4 Long Pond Rd S Lot F · Ledyard, CT 06339

$97,900

1 bd · 1.0 ba · 452 sqft · Manufactured public records · 16 Days on market

Built 1924

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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
• Schools +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away off Lantern Hill, this charming one-bedroom cottage offers the perfect blend of privacy and waterfront living on Long Pond. This unique property feels like your own secluded retreat while still being easily accessible. Inside, the home exudes warmth and comfort by the woodstove with inviting living spaces designed for relaxing on the weekends or year-round enjoyment. Large windows and a screened in porch frame peaceful water views and fill the interior with natural light. Step outside to your private deck and dock space ideal for morning coffee, casting a line, afternoon swims or launching a kayak at sunset. Evenings are best spent relaxing with friends and family gathered aroun

Key facts

• Built 1924
• Listed 16 days

Property features AI

Exterior

• Utilities: Septic system; Electric hot water (30-gallon tank); Heat fuel: wood
• Home design: Single-family home; Direct waterfront
• Construction: Frame construction; Piling foundation
• Exterior features: Secluded, interior lot with pond water view; Clapboard siding; Asphalt shingle roof; White exterior color

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Wood/coal stove heat; Window unit cooling
• Interior features: No basement; Window air conditioning
• Laundry & utility: 30-gallon electric hot water tank

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $98k.

Deal economics

• At list price, monthly cash flow is $664 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $96k (1.5% 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.
• Ledyard School District (rural): math 34% / reading 49% proficiency, ranked #92 of 153 in CT (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Ledyard High School (math 42% / reading 67%, grade C-, #63 of 194 statewide, top 39%, 743 students, 25% FRL).
• Zoned-school proficiency averages 54% at this address vs 42% district-wide (+13 pts) — the actual schools serving this property are materially stronger than the Ledyard School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 36 active listings in the ZIP; 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 $677 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($96k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,431 (1.5% below list)

Questions for the listing agent

1. Built in 1924 — 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. 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: 1.68% ✓
• Cap rate: 14.43%
• Cash-on-cash: 29.08%
• DSCR: 2.29
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 23.5%
• Equity multiple: 1.96×
• Total profit: $26,441
• Equity at exit: $14,597

10-year hold

• IRR: 31.4%
• Equity multiple: 3.83×
• Total profit: $77,502
• Equity at exit: $8,465

Cash invested: $27,412 (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 06339

• Home prices YoY: -19.4%
• Active inventory: 36
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,648 medium
• Mortgage (P&I): −$513
• Tax from tax record: −$84 /mo · $1,004/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $664

Break-even live

Break-even rent $807

Max offer price $97,900

Occupancy floor 55%

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: $24,475
• Closing costs: $2,937
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-11
   status Under Contract 868-char remark
2. 2026-05-06
   historical Under Contract - Continue to Show 868-char remark
3. 2026-04-26
   listed $97,900 Active 868-char remark
4. 2026-04-23
   historical $97,900 868-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: $1,004 · $84/mo
• Projected year-2 tax: $1,550 · $129/mo
• Expected delta: +$546/yr (+$45/mo · 54.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,778
• − Mortgage interest: −$5,484
• − Property taxes: −$1,004
• − Insurance: −$490
• − Repairs & maintenance: −$1,582
• − Management: −$1,582
• − Depreciation: −$2,848
• Taxable income: $6,788
• Est. tax owed @ 24.0%: −$1,629
• After-tax cash flow: $6,341/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: Ledyard School District
• NCES district ID: 0902160
• Math proficiency: 34% ▼ -12.00%
• Reading proficiency: 49% ▼ -6.00%
• Median HH income: $84,854
• Composite: 39.02/100
• National rank: #4064
• State rank: #92 of 153 in CT

Livability — Ledyard

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

Census & demographics

• Population (ZIP): 9,263

Population outlook (Southeastern Connecticut County) Hauer SSP2

• By 2040: 293,442

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 9% Two or more races 6% Asian 3% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5%
• Common ancestry: Romanian 4% Italian 2% Lithuanian 2%
• Foreign-born: 5% · Canada, China, Jamaica
• Languages at home: 91% English-only · Spanish 5% Chinese 2% Russian/Polish/Slavic 1%

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: ▼ -61.39%
• Current HPI: 255.764
• 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

+0.0% since first listed

5 events — show timeline

• 2026-05-27 Sold (MLS) $97,903 Smart MLS
• 2026-05-11 Pending — Smart MLS
• 2026-05-06 Contingent — Smart MLS
• 2026-04-26 Listed $97,900 Smart MLS
• 2026-04-23 Coming Soon $97,900 Smart MLS

Property tax history

+2.4%/yr

Latest (2023): $1,004 · +2.2% YoY. Source: county tax records.