2695 Gold Star Hwy · Old Mystic, CT 06355

$200,000

4 bd · 2.0 ba · 1,860 sqft · SingleFamily public records · 7 Days on market

Built 1956 0.38 ac lot ↓ 17% since listing

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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
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Ranch offering multi use living space with this 4-bedroom, 2 bath home on a 0.38-acre lot. It offers a versatile layout including a main living area with a kitchen, living room with fireplace, a full bath, and 3 bedrooms. It further includes a possible in law/ caregiver apartment with a separate entry that features its own kitchen with dining space, family room, full bath, and bedroom. House does need updates; government financing is not available for this property, and it is being sold "As Is, Where Is. " Situated in the RU 80 zone, this property offers potential for future improvements and personalization. The proximity to I 95, local amenities, and Downtown Mystic makes this a

Key facts

• 0.38 acre lot
• 6 parking spots
• Built 1956

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Cap rate 13.4% vs local median 4.5% in Old Mystic — 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 69/100 on livability (#106 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools C-, cost of living D+, amenities 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: 84 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 16y 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.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $200,000

Questions for the listing agent

1. Built in 1956 — 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: 1.70% ✓
• Cap rate: 13.43%
• Cash-on-cash: 25.51%
• DSCR: 2.13
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $470,580
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2695 Gold Star Hwy	0.00mi	4/2.0	1,860 (0%)	1mo	$260,000	$140	99
1 Marcel Rd	0.23mi	3/2.5 (-1)	1,932 (+4%)	3mo	$485,000	$251	73
67 Deerfield Ridge Dr	0.31mi	4/2.0	1,995 (+7%)	0mo	$526,000	$264	73
110 Ann Ave	0.37mi	4/2.0	1,920 (+3%)	18mo	$429,000	$223	62
14 Heather Glen Ln	0.36mi	3/2.0 (-1)	1,876 (+1%)	22mo	$360,000	$192	58
8 Pons Rd	0.14mi	3/2.0 (-1)	1,590 (-14%)	10mo	$402,000	$253	55
17 Lamphere Rd	0.60mi	4/2.5	2,002 (+8%)	6mo	$558,000	$279	52
335 Cow Hill Rd	0.72mi	4/2.0	1,664 (-10%)	1mo	$389,900	$234	48
159 Heather Glen Ln	0.60mi	3/2.0 (-1)	1,666 (-10%)	17mo	$510,000	$306	35
31 Bern Ct	0.48mi	3/1.5 (-1)	1,664 (-10%)	23mo	$200,000	$120	34
42 Cindy Ln	0.72mi	3/2.0 (-1)	1,638 (-12%)	10mo	$425,000	$259	33
72 Hunting Ridge Dr	0.70mi	3/2.5 (-1)	1,644 (-12%)	18mo	$500,000	$304	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 1.78×
• Total profit: $43,528
• Equity at exit: $29,821

10-year hold

• IRR: 27.5%
• Equity multiple: 3.43×
• Total profit: $136,028
• Equity at exit: $17,292

Cash invested: $56,000 (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 06355

• Home prices YoY: -17.8%
• Active inventory: 84
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $3,406 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$369 /mo · $4,423/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$715
• Net cashflow: $1,190

Break-even live

Break-even rent $1,900

Max offer price $200,000

Occupancy floor 60%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 Quakertown Mdw Ledyard, CT	4.0	2.5	2204	$3,550	$1.61	44d	1	1.06mi

Listing history 7 events

1. 2026-04-20
   status Under Contract
2. 2026-04-14
   listed $200,000 Active
3. 2026-04-08
   historical $200,000
4. 2014-03-27
   historical
5. 2013-09-27
   listed $150,000
6. 2011-02-28
   historical
7. 2010-08-23
   listed $239,900

ⓘ 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: $4,423 · $369/mo
• Projected year-2 tax: $4,423 · $369/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $40,877
• − Mortgage interest: −$11,203
• − Property taxes: −$4,423
• − Insurance: −$1,000
• − Repairs & maintenance: −$3,270
• − Management: −$3,270
• − Depreciation: −$5,818
• Taxable income: $11,892
• Est. tax owed @ 24.0%: −$2,854
• After-tax cash flow: $11,430/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 — Old Mystic

• Score: 69/100
• State rank: #106
• US rank: #9037

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Old Mystic, CT
• County: New London County · 147,197 people
• Metro: Norwich-New London, CT
• Population (ZIP): 12,173
• Household income: $137,425
• Rent vs Own: 19.0% rent · 81.0% own
• Severe rent burden: 197.0

Population outlook (Southeastern Connecticut County) Hauer SSP2

• By 2040: 293,442

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Two or more races 9% Asian 4% Hispanic / Latino 2% Black 2%
• Common ancestry: Lithuanian 6% Romanian 6% Slovak 5%
• Foreign-born: 7% · Canada, China
• Languages at home: 94% English-only · Other Indo-European 2% 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: ▼ -62.46%
• Current HPI: 287.7568
• Rent YoY: —
• 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

-16.6% since first listed

7 events — show timeline

• 2026-04-20 Pending — Smart MLS
• 2026-04-14 Listed $200,000 Smart MLS
• 2026-04-08 Coming Soon $200,000 Smart MLS
• 2014-03-27 Listing Removed — Smart MLS
• 2013-09-27 Listed $150,000 Smart MLS
• 2011-02-28 Listing Removed — Smart MLS
• 2010-08-23 Listed $239,900 Smart MLS

Property tax history

+2.5%/yr

Latest (2022): $4,423 · +6.4% YoY. Source: county tax records.