711 Lake Vista Dr #711 · Lake Pocotopaug, CT 06424

$160,000

1 bd · 1.5 ba · 1,037 sqft · Condo · 7 Days on market

Built 1988 Good condition $285/mo HOA · 11% of rent

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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 +4.8/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Lake Vista Condo Available! This home is ready for your personal touch and offers incredible potential to build equity. The open concept layout offers a seamless transition from the foyer to the living room and dining area, with sliding doors that lead to a private deck, perfect for enjoying views of the lake. Upstairs, you will find a generously sized primary suite with a full bath, along with a versatile loft space ideal for a home office, fitness area, or quiet reading retreat. The partially finished walkout lower level adds even more flexible living space. With a complete new kitchen, primary bath, flooring, and paint, you can transform this space into a stunning new home tailored to yo

Key facts

• Private deck
• New kitchen
• New primary bath

Tags

• OPEN CONCEPT LAYOUT
• PRIVATE DECK
• GENEROUSLY SIZED PRIMARY SUITE
• VERSATILE LOFT SPACE
• NEW KITCHEN
• NEW PRIMARY BATH

Property features AI

Finance

• HOA & community: Monthly HOA fee ($285) covering grounds maintenance, trash pickup, snow removal and road maintenance; Professional off-site property management; Pets allowed with restrictions (dogs under 50 lbs)

Exterior

• Utilities: Public water connected; Public sewer connected
• Home design: Condominium; Part of Lake Vista complex
• Construction: Wood siding; Frame construction
• Exterior features: Deck; Water view

Interior

• Kitchen: Oven/Range; Refrigerator; Dishwasher
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Baseboard heat (electric); Central air conditioning
• Interior features: Open floor plan; Full walk-out basement; One fireplace; Two levels in unit; Total of 5 rooms
• Laundry & utility: Washer; Dryer; Electric hot water

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $160k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $690 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).

Location & tenants

• Location reads 64/100 on livability (#130 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A-; Watch: cost of living C-, amenities F, commute F.
• East Hampton School District (town): math 43% / reading 59% proficiency, ranked #70 of 153 in CT (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: East Hampton High School (math 37% / reading 67%, grade D+, #80 of 194 statewide, top 44%, 514 students, 18% FRL).
• Market conditions: 62 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 278 units permitted in Lower Connecticut River Valley Planning Region in 2024 (89 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 $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $160,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.65% ✓
• Cap rate: 11.47%
• Cash-on-cash: 18.49%
• DSCR: 1.82
• GRM: 5.1

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: 10.3%
• Equity multiple: 1.41×
• Total profit: $18,243
• Equity at exit: $23,857

10-year hold

• IRR: 19.5%
• Equity multiple: 2.64×
• Total profit: $73,357
• Equity at exit: $13,834

Cash invested: $44,800 (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 06424

• Home prices YoY: -34.6%
• Active inventory: 62
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,634 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$285
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $690

Break-even live

Break-even rent $1,760

Max offer price $160,000

Occupancy floor 69%

Sensitivity live

Price	-10% $801	-5% $745	+0% $690	+5% $635	+10% $580
Rent	-10% $482	-5% $586	+0% $690	+5% $794	+10% $898
Rate	-1.0pp $771	-0.5pp $731	base $690	+0.5pp $649	+1.0pp $606

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 Edgewater Cir Unit G East Hampton, CT	2.0	2.0	1017	$2,650	$2.61	2d	1	0.14mi
502 Edgewater Cir Unit C East Hampton, CT	2.0	2.0	1017	$2,650	$2.61	2d	1	0.15mi
24 Main St Unit 2 East Hampton, CT	2.0	1.0	786	$1,995	$2.54	45d	1	1.06mi
20 Seminole Trl East Hampton, CT	2.0	1.5	1000	$2,900	$2.90	45d	1	1.07mi

HOA detail condo

• Monthly dues: $285 · $3,420/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-04-13
   status Under Contract
2. 2026-04-05
   listed $160,000 Active

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

Taxation est. · year 1

• Rental income: $31,608
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$2,529
• − Management: −$2,529
• − HOA: −$3,420
• − Depreciation: −$4,655
• Taxable income: $6,314
• Est. tax owed @ 24.0%: −$1,515
• After-tax cash flow: $6,766/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 · 2 photos

Good 75/100 Cosmetic rehab

This Lake Vista Condo is in good condition with minimal repairs needed. It offers a good opportunity for cosmetic updates to enhance its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value
• Both New flooring in kitchen and bathrooms — Improves functionality and aesthetics
• Both New kitchen appliances — Enhances functionality and aesthetics
• Both New bathroom fixtures — Enhances functionality and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and curb appeal improvements — Enhances curb appeal and property value ↑
• Both New flooring in kitchen and bathrooms — Improves functionality and aesthetics ↑
• Both New kitchen appliances — Enhances functionality and aesthetics ↑
• Both New bathroom fixtures — Enhances functionality and aesthetics ↑

ⓘ 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: East Hampton School District
• NCES district ID: 0901230
• Math proficiency: 43% ▼ -13.00%
• Reading proficiency: 59% ▼ -8.00%
• Median HH income: $91,846
• Composite: 47.55/100
• National rank: #2265
• State rank: #70 of 153 in CT

Livability — Lake Pocotopaug

• Score: 64/100
• State rank: #130
• US rank: #14714

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Pocotopaug, CT
• Population (ZIP): 12,401

Population outlook (Lower Connecticut River Valley County) Hauer SSP2

• By 2040: 188,651

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 11% Lithuanian 4% Italian 4%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Lower Connecticut River Valley

• 2024 margin: D (+13.4) · D 55.9% · R 42.4% · Other 1.7%
• All cycles: 2024: D+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.67%
• Current HPI: 190.1694
• 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

2 events — show timeline

• 2026-04-13 Pending — Smart MLS
• 2026-04-05 Listed $160,000 Smart MLS