8 South St Unit WW 96 · Stafford, CT 06076

$45,900

2 bd · 1.0 ba · 792 sqft · Condo · 8 Days on market

Built 2007 Fair condition $238/mo HOA

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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 +3.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Seasonal ownership opportunity at Roaring Brook Co-Op Campground. Located on Site WW96 in the desirable WW section, this well-maintained 2007 Keystone Outback offers 2 bedrooms, 1 full bath, and flexible sleeping accommodations for up to 7. Features include multiple televisions, a roof antenna, a storage shed, and a golf cart included in as-is condition. Ownership includes a cooperative ownership interest in Roaring Brook Campground Association, together with a proprietary lease granting use of the campsite. Annual association dues provide water, electricity, septic service, grounds maintenance, common area upkeep, and on-site trash disposal. Roaring Brook offers a gated entrance, recreatio

Key facts

• Outdoor recreation
• Gated entrance
• Well maintained

Tags

• WELL MAINTAINED
• GATED ENTRANCE
• RECREATIONAL FACILITIES
• SWIMMING AREAS
• OUTDOOR RECREATION

Property features AI

Finance

• Other: Complex has 400 total units; Pets allowed with restrictions; must be leashed
• HOA & community: Homeowners association with annual fee; Annual HOA fee of $2,850; Association covers clubhouse, grounds maintenance, trash pickup, water, sewer, pool service, and road maintenance; Association amenities include basketball court, clubhouse, guest parking, playground/tot lot, private recreation facilities, and pool

Exterior

• Parking: Off-street parking; 2 total parking spaces
• Utilities: Public water connected; Private well; Public sewer connected; Shared septic; Above-ground fuel tank
• Home design: Co-op in a gated community; Seasonal property on leased land; Part of Roaring Brook Co-Op
• Construction: Other construction
• Exterior features: Vinyl siding; Treed, level lot; In-ground pool; Association waterfront access (association required)

Interior

• Kitchen: Gas range; Microwave; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot air heating; Propane fuel; Electric hot water
• Interior features: Central air conditioning; No basement

🏢 Co-op / cooperative unit. The $45,900 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $46k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $625 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $46k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Stafford School District (town): math 33% / reading 48% proficiency, ranked #99 of 153 in CT (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 72 active listings in the ZIP; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $317 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $45,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.26% ✓
• Cap rate: 22.64%
• Cash-on-cash: 58.38%
• DSCR: 3.60
• GRM: 2.6

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: 57.1%
• Equity multiple: 3.53×
• Total profit: $32,551
• Equity at exit: $6,844

10-year hold

• IRR: 62.1%
• Equity multiple: 7.25×
• Total profit: $80,305
• Equity at exit: $3,969

Cash invested: $12,852 (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 06076

• Home prices YoY: -11.7%
• Active inventory: 72
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $1,494 medium
• Mortgage (P&I): −$241
• Tax est. 1.5%: −$57 /mo · $688/yr
• Insurance: −$19
• HOA: −$238
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $625

Break-even live

Break-even rent $703

Max offer price $45,900

Occupancy floor 53%

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: $11,475
• Closing costs: $1,377
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $238 · $2,856/yr
• Likely covers: watertrashelectriclandscapingsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-18
   days on market $45,900 Active 8 DOM
2. 2026-06-17
   days on market $45,900 Active 7 DOM
3. 2026-06-16
   days on market $45,900 Active 6 DOM
4. 2026-06-15
   days on market $45,900 Active 5 DOM
5. 2026-06-13
   days on market $45,900 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $45,900 Active 2 DOM

ⓘ 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: $17,930
• − Mortgage interest: −$2,571
• − Property taxes: −$688
• − Insurance: −$230
• − Repairs & maintenance: −$1,434
• − Management: −$1,434
• − HOA: −$2,856
• − Depreciation: −$1,335
• Taxable income: $7,381
• Est. tax owed @ 24.0%: −$1,771
• After-tax cash flow: $5,731/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.

Condition & rehab AI · 12 photos

Fair 45/100 Cosmetic rehab

This RV is in fair condition with cosmetic repairs needed, particularly in landscaping and fencing. Updates to these areas, along with kitchen and bathroom improvements, would significantly enhance its resale and rental value.

Repairs flagged

• Major Landscaping — Overgrown and unkempt, needs trimming and planting.
• Major Fencing — Visible but not in good condition, may need repair or replacement.
• Minor Kitchen Countertops — Slight wear, could be cleaned or replaced with new ones.
• Minor Bathroom Fixtures — Dated but functional, could be replaced with updated ones.
• Minor Paint Touch-Up — Walls need touch-up painting to improve appearance.
• Minor Carpet Cleaning — Clean but may benefit from deep cleaning to remove stains and odors.

Value-add opportunities

• Both Landscaping and Fencing — Improves curb appeal and property value.
• Both Kitchen Countertops and Fixtures — Enhances functionality and aesthetics, attracting buyers/renters.
• Both Paint Touch-Up — Improves interior appearance, making the space more inviting.
• Both Carpet Cleaning — Enhances cleanliness and reduces allergens, improving air quality and comfort.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Overgrown and unkempt, needs trimming and planting.	Major	$15,000–50,000
Fencing · Visible but not in good condition, may need repair or replacement.	Major	$15,000–50,000
Kitchen Countertops · Slight wear, could be cleaned or replaced with new ones.	Minor	$500–3,000
Bathroom Fixtures · Dated but functional, could be replaced with updated ones.	Minor	$500–3,000
Paint Touch-Up · Walls need touch-up painting to improve appearance.	Minor	$500–3,000
Carpet Cleaning · Clean but may benefit from deep cleaning to remove stains and odors.	Minor	$500–3,000
Total estimated repair cost · 6 items		$32,000–112,000

Value-add ROI direction

• Both Landscaping and Fencing — Improves curb appeal and property value. ↑
• Both Kitchen Countertops and Fixtures — Enhances functionality and aesthetics, attracting buyers/renters. ↑
• Both Paint Touch-Up — Improves interior appearance, making the space more inviting. ↑
• Both Carpet Cleaning — Enhances cleanliness and reduces allergens, improving air quality and comfort. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Stafford School District
• NCES district ID: 0904290
• Math proficiency: 33% ▼ -13.00%
• Reading proficiency: 48% ▼ -9.00%
• Median HH income: $63,653
• Composite: 36.16/100
• National rank: #4735
• State rank: #99 of 153 in CT

Livability — Stafford

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

Census & demographics

• Population (ZIP): 11,989

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 3% Dominican 1%
• Common ancestry: Lithuanian 13% Romanian 12% Slovak 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 3% German/W. Germanic 1%

Political lean MEDSL · Capitol

• 2024 margin: Strong D (+21.9) · D 60.1% · R 38.2% · Other 1.7%
• All cycles: 2024: D+21.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.19%
• Current HPI: 251.5895
• 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 $45,900 Smart MLS