28 Main St · Plymouth, CT 06786

$59,900

1 bd · 1.0 ba · 672 sqft · SingleFamily public records · 1 Days on market

Built 1945 0.52 ac lot

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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 +4.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Being sold as a package deal. Beautiful lot on Main Street. * * Investors and Business owners take notice!! * * Priced to sell!

Key facts

• 0.52 acre lot
• Built 1945

Property features AI

Finance

• Other: Living area reported as 672; Located in Litchfield County, Connecticut; Directions described as GPS friendly

Exterior

• Utilities: Septic sewer system
• Home design: Single-family home
• Construction: Frame construction; Asphalt shingle roof; No foundation specified
• Exterior features: Level lot; Wood siding

Interior

• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Other type heating; No hot water
• Interior features: No basement; Total of 3 rooms

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $60k.

Deal economics

• At list price, monthly cash flow is $556 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Plymouth School District (suburban): math 42% / reading 58% proficiency, ranked #78 of 153 in CT (top 51%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 55 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $414 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1945 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,900

Questions for the listing agent

1. Built in 1945 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 2.25% ✓
• Cap rate: 17.43%
• Cash-on-cash: 39.79%
• DSCR: 2.77
• GRM: 3.7

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: 36.2%
• Equity multiple: 2.54×
• Total profit: $25,794
• Equity at exit: $8,931

10-year hold

• IRR: 42.9%
• Equity multiple: 5.08×
• Total profit: $68,390
• Equity at exit: $5,179

Cash invested: $16,772 (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 06786

• Home prices YoY: -23.7%
• Active inventory: 55
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,347 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$169 /mo · $2,024/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $556

Break-even live

Break-even rent $643

Max offer price $59,900

Occupancy floor 54%

Sensitivity live

Price	-10% $590	-5% $573	+0% $556	+5% $539	+10% $522
Rent	-10% $450	-5% $503	+0% $556	+5% $609	+10% $663
Rate	-1.0pp $586	-0.5pp $571	base $556	+0.5pp $541	+1.0pp $525

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Burnham St Unit 5 Terryville, CT	1.0	1.0	626	$1,100	$1.76	24d	1	0.46mi
11 Roosevelt Ave Terryville, CT	2.0	1.0	700	$1,550	$2.21	44d	1	0.56mi
115 N Main St Unit 3rd Floor Terryville, CT	2.0	1.0	687	$1,450	$2.11	2d	1	0.69mi

Listing history 3 events

1. 2026-06-05
   status $59,900 Under Contract 1 DOM
2. 2026-06-03
   remarks 132-char remark
3. 2026-06-03
   listed $59,900 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: $2,024 · $169/mo
• Projected year-2 tax: $2,024 · $169/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,161
• − Mortgage interest: −$3,355
• − Property taxes: −$2,024
• − Insurance: −$300
• − Repairs & maintenance: −$1,293
• − Management: −$1,293
• − Depreciation: −$1,743
• Taxable income: $6,154
• Est. tax owed @ 24.0%: −$1,477
• After-tax cash flow: $5,197/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: Plymouth School District
• NCES district ID: 0903330
• Math proficiency: 42% ▼ -10.00%
• Reading proficiency: 58% ▼ -2.00%
• Median HH income: $71,517
• Composite: 44.78/100
• National rank: #2743
• State rank: #78 of 153 in CT

Livability — Plymouth

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

Census & demographics

• Census place: Terryville, CT
• Population (ZIP): 9,617

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 13% Lithuanian 11% Russian 4%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 1% French/Haitian/Cajun 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: ▼ -62.57%
• Current HPI: 201.83
• 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

• 2026-06-01 Listed $59,900 Smart MLS

Property tax history

+0.9%/yr

Latest (2023): $2,024 · +3.8% YoY. Source: county tax records.