62 Fort Hill Rd · Poquonock Bridge, CT 06340

$44,000

1 bd · 2.0 ba · 2,050 sqft · SingleFamily public records · 15 Days on market

Built 1992 $21/sqft · 91% below area

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter or retirement home. Why rent when you can own. Great location. Priced to sell.

Key facts

• Built 1992
• Listed 14 days

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath single-family listed at $44k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $44k).
• Recommended offer: $43k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 71/100 on livability (#88 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: amenities F, commute F, employment F.
• Groton School District (suburban): math 32% / reading 50% proficiency, ranked #96 of 153 in CT (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.8%/yr); 92 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 487 units permitted in Southeastern Connecticut Planning Region in 2024 (244 in 5+ unit buildings).
• This rent runs 32% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $304 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.8% rent growth), your $12k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($43k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 17y ago; this cycle's ask is 340% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $8k; list at $44k implies a 433% gain — meaningful room to come down on a strong offer.

Recommended offer $43,340 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
3. 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?
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: 5.03% ✓
• Cap rate: 45.68%
• Cash-on-cash: 140.67%
• DSCR: 7.26
• GRM: 1.7

CMA / ARV

• ARV (median comp): $186,885
• List price: $44,000
• Delta: -76.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.75% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.03×
• Total profit: $86,569
• Equity at exit: $6,561

10-year hold

• IRR: —
• Equity multiple: 17.31×
• Total profit: $200,971
• Equity at exit: $3,804

Cash invested: $12,320 (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 06340

• Home prices YoY: -27.9%
• Rents YoY: 3.8%
• Active inventory: 92
• Price-to-rent: 1.7×

Monthly cashflow live

• Estimated rent: $2,213 medium
• Mortgage (P&I): −$231
• Tax est. 1.5%: −$55 /mo · $660/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $1,444

Break-even live

Break-even rent $385

Max offer price $44,000

Occupancy floor 30%

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: $11,000
• Closing costs: $1,320
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36 North Rd Groton, CT	2.0	1.0	1800	$2,500	$1.39	43d	1	0.15mi
11 Ledgewood Rd Groton, CT	1.0–3.0	1.0–3.0	1247	$2,319	$1.86	1d	1	1.27mi
67 Wayne Rd Groton, CT	2.0	1.5	1405	$2,250	$1.60	43d	1	1.43mi

Listing history 23 events

1. 2026-05-12
   listed $44,000 Active 311-char remark
2. 2017-05-08
   soldstatus $8,250 92-char remark

   Show marketing remark (92 chars)

   Great starter or retirement home. Why rent when you can own. Great location. Priced to sell.

3. 2017-04-15
   historical 92-char remark

   Show marketing remark (92 chars)

   Great starter or retirement home. Why rent when you can own. Great location. Priced to sell.

4. 2017-02-10
   listed $10,000 92-char remark

   Show marketing remark (92 chars)

   Great starter or retirement home. Why rent when you can own. Great location. Priced to sell.

5. 2017-01-31
   historical
6. 2016-12-28
   listed $16,000
7. 2016-11-30
   historical
8. 2016-06-29
   listed $16,900
9. 2013-10-28
   soldstatus $33,500
10. 2012-08-12
    historical
11. 2012-05-13
    listed $52,900
12. 2012-01-10
    historical
13. 2011-09-27
    listed $40,999
14. 2011-09-09
    historical
15. 2011-06-01
    listed $41,000
16. 2011-02-25
    soldstatus $39,000
17. 2011-02-23
    historical
18. 2010-10-22
    listed $42,500
19. 2010-09-23
    listed $45,000
20. 2010-01-23
    historical
21. 2009-07-23
    listed $52,900
22. 1993-03-22
    soldstatus $75,000
23. 1988-03-15
    soldstatus $100,000

ⓘ 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: $26,556
• − Mortgage interest: −$2,465
• − Property taxes: −$660
• − Insurance: −$220
• − Repairs & maintenance: −$2,125
• − Management: −$2,125
• − Depreciation: −$1,280
• Taxable income: $17,683
• Est. tax owed @ 24.0%: −$4,244
• After-tax cash flow: $13,087/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: Groton School District
• NCES district ID: 0901770
• Math proficiency: 32% ▼ -16.00%
• Reading proficiency: 50% ▼ -10.00%
• Median HH income: $60,709
• Composite: 36.28/100
• National rank: #4702
• State rank: #96 of 153 in CT

Livability — Poquonock Bridge

• Score: 71/100
• State rank: #88
• US rank: #6958

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: New London County · 147,197 people
• Metro: Norwich-New London, CT
• Population (ZIP): 29,863
• Household income: $81,792
• Rent vs Own: 55.5% rent · 44.5% own
• Severe rent burden: 1710.0

Population outlook (Southeastern Connecticut County) Hauer SSP2

• By 2040: 293,442

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 15% Two or more races 11% Asian 7% Black 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Dominican 1%
• Common ancestry: Romanian 5% Lithuanian 4% Slovak 3%
• Foreign-born: 9% · Canada, Vietnam, China
• Languages at home: 87% English-only · Spanish 6% Tagalog/Filipino 2% Other Indo-European 2%

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: ▼ -97.61%
• Current HPI: 252.846
• Rent YoY: ▲ 3.75%
• Metro: Norwich-New London, CT
• 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

-91.8% since first listed

22 events — show timeline

• 2017-05-08 Sold (MLS) $8,250 Smart MLS
• 2017-04-15 Listing Removed — Smart MLS
• 2017-02-10 Listed $10,000 Smart MLS
• 2017-01-31 Listing Removed — Smart MLS
• 2016-12-28 Listed $16,000 Smart MLS
• 2016-11-30 Listing Removed — Smart MLS
• 2016-06-29 Listed $16,900 Smart MLS
• 2013-10-28 Sold (Public Records) $33,500 Public Records
• 2012-08-12 Listing Removed — Smart MLS
• 2012-05-13 Listed $52,900 Smart MLS
• 2012-01-10 Listing Removed — Smart MLS
• 2011-09-27 Listed $40,999 Smart MLS
• 2011-09-09 Listing Removed — Smart MLS
• 2011-06-01 Listed $41,000 Smart MLS
• 2011-02-25 Sold (MLS) $39,000 Smart MLS
• 2011-02-23 Listing Removed — Smart MLS
• 2010-10-22 Listed $42,500 Smart MLS
• 2010-09-23 Listed $45,000 Smart MLS
• 2010-01-23 Listing Removed — Smart MLS
• 2009-07-23 Listed $52,900 Smart MLS
• 1993-03-22 Sold (Public Records) $75,000 Public Records
• 1988-03-15 Sold (Public Records) $100,000 Public Records

Property tax history

+0.5%/yr

Latest (2014): $11,709 · +1.4% YoY. Source: county tax records.