181 Snake Meadow Rd · Moosup, CT 06354

$299,000

3 bd · 2.5 ba · 2,050 sqft · SingleFamily public records · 102 Days on market

Built 1695 0.69 ac lot $146/sqft · 37% below area Est $475k · 37% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Appreciation +9.6/10.0
• Cash flow +6.8/30.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +1.1/10.0

Listing remarks MLS

**SELLERS TO PAY UP TO $5,000 IN BUYERS CLOSING COSTS!! This house has been TOTALLY brought back to life! New Roof, Windows, Siding, Doors, Flooring, Paint, Heating System, Oil Tank, Well Tank, Stainless Steel Appliances, Lighting, Two New Bathrooms, Kitchen and More! It also has a BRAND NEW SEPTIC on the way to be installed before closing. Come take a peek before it's gone.

Key facts

• New siding
• New doors
• New flooring

Tags

• NEW ROOF
• NEW WINDOWS
• NEW SIDING
• NEW DOORS
• NEW FLOORING
• NEW PAINT

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-515 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (30.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $191k (36.2% below list).
• Recommended offer: $191k (36.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#113 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: employment D+, amenities F, commute F.
• Plainfield School District (town): math 24% / reading 41% proficiency, ranked #117 of 153 in CT (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Moosup Elementary School (math 32% / reading 47%, grade F, #298 of 553 statewide, top 56%, 291 students, 57% FRL); Plainfield Central School (math 25% / reading 44%, grade F, #124 of 175 statewide, top 72%, 445 students, 57% FRL); Plainfield High School (math 17% / reading 42%, grade F, #139 of 194 statewide, top 74%, 535 students, 49% FRL) — zoned schools average 54% FRL vs 37% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 27 active listings in the ZIP; 149 units permitted in Northeastern Connecticut Planning Region in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $27k appreciation (9.2% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 102 days — a 9% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 23y ago; this cycle's ask has dropped $86k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $64k; list at $299k implies a 371% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1695 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 56% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $190,909 (36.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 36% concession, seller financing, or rate buy-down credit?
3. Built in 1695 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.64% ✗
• Cap rate: 4.45%
• Cash-on-cash: -6.58%
• DSCR: 0.71
• GRM: 13.1

CMA / ARV

• ARV (median comp): $474,833
• List price: $299,000
• Delta: -37.03%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
249 Pond Hill Rd	0.56mi	4/2.0 (+1)	1,992 (-3%)	0mo	$435,000	$218	62
174 Pond Hill Rd	0.45mi	4/2.5 (+1)	1,991 (-3%)	14mo	$505,000	$254	57
93 Snake Meadow Rd	0.33mi	4/2.5 (+1)	2,196 (+7%)	16mo	$475,000	$216	54
278 Snake Meadow Rd	0.46mi	3/1.0	1,918 (-6%)	10mo	$395,000	$206	54
512 Squaw Rock Rd	0.73mi	3/2.0	1,938 (-6%)	19mo	$510,000	$263	39
207 Pond Hill Rd	0.50mi	2/2.5 (-1)	1,786 (-13%)	15mo	$600,000	$336	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.2%
• Equity multiple: 2.36×
• Total profit: $113,591
• Equity at exit: $251,837

10-year hold

• IRR: 16.3%
• Equity multiple: 5.26×
• Total profit: $356,705
• Equity at exit: $525,468

Cash invested: $83,720 (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 06354

• Home prices YoY: 3.0%
• Active inventory: 27
• Price-to-rent: 13.1×

Monthly cashflow live

• Estimated rent: $1,909 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$275 /mo · $3,297/yr
• Insurance: −$125
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $-515

Break-even live

Break-even rent $2,561

Max offer price $208,079

Occupancy floor —

Sensitivity live

Price	-10% $-345	-5% $-430	+0% $-515	+5% $-599	+10% $-684
Rent	-10% $-666	-5% $-590	+0% $-515	+5% $-439	+10% $-364
Rate	-1.0pp $-364	-0.5pp $-439	base $-515	+0.5pp $-592	+1.0pp $-671

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-05-07
   price $339,000 377-char remark

   Show marketing remark (377 chars)

   **SELLERS TO PAY UP TO $5,000 IN BUYERS CLOSING COSTS!! This house has been TOTALLY brought back to life! New Roof, Windows, Siding, Doors, Flooring, Paint, Heating System, Oil Tank, Well Tank, Stainless Steel Appliances, Lighting, Two New Bathrooms, Kitchen and More! It also has a BRAND NEW SEPTIC on the way to be installed before closing. Come take a peek before it's gone.

2. 2026-04-30
   price $344,900 377-char remark

   Show marketing remark (377 chars)

   **SELLERS TO PAY UP TO $5,000 IN BUYERS CLOSING COSTS!! This house has been TOTALLY brought back to life! New Roof, Windows, Siding, Doors, Flooring, Paint, Heating System, Oil Tank, Well Tank, Stainless Steel Appliances, Lighting, Two New Bathrooms, Kitchen and More! It also has a BRAND NEW SEPTIC on the way to be installed before closing. Come take a peek before it's gone.

3. 2026-04-09
   price $349,900 377-char remark

   Show marketing remark (377 chars)

   **SELLERS TO PAY UP TO $5,000 IN BUYERS CLOSING COSTS!! This house has been TOTALLY brought back to life! New Roof, Windows, Siding, Doors, Flooring, Paint, Heating System, Oil Tank, Well Tank, Stainless Steel Appliances, Lighting, Two New Bathrooms, Kitchen and More! It also has a BRAND NEW SEPTIC on the way to be installed before closing. Come take a peek before it's gone.

