25 Morgan Ct · Groton, CT 06340

$250,000

3 bd · 1.0 ba · 1,367 sqft · SingleFamily public records · 21 Days on market

Built 1948 0.29 ac lot $183/sqft · 32% below area Est $370k · 32% under

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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 +15.7/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.2/10.0
• 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

Tucked away at the end of a quiet cul-de-sac, offering a wonderful opportunity to own in a highly desirable coastal setting. Featuring a classic design and a functional layout, the home provides 1,367 square feet of comfortable living space, ideal for both everyday living and entertaining. The second floor hosts three well-sized bedrooms and a full bathroom, offering a practical and private retreat for a variety of lifestyles. Set on a generous and level 0.29-acre lot, the property provides ample outdoor space for recreation, gardening, or future enhancements to suit your vision. Additional highlights include a full basement and a walk-up attic, delivering abundant storage and potential for

Key facts

• 0.29-acre lot
• Coastal setting
• Full basement

Tags

• CUL-DE-SAC
• COASTAL SETTING
• FUNCTIONAL LAYOUT
• FULL BASEMENT
• WALK-UP ATTIC
• 0.29-ACRE LOT

Property features AI

Exterior

• Utilities: Public water connected; Public sewer connected
• Home design: Single-family home
• Construction: Frame construction; Stone foundation
• Exterior features: Level lot; Asphalt shingle roof; Asbestos exterior siding

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Oil-fired heat with above-ground fuel tank; Domestic hot water system
• Interior features: Full unfinished basement with interior access and full hatchway; Has a walk-up attic; Total of 6 rooms
• Laundry & utility: Laundry located on the lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $229k (8.3% below list).
• Recommended offer: $229k (8.3% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.8% in Groton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 71/100 on livability (#90 in CT) — a middle-class / working-renter tenant base. Strengths: crime A, housing A, health & safety A; Watch: employment C-, amenities F, commute 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; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 34% 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 19y ago 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.
• Current owner paid $155k; list at $250k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $229,273 (8.3% below list)

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.92% ✗
• Cap rate: 6.82%
• Cash-on-cash: 1.89%
• DSCR: 1.08
• GRM: 9.1

CMA / ARV

• ARV (median comp): $369,805
• List price: $250,000
• Delta: -32.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
170 Meridian St	0.25mi	2/1.0 (-1)	1,372 (+0%)	7mo	$175,000	$128	77
78 Spicer Ave	0.20mi	3/1.0	1,488 (+9%)	7mo	$365,000	$245	71
25 School St	0.28mi	2/1.0 (-1)	1,350 (-1%)	15mo	$347,500	$257	68
80 Mitchell St	0.25mi	4/1.5 (+1)	1,406 (+3%)	20mo	$330,000	$235	60
112 Riverview Ave	0.49mi	3/1.5	1,456 (+6%)	8mo	$385,000	$264	58
243 Bridge St	0.16mi	3/2.0	1,184 (-13%)	12mo	$265,000	$224	56
62 Slocomb Ter	0.29mi	3/3.0	1,534 (+12%)	5mo	$470,000	$306	54
34 Fleming Ct	0.50mi	4/2.0 (+1)	1,416 (+4%)	10mo	$376,875	$266	54
72 Baker Ave	0.43mi	3/1.5	1,464 (+7%)	20mo	$360,000	$246	49
202 Mitchell St	0.48mi	3/2.0	1,509 (+10%)	14mo	$415,000	$275	45
210 Baker Avenue Ext	0.45mi	3/2.5	1,542 (+13%)	13mo	$440,000	$285	41
157 Grove Ave	0.57mi	4/2.5 (+1)	1,567 (+15%)	15mo	$454,000	$290	26

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

Projected returns pro-forma

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

5-year hold

• IRR: -12.5%
• Equity multiple: 0.55×
• Total profit: $-31,739
• Equity at exit: $37,276

10-year hold

• IRR: -2.3%
• Equity multiple: 0.84×
• Total profit: $-11,275
• Equity at exit: $21,615

Cash invested: $70,000 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,293 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$286 /mo · $3,432/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $110

