80 Sheldon Rd Lot 12 · Griswold, CT 06351

$140,000

2 bd · 1.5 ba · 768 sqft · Manufactured public records · 50 Days on market

Built 1969 $182/sqft · at area comps Est $139k · at est. ↓ 24% since listing

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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 +27.3/30.0
• DSCR +9.5/10.0
• ARV discount +7.1/15.0
• 1% rule +6.1/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Back on the market. This charming manufactured home is located only 1 minute to the water. Enjoy swimming, boating, and fishing. Included are front and rear bedrooms, 1 1/2 baths, an open floor plan and so much more. All appliances are included including central air. Main entry is through and enclosed 3 season porch which also leads to a really nice pack yard. Rear deck, trellaced sitting are and also a lounge for it's own firepit. Land is is $625 includes water, septic and trash. Paark application is attached.

Key facts

• Lounge for firepit
• Rear deck
• Nice back yard

Tags

• ENCLOSED 3 SEASON PORCH
• REAR DECK
• TRELLACED SITTING AREA
• LOUNGE FOR FIREPIT
• NICE BACK YARD

Property features AI

Finance

• HOA & community: Located in Griswold Mobile Home Park

Exterior

• Parking: Carport; Off-street parking; 2 garage spaces (total parking for 2)
• Utilities: Private water system; Septic system; Above-ground fuel tank; Storm doors (energy feature)
• Home design: Single-family home; On leased land; Prefab construction; White exterior
• Construction: Metal roof; Vinyl siding; No basement; Foundation: None
• Exterior features: Enclosed porch; Open porch; Covered deck; Deck; Patio; Awnings; Sidewalk; Shed; Walk-to-water access

Interior

• Kitchen: Oven/Range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air; Hot air heating (kerosene fuel); 30-gallon electric hot water tank
• Interior features: Pre-wired for cable; Open floor plan
• Laundry & utility: Washer and dryer located in the full bathroom on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $140k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Griswold School District (rural): math 29% / reading 42% proficiency, ranked #111 of 153 in CT (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Griswold High School (math 32% / reading 47%, grade F, #107 of 194 statewide, top 56%, 533 students, 46% FRL) — zoned schools average 46% FRL vs 31% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 75 active listings in the ZIP; 487 units permitted in Southeastern Connecticut Planning Region in 2024 (244 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 77% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.11% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.46%
• DSCR: 1.55
• GRM: 7.5

CMA / ARV

• ARV (median comp): $138,623
• List price: $140,000
• Delta: 0.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.1%
• Equity multiple: 1.08×
• Total profit: $3,178
• Equity at exit: $20,874

10-year hold

• IRR: 11.7%
• Equity multiple: 1.92×
• Total profit: $35,892
• Equity at exit: $12,105

Cash invested: $39,200 (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 06351

• Home prices YoY: -22.8%
• Active inventory: 75
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,558 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$31 /mo · $377/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $407

Break-even live

Break-even rent $1,043

Max offer price $140,000

Occupancy floor 69%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $140,000 Active 50 DOM
2. 2026-06-17
   days on market $140,000 Active 49 DOM
3. 2026-06-16
   days on market $140,000 Active 48 DOM
4. 2026-06-15
   days on market $140,000 Active 47 DOM
5. 2026-06-13
   days on market $140,000 Active 45 DOM
6. 2026-06-12
   days on market $140,000 Active 44 DOM
7. 2026-06-09
   days on market $140,000 Active 41 DOM
8. 2026-06-08
   days on market $140,000 Active 40 DOM
9. 2026-06-07
   days on market $140,000 Active 39 DOM
10. 2026-06-07
    days on market $140,000 Active 38 DOM
11. 2026-06-04
    days on market $140,000 Active 35 DOM
12. 2026-06-02
    days on market $140,000 Active 34 DOM
13. 2026-06-01
    days on market $140,000 Active 33 DOM
14. 2026-05-31
    days on market $140,000 Active 32 DOM
15. 2026-05-31
    days on market $140,000 Active 31 DOM
16. 2026-04-29
    listed $140,000 Active 516-char remark
17. 2026-01-02
    historical
18. 2025-10-01
    price $139,900
19. 2025-08-02
    listed $149,900 Active
20. 2025-08-01
    historical
21. 2025-07-08
    historical
22. 2025-07-08
    listed $158,000 Active
23. 2025-06-24
    price $158,000
24. 2025-06-23
    price $150,000
25. 2025-06-18
    price $168,000
26. 2025-06-05
    listed $184,900 Active

ⓘ 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: $377 · $31/mo
• Projected year-2 tax: $1,686 · $141/mo
• Expected delta: +$1,310/yr (+$109/mo · 347.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $18,699
• − Mortgage interest: −$7,842
• − Property taxes: −$377
• − Insurance: −$700
• − Repairs & maintenance: −$1,496
• − Management: −$1,496
• − Depreciation: −$4,073
• Taxable income: $2,715
• Est. tax owed @ 24.0%: −$652
• After-tax cash flow: $4,234/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: Griswold School District
• NCES district ID: 0901740
• Math proficiency: 29% ▼ -22.00%
• Reading proficiency: 42% ▼ -13.00%
• Median HH income: $59,711
• Composite: 31.64/100
• National rank: #5932
• State rank: #111 of 153 in CT

Livability — Griswold

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

Census & demographics

• Population (ZIP): 15,697

Population outlook (Southeastern Connecticut County) Hauer SSP2

• By 2040: 293,442

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 4% Native American 1%
• Common ancestry: Lithuanian 15% Romanian 10% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 1%

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: ▼ -67.06%
• Current HPI: 227.571
• 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

-24.3% since first listed

11 events — show timeline

• 2026-04-29 Listed $140,000 Smart MLS
• 2026-01-02 Listing Removed — Smart MLS
• 2025-10-01 Price Changed $139,900 Smart MLS
• 2025-08-02 Listed $149,900 Smart MLS
• 2025-08-01 Listing Removed — Smart MLS
• 2025-07-08 Listing Removed — Smart MLS
• 2025-07-08 Listed $158,000 Smart MLS
• 2025-06-24 Price Changed $158,000 Smart MLS
• 2025-06-23 Price Changed $150,000 Smart MLS
• 2025-06-18 Price Changed $168,000 Smart MLS
• 2025-06-05 Listed $184,900 Smart MLS

Property tax history

+7.7%/yr

Latest (2023): $377 · +0.0% YoY. Source: county tax records.