4. 2026-03-19
   price $375,000 377-char remark

   Show marketing remark (377 chars)

   **SELLERS TO PAY UP TO $5,000 IN BUYERS CLOSING COSTS!! This house has been TOTALLY brought back to life! New Roof, Windows, Siding, Doors, Flooring, Paint, Heating System, Oil Tank, Well Tank, Stainless Steel Appliances, Lighting, Two New Bathrooms, Kitchen and More! It also has a BRAND NEW SEPTIC on the way to be installed before closing. Come take a peek before it's gone.

5. 2026-02-13
   listed $385,000 Active 377-char remark

   Show marketing remark (377 chars)

   **SELLERS TO PAY UP TO $5,000 IN BUYERS CLOSING COSTS!! This house has been TOTALLY brought back to life! New Roof, Windows, Siding, Doors, Flooring, Paint, Heating System, Oil Tank, Well Tank, Stainless Steel Appliances, Lighting, Two New Bathrooms, Kitchen and More! It also has a BRAND NEW SEPTIC on the way to be installed before closing. Come take a peek before it's gone.

6. 2026-01-27
   historical
7. 2025-11-08
   price $399,000
8. 2025-11-05
   listed $415,000 Active
9. 2025-05-16
   historical
10. 2025-04-16
    status Under Contract
11. 2025-03-26
    historical Under Contract - Continue to Show
12. 2025-03-19
    price $100,000
13. 2025-03-09
    price $149,000
14. 2025-03-07
    listed $175,000 Active
15. 2009-05-31
    historical
16. 2009-05-08
    soldstatus $63,500
17. 2009-04-10
    listed $64,900
18. 2009-01-14
    listed $74,900
19. 2006-11-02
    soldstatus $222,000
20. 2006-11-02
    soldstatus $222,000
21. 2006-10-31
    soldstatus $222,000
22. 2006-07-31
    historical
23. 2006-07-10
    listed $214,900
24. 2006-02-02
    listed $214,900
25. 2006-01-31
    historical
26. 2005-07-19
    listed $239,900
27. 2003-12-31
    soldstatus $157,000
28. 2003-12-30
    soldstatus $157,000
29. 2003-08-21
    listed $168,000

ⓘ 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: $3,297 · $275/mo
• Projected year-2 tax: $4,848 · $404/mo
• Expected delta: +$1,551/yr (+$129/mo · 47.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,909
• − Mortgage interest: −$16,749
• − Property taxes: −$3,297
• − Insurance: −$2,162
• − Repairs & maintenance: −$1,833
• − Management: −$1,833
• − Depreciation: −$8,698
• Taxable loss: −$11,662
• Est. tax savings @ 24.0%: +$2,799
• After-tax cash flow: $-3,377/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: Plainfield School District
• NCES district ID: 0903270
• Math proficiency: 24% ▼ -16.00%
• Reading proficiency: 41% ▼ -17.00%
• Median HH income: $62,056
• Composite: 29.36/100
• National rank: #6531
• State rank: #117 of 153 in CT

Livability — Moosup

• Score: 67/100
• State rank: #113
• US rank: #10397

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 5,840

Population outlook (Northeastern Connecticut County) Hauer SSP2

• By 2040: 104,160

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Asian 6% Hispanic / Latino 5% Two or more races 4% Black 1%
• Common ancestry: Lithuanian 18% Romanian 10% Italian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 93% English-only · Other Indo-European 3% Spanish 2% Chinese 1%

Political lean MEDSL · Northeastern Connecticut

• 2024 margin: R (+15.4) · D 41.5% · R 57.0% · Other 1.5%
• All cycles: 2024: R+15.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.19%
• Current HPI: 318.3935
• 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

+101.8% since first listed

29 events — show timeline

• 2026-05-07 Price Changed $339,000 Smart MLS
• 2026-04-30 Price Changed $344,900 Smart MLS
• 2026-04-09 Price Changed $349,900 Smart MLS
• 2026-03-19 Price Changed $375,000 Smart MLS
• 2026-02-13 Listed $385,000 Smart MLS
• 2026-01-27 Listing Removed — Smart MLS
• 2025-11-08 Price Changed $399,000 Smart MLS
• 2025-11-05 Listed $415,000 Smart MLS
• 2025-05-16 Listing Removed — Smart MLS
• 2025-04-16 Pending — Smart MLS
• 2025-03-26 Contingent — Smart MLS
• 2025-03-19 Price Changed $100,000 Smart MLS
• 2025-03-09 Price Changed $149,000 Smart MLS
• 2025-03-07 Listed $175,000 Smart MLS
• 2009-05-31 Listing Removed — Smart MLS
• 2009-05-08 Sold (MLS) $63,500 Smart MLS
• 2009-04-10 Listed $64,900 Smart MLS
• 2009-01-14 Listed $74,900 Smart MLS
• 2006-11-02 Sold (Public Records) $222,000 Public Records
• 2006-11-02 Sold (Public Records) $222,000 Public Records
• 2006-10-31 Sold (MLS) $222,000 Smart MLS
• 2006-07-31 Listing Removed — Smart MLS
• 2006-07-10 Listed $214,900 Smart MLS
• 2006-02-02 Listed $214,900 Smart MLS
• 2006-01-31 Listing Removed — Smart MLS
• 2005-07-19 Listed $239,900 Smart MLS
• 2003-12-31 Sold (Public Records) $157,000 Public Records
• 2003-12-30 Sold (MLS) $157,000 Smart MLS
• 2003-08-21 Listed $168,000 Smart MLS

Property tax history

-1.3%/yr

Latest (2022): $3,297 · -0.7% YoY. Source: county tax records.