79 A St · Long Hill, CT 06340

$95,000

2 bd · 1.0 ba · 902 sqft · Manufactured public records · 25 Days on market

Built 1978

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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

Great condo alternative. Estate sale. Front kitchen, very nice size master bedroom, newer windows and convenient location. Some owner financing. Buyers subject to park approval. Available immediately.

Key facts

• Some dogs allowed
• High rock landing
• 2 parking spots

Tags

• HIGH ROCK LANDING
• WALK OR BIKE TO SHOPPING
• SEVERAL MAJOR EMPLOYERS
• GROUND LEASE INCLUDES WATER
• GROUND LEASE INCLUDES SEPTIC
• SOME DOGS ALLOWED

Property features AI

Finance

• Other: Property is on leased land; Encumbrances: renting and lot restrictions

Exterior

• Parking: Off-street parking; 2 parking spaces
• Utilities: Public water connected; Septic system; Above-ground propane tank; Storm doors; Thermopane windows
• Home design: Single-family home; Prefab construction; Beige and yellow exterior color
• Construction: Prefab construction; No foundation listed
• Exterior features: Metal roof; Aluminum siding; Underground utilities; Sidewalk; Garden area; Shed; Covered deck; Level lot; On leased land

Interior

• Kitchen: Oven/Range
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot air heat; Propane-fueled heating; Electric hot water
• Interior features: Cable pre-wired; Open floor plan; No basement
• Laundry & utility: Washer and dryer located in bathroom on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $94k (1.5% below list) — sets the bar for market timing.
• Cap rate 20.4% 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; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 54% 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).
• This rent runs 31% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.8% rent growth), your $27k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y 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 $11k; list at $95k implies a 764% gain — meaningful room to come down on a strong offer.

Recommended offer $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.26% ✓
• Cap rate: 20.43%
• Cash-on-cash: 50.48%
• DSCR: 3.25
• GRM: 3.7

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: 49.0%
• Equity multiple: 3.16×
• Total profit: $57,483
• Equity at exit: $14,165

10-year hold

• IRR: 54.9%
• Equity multiple: 6.58×
• Total profit: $148,546
• Equity at exit: $8,214

Cash invested: $26,600 (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: 3.7×

Monthly cashflow live

• Estimated rent: $2,146 high
• Mortgage (P&I): −$498
• Tax from tax record: −$39 /mo · $464/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $1,119

Break-even live

Break-even rent $730

Max offer price $95,000

Occupancy floor 43%

Sensitivity live

Price	-10% $1,173	-5% $1,146	+0% $1,119	+5% $1,092	+10% $1,065
Rent	-10% $949	-5% $1,034	+0% $1,119	+5% $1,204	+10% $1,288
Rate	-1.0pp $1,167	-0.5pp $1,143	base $1,119	+0.5pp $1,094	+1.0pp $1,069

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 High Rock Rd Unit 3 Groton, CT	2.0	1.0	1100	$1,950	$1.77	44d	1	0.30mi
300 Michelle Ln Groton, CT	1.0–2.0	1.0–2.0	890	$2,110	$2.37	12d	1	0.78mi
8 Sutton Pl Groton, CT	2.0	1.0	850	$2,100	$2.47	45d	1	0.78mi
20 Sutton Pl Groton, CT	2.0	1.0	850	$2,100	$2.47	44d	1	0.81mi
22 Sutton Pl Groton, CT	2.0	1.0	850	$2,100	$2.47	45d	1	0.82mi
260 Shennecossett Rd Groton, CT	2.0	1.0	786	$1,852	$2.36	14d	3	0.82mi
41 South Rd Groton, CT	1.0–2.0	1.0	818	$2,085	$2.55	12d	1	0.83mi
12 Kamaha St Groton, CT	2.0	1.0	830	$2,345	$2.83	14d	7	0.88mi
86 Buddington Rd #7 Groton, CT	2.0	2.0	1026	$1,875	$1.83	44d	1	0.89mi
11 Ledgewood Rd Groton, CT	1.0–3.0	1.0–3.0	1247	$4,835	$3.88	2d	1	1.08mi
359 Long Hill Rd Groton, CT	1.0	1.0	625	$1,550	$2.48	44d	1	1.20mi
106 Midway Oval Groton, CT	2.0	1.0	625	$3,000	$4.80	44d	1	1.34mi
278 Meridian St Groton, CT	2.0	1.0	715	$1,959	$2.74	14d	12	1.45mi

Listing history 23 events

1. 2026-06-19
   days on market $95,000 Active 25 DOM
2. 2026-06-18
   days on market $95,000 Active 24 DOM
3. 2026-06-17
   days on market $95,000 Active 23 DOM
4. 2026-06-16
   days on market $95,000 Active 22 DOM
5. 2026-06-15
   days on market $95,000 Active 21 DOM
6. 2026-06-14
   days on market $95,000 Active 19 DOM
7. 2026-06-13
   days on market $95,000 Active 18 DOM
8. 2026-06-10
   days on market $95,000 Active 16 DOM
9. 2026-06-09
   days on market $95,000 Active 15 DOM
10. 2026-06-08
    days on market $95,000 Active 14 DOM
11. 2026-06-07
    days on market $95,000 Active 13 DOM
12. 2026-06-05
    days on market $95,000 Active 10 DOM
13. 2026-06-03
    days on market $95,000 Active 9 DOM
14. 2026-06-02
    days on market $95,000 Active 8 DOM
15. 2026-06-01
    days on market $95,000 Active 7 DOM
16. 2026-05-31
    days on market $95,000 Active 6 DOM
17. 2026-05-30
    days on market $95,000 Active 5 DOM
18. 2026-05-25
    listed $95,000 Active
19. 2012-04-27
    soldstatus $11,000 200-char remark

    Show marketing remark (200 chars)

    Great condo alternative. Estate sale. Front kitchen, very nice size master bedroom, newer windows and convenient location. Some owner financing. Buyers subject to park approval. Available immediately.

20. 2012-04-27
    soldstatus $11,000

    Show marketing remark (200 chars)

    Great condo alternative. Estate sale. Front kitchen, very nice size master bedroom, newer windows and convenient location. Some owner financing. Buyers subject to park approval. Available immediately.

21. 2012-01-22
    listed $17,900 200-char remark

    Show marketing remark (200 chars)

    Great condo alternative. Estate sale. Front kitchen, very nice size master bedroom, newer windows and convenient location. Some owner financing. Buyers subject to park approval. Available immediately.

22. 2011-09-30
    historical
23. 2011-02-03
    listed $18,900

ⓘ 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: $464 · $39/mo
• Projected year-2 tax: $1,248 · $104/mo
• Expected delta: +$784/yr (+$65/mo · 169.1%)

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

Taxation est. · year 1

• Rental income: $25,752
• − Mortgage interest: −$5,321
• − Property taxes: −$464
• − Insurance: −$475
• − Repairs & maintenance: −$2,060
• − Management: −$2,060
• − Depreciation: −$2,764
• Taxable income: $12,607
• Est. tax owed @ 24.0%: −$3,026
• After-tax cash flow: $10,401/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

• 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

+402.6% since first listed

6 events — show timeline

• 2026-05-25 Listed $95,000 Smart MLS
• 2012-04-27 Sold (Public Records) $11,000 Public Records
• 2012-04-27 Sold (MLS) $11,000 Smart MLS
• 2012-01-22 Listed $17,900 Smart MLS
• 2011-09-30 Listing Removed — Smart MLS
• 2011-02-03 Listed $18,900 Smart MLS

Property tax history

+1.7%/yr

Latest (2022): $464 · +29.2% YoY. Source: county tax records.