Break-even live

Break-even rent $2,153

Max offer price $250,000

Occupancy floor 90%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
278 Meridian St Groton, CT	2.0	1.0	715	$1,959	$2.74	13d	12	0.38mi
15 Fieldside Dr Groton, CT	2.0	1.0	875	$1,900	$2.17	44d	1	0.51mi
23 Fieldside Dr Groton, CT	2.0	1.0	950	$1,775	$1.87	13d	1	0.52mi
1 Triton Sq Groton, CT	2.0	1.0–2.0	911	$3,460	$3.80	13d	40	0.59mi
37 Hamilton Ave Groton, CT	2.0	1.0	1300	$2,200	$1.69	21d	1	0.73mi
99 Gold Star Hwy Apt 106 Groton, CT	2.0	1.0	882	$2,212	$2.51	44d	1	0.80mi
99 Gold Star Hwy Apt 82 Groton, CT	2.0	1.0	882	$2,217	$2.51	44d	1	0.80mi
16 Benham Rd Unit C Groton, CT	2.0	1.0	1600	$2,500	$1.56	13d	1	0.84mi
16 Benham Rd Unit D Groton, CT	2.0	1.0	1350	$2,400	$1.78	21d	1	0.84mi
157 Green St Unit 2B New London, CT	2.0	1.0	1134	$2,650	$2.34	44d	1	1.09mi
67 Wayne Rd Groton, CT	2.0	1.5	1405	$2,250	$1.60	44d	1	1.13mi
28 Reed St #1 New London, CT	2.0	1.5	1131	$1,820	$1.61	21d	1	1.31mi
16 Grove St New London, CT	2.0	1.0	960	$1,500	$1.56	44d	1	1.35mi
11 Ledgewood Rd Groton, CT	1.0–3.0	1.0–3.0	1247	$7,351	$5.89	1d	1	1.36mi
120 Broad St New London, CT	2.0	1.0–3.0	977	$2,500	$2.56	21d	7	1.36mi
13 Thompson Ct New London, CT	3.0	1.0	1000	$1,900	$1.90	44d	1	1.41mi

Listing history 9 events

1. 2026-05-15
   status Under Contract 1056-char remark
2. 2026-04-23
   listed $250,000 Active 1056-char remark
3. 2026-03-25
   historical
4. 2026-02-27
   listed $240,000 Active
5. 2025-03-18
   historical
6. 2025-02-19
   listed $175,000 Active
7. 2007-10-11
   soldstatus $155,000
8. 2007-10-05
   soldstatus $160,000
9. 2007-07-10
   listed $175,000

ⓘ 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: $3,432 · $286/mo
• Projected year-2 tax: $4,391 · $366/mo
• Expected delta: +$959/yr (+$80/mo · 27.9%)

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

Taxation est. · year 1

• Rental income: $27,513
• − Mortgage interest: −$14,004
• − Property taxes: −$3,432
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,201
• − Management: −$2,201
• − Depreciation: −$7,273
• Taxable loss: −$2,848
• Est. tax savings @ 24.0%: +$683
• After-tax cash flow: $2,004/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 — Groton

• Score: 71/100
• State rank: #90
• US rank: #7096

Category grades

Amenities F Commute F Cost of living B Crime A Employment C- Housing A Health & safety A User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Groton, CT
• County: New London County · 147,197 people
• City population: 42,036
• 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

+42.9% since first listed

9 events — show timeline

• 2026-05-15 Pending — Smart MLS
• 2026-04-23 Listed $250,000 Smart MLS
• 2026-03-25 Listing Removed — Smart MLS
• 2026-02-27 Listed $240,000 Smart MLS
• 2025-03-18 Listing Removed — Smart MLS
• 2025-02-19 Listed $175,000 Smart MLS
• 2007-10-11 Sold (MLS) $155,000 Smart MLS
• 2007-10-05 Sold (Public Records) $160,000 Public Records
• 2007-07-10 Listed $175,000 Smart MLS

Property tax history

+2.0%/yr

Latest (2022): $3,432 · +6.8% YoY. Source: county tax records.