66 Emmett St #43 · Bristol, CT 06455

$69,990

2 bd · 1.0 ba · 728 sqft · Manufactured public records · 10 Days on market

Built 1976 2,178 sqft lot $600/mo HOA · 41% 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 +19.7/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Livability +4.0/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Cash only due to year built. Move right into this beautifully updated 2-bedroom, 1-bath mobile home offering affordable living with modern finishes throughout. Originally built in April 1976, this home has undergone extensive renovations, including all new plumbing, a new hot water heater, a brand-new kitchen with stainless steel appliances, a fully remodeled bathroom featuring modern tile surrounds, luxury vinyl plank flooring throughout, fresh interior paint, updated lighting fixtures, and numerous additional improvements. The bright and open layout provides comfortable living space, while the convenience of in-unit laundry adds to the home's appeal. Located in a well-maintained community

Key facts

• Updated mobile home
• New hot water heater
• Modern finishes

Tags

• UPDATED MOBILE HOME
• MODERN FINISHES
• EXTENSIVE RENOVATIONS
• NEW HOT WATER HEATER
• BRAND-NEW KITCHEN
• STAINLESS STEEL APPLIANCES

Property features AI

Finance

• Other: Located in Pine Park subdivision, Hartford County, Connecticut
• HOA & community: Homeowners association with monthly fee; HOA fee includes water; HOA fee: $600 monthly

Exterior

• Utilities: Public water connected; Public sewer connected
• Home design: Single-family home
• Construction: Flat roof; Other exterior siding; White exterior color; Other construction; No foundation listed
• Exterior features: Level lot; Yard shed

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms (main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot air heating; Oil-fired heat; Above-ground fuel tank; Hot water system (other)
• Interior features: No basement; Total of 4 rooms
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $81 ($977/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Cap rate 7.7% vs local median 3.3% in Bristol — 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 81/100 on livability (#21 in CT, #1,585 nationally) — a professional / high-income tenant draw. Strengths: crime A+, housing A+, health & safety A+; Watch: schools C-, commute F.
• Bristol School District (suburban): math 28% / reading 44% proficiency, ranked #109 of 153 in CT (top 71%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 8 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.

Recommended offer $69,990

Questions for the listing agent

1. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.10% ✓
• Cap rate: 7.69%
• Cash-on-cash: 4.99%
• DSCR: 1.22
• GRM: 4.0

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: -7.9%
• Equity multiple: 0.71×
• Total profit: $-5,768
• Equity at exit: $10,436

10-year hold

• IRR: 2.3%
• Equity multiple: 1.16×
• Total profit: $3,228
• Equity at exit: $6,051

Cash invested: $19,597 (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 06455

• Home prices YoY: -26.4%
• Active inventory: 8
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,468 high
• Mortgage (P&I): −$367
• Tax from tax record: −$82 /mo · $983/yr
• Insurance: −$29
• HOA: −$600
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $81

Break-even live

Break-even rent $1,365

Max offer price $69,990

Occupancy floor 89%

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: $17,498
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
91 Holden St Unit 3rd Bristol, CT	2.0	1.0	700	$1,400	$2.00	44d	1	0.27mi
141 6th St Unit 3 Bristol, CT	1.0	1.0	700	$1,500	$2.14	16d	1	0.29mi
49 Washington St Unit 8 Bristol, CT	1.0	1.0	600	$1,544	$2.57	16d	1	0.61mi
389 King St Bristol, CT	1.0	1.0	700	$1,100	$1.57	44d	1	0.72mi
422 Emmett St Unit J Bristol, CT	2.0	1.0	710	$1,850	$2.61	3d	1	0.80mi
556 King St Bristol, CT	1.0–2.0	1.0	712	$1,400	$1.96	2d	1	0.99mi
90 Pine Brook Ter Bristol, CT	1.0–2.0	1.0	685	$1,500	$2.19	2d	1	1.12mi
22 High St Unit A5 Bristol, CT	1.0	1.0	750	$1,625	$2.17	44d	1	1.49mi

HOA detail

• Monthly dues: $600 · $7,200/yr
• Likely covers: water

Listing history 9 events

1. 2026-06-18
   days on market $69,990 Active 10 DOM
2. 2026-06-17
   days on market $69,990 Active 9 DOM
3. 2026-06-16
   days on market $69,990 Active 8 DOM
4. 2026-06-15
   days on market $69,990 Active 7 DOM
5. 2026-06-13
   days on market $69,990 Active 5 DOM
6. 2026-06-13
   days on market $69,990 Active 4 DOM
7. 2026-06-10
   days on market $69,990 Active 2 DOM
8. 2026-06-09
   remarks 699-char remark
9. 2026-06-09
   listed $69,990 Active 1 DOM

ⓘ 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: $983 · $82/mo
• Projected year-2 tax: $1,240 · $103/mo
• Expected delta: +$257/yr (+$21/mo · 26.2%)

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

Taxation est. · year 1

• Rental income: $17,613
• − Mortgage interest: −$3,921
• − Property taxes: −$983
• − Insurance: −$350
• − Repairs & maintenance: −$1,409
• − Management: −$1,409
• − HOA: −$7,200
• − Depreciation: −$2,036
• Taxable income: $305
• Est. tax owed @ 24.0%: −$73
• After-tax cash flow: $904/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: Bristol School District
• NCES district ID: 0900510
• Math proficiency: 28% ▼ -10.00%
• Reading proficiency: 44% ▼ -5.00%
• Median HH income: $59,953
• Composite: 32.07/100
• National rank: #5814
• State rank: #109 of 153 in CT

Livability — Bristol

• Score: 81/100
• State rank: #21
• US rank: #1585

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bristol, CT
• City population: 61,684
• Population (ZIP): 2,592

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Asian 5% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Romanian 10% Lithuanian 7% Italian 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 94% English-only · Other Indo-European 3% Tagalog/Filipino 1% Spanish 1%

Political lean MEDSL · Naugatuck Valley

• 2024 margin: Lean R (+7.4) · D 45.6% · R 53.0% · Other 1.4%
• All cycles: 2024: R+7.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.37%
• Current HPI: 168.0716
• 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

1 event — show timeline

• 2026-06-08 Listed $69,990 Smart MLS

Property tax history

+8.0%/yr

Latest (2025): $983 · +6.0% YoY. Source: county tax records.