
• Projected year-2 tax: $958 · $80/mo
• Expected delta: +$433/yr (+$36/mo · 82.5%)

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

Taxation est. · year 1

• Rental income: $24,268
• − Mortgage interest: −$3,641
• − Property taxes: −$525
• − Insurance: −$325
• − Repairs & maintenance: −$1,941
• − Management: −$1,941
• − Depreciation: −$1,891
• Taxable income: $14,003
• Est. tax owed @ 24.0%: −$3,361
• After-tax cash flow: $10,870/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: 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 — Long Hill

• Score: 73/100
• State rank: #75
• US rank: #5502

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Long Hill, CT
• County: New London County · 147,197 people
• 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

+62.9% since first listed

12 events — show timeline

• 2026-04-20 Pending — Smart MLS
• 2026-04-17 Listed $65,000 Smart MLS
• 2016-07-27 Sold (MLS) $14,000 Smart MLS
• 2016-05-01 Listing Removed — Smart MLS
• 2016-04-21 Listed $15,000 Smart MLS
• 2016-03-01 Listing Removed — Smart MLS
• 2015-09-08 Listed $12,500 Smart MLS
• 2012-01-27 Sold (Public Records) $17,500 Public Records
• 2011-11-19 Listing Removed — Smart MLS
• 2011-05-19 Listed $28,500 Smart MLS
• 2005-06-02 Sold (MLS) $38,000 Smart MLS
• 2005-04-13 Listed $39,900 Smart MLS

Property tax history

-1.3%/yr

Latest (2022): $525 · -3.7% YoY. Source: county tax records.