525 E Main St #22 · Branford, CT 06405

$129,900

2 bd · 1.5 ba · 576 sqft · Manufactured public records · 46 Days on market

Built 2026 $226/sqft · 38% above area Est $98k · 32% over $583/mo HOA · 24% of rent

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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 +30.0/30.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Brand new and never occupied, this 2026-built 2 bedroom, 1 bath manufactured home offers 720 sq ft of thoughtfully designed living space in a well-established Branford shoreline community. The open floor plan creates a bright and efficient layout, connecting the living room and kitchen for comfortable everyday living. The kitchen includes stainless steel appliances, including a gas range, microwave, refrigerator, and dishwasher. Central air and propane hot air heat provide year-round comfort, while washer/dryer hookups add convenience. The home features two bedrooms, a clean and functional full bath, low-maintenance construction, and a private deck for outdoor enjoyment. Public water and pu

Key facts

• Built 2026
• Listed 46 days

Property features AI

Finance

• Other: Living area approximately 720 square feet
• Financial info: Professional off-site property management
• HOA & community: Homeowners association with monthly fee; Monthly HOA covers grounds maintenance, trash pickup, snow removal, water, and property management; Association provides guest parking

Exterior

• Utilities: Public water connected; Public sewer connected (sewer billed monthly)
• Home design: Single-family home; Completed, never occupied
• Construction: Frame construction; Slab foundation; Asphalt shingle roof; Built recently (new construction - completed)
• Exterior features: Vinyl siding; On leased land

Interior

• Kitchen: Gas range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms (main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot air heating fueled by propane; Central air conditioning; 40-gallon electric hot water tank (above-ground fuel tank)
• Interior features: Open floor plan; No basement
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $130k.

Deal economics

• At list price, monthly cash flow is $534 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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); 117 active listings in the ZIP; 1 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 $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $126,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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: 1.84% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.61%
• DSCR: 1.78
• GRM: 4.5

CMA / ARV

• ARV (median comp): $98,337
• List price: $129,900
• Delta: 32.10%
• Verdict: OVERPRICED
• Comps: 16 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 16.4%
• Equity multiple: 1.71×
• Total profit: $25,902
• Equity at exit: $19,369

10-year hold

• IRR: 29.2%
• Equity multiple: 4.44×
• Total profit: $125,139
• Equity at exit: $11,231

Cash invested: $36,372 (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: 117
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,391 medium
• Mortgage (P&I): −$681
• Tax from tax record: −$37 /mo · $445/yr
• Insurance: −$54
• HOA: −$583
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $534

Break-even live

Break-even rent $1,716

Max offer price $129,900

Occupancy floor 73%

Sensitivity live

Price	-10% $607	-5% $571	+0% $534	+5% $497	+10% $460
Rent	-10% $345	-5% $439	+0% $534	+5% $628	+10% $723
Rate	-1.0pp $599	-0.5pp $567	base $534	+0.5pp $500	+1.0pp $466

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
375 E Main St Branford, CT	2.0	1.0–2.0	751	$3,099	$4.13	4d	12	0.65mi

HOA detail

• Monthly dues: $583 · $6,996/yr
• Likely covers: watergas

Listing history 15 events

1. 2026-06-21
   days on market $129,900 Active 46 DOM
2. 2026-06-18
   days on market $129,900 Active 43 DOM
3. 2026-06-17
   days on market $129,900 Active 42 DOM
4. 2026-06-16
   days on market $129,900 Active 41 DOM
5. 2026-06-15
   days on market $129,900 Active 40 DOM
6. 2026-06-14
   days on market $129,900 Active 38 DOM
7. 2026-06-10
   days on market $129,900 Active 35 DOM
8. 2026-06-09
   days on market $129,900 Active 34 DOM
9. 2026-06-08
   days on market $129,900 Active 33 DOM
10. 2026-06-07
    days on market $129,900 Active 32 DOM
11. 2026-06-03
    days on market $129,900 Active 28 DOM
12. 2026-06-03
    days on market $129,900 Active 27 DOM
13. 2026-06-01
    days on market $129,900 Active 26 DOM
14. 2026-05-31
    days on market $129,900 Active 25 DOM
15. 2026-05-05
    listed $129,900 Active 1081-char remark

ⓘ 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: $445 · $37/mo
• Projected year-2 tax: $1,612 · $134/mo
• Expected delta: +$1,167/yr (+$97/mo · 262.3%)

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

Taxation est. · year 1

• Rental income: $28,696
• − Mortgage interest: −$7,276
• − Property taxes: −$445
• − Insurance: −$650
• − Repairs & maintenance: −$2,296
• − Management: −$2,296
• − HOA: −$6,996
• − Depreciation: −$3,779
• Taxable income: $4,959
• Est. tax owed @ 24.0%: −$1,190
• After-tax cash flow: $5,215/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

1 event — show timeline

• 2026-05-05 Listed $129,900 Smart MLS

Property tax history

+2.5%/yr

Latest (2022): $445 · +0.0% YoY. Source: county tax records.