51 Old Springfield Rd #123 · Stafford Springs, CT 06076

$60,000

1 bd · 1.0 ba · 450 sqft · Condo · 50 Days on market

Built 1988 Fair condition $133/sqft · 16% below area Est $72k · 16% under $117/mo HOA · 10% of rent

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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
• ARV discount +14.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Sun Valley Camping Cooperative, the perfect seasonal getaway in nearby Stafford Springs with a picturesque lake with beach, full time restaurant/bar, seasonal entertainment & activities, disc golf, bingo, horseshoes, bocci, shuffleboard, karaoke, koi pond and more! Plenty of options for relaxation and recreation. Step into summer bliss with this 1988 Mallard Park Model, perfectly situated on a level corner lot just a short stroll to the beach-or hop on your included Club Car golf cart and ride there in style! This charming package also features a paver patio, picnic table, and a spacious wooden shed for all your storage needs. Unwind on the full-length covered deck, ideal for your morning coffee, evening meals, or simply relaxing with friends. Inside, you'll find a cozy rear bedroom with a roomy closet and queen bed, a full bath with tub and shower, and a bright, comfortable living room with a corner TV and sliders that open to the deck. The eat-in kitchen is open and airy, with full-size appliances, a double sink, and a sunny window nook-perfect for your table and chairs. With abundant windows letting in natural light, this happy little summer retreat is ready to welcome you. Add a little refresh and your personal touch, and it can easily become your perfect getaway! Get ready to start enjoying life at Sun Valley! No financing available for seasonal properties, must be personal loan, HELOC or cash only.

Key facts

• Cozy rear bedroom
• Picturesque lake
• Level corner lot

Tags

• PICTURESQUE LAKE
• LEVEL CORNER LOT
• INCLUDED CLUB CAR GOLF CART
• PAVER PATIO
• FULL-LENGTH COVERED DECK
• COZY REAR BEDROOM

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $60k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $434 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $58k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#114 in CT) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, cost of living A; Watch: amenities F, commute F, health & safety F.
• 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: 73 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 $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $38k; list at $60k implies a 58% gain — meaningful room to come down on a strong offer.

Recommended offer $58,200 (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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 2.04% ✓
• Cap rate: 14.97%
• Cash-on-cash: 31.00%
• DSCR: 2.38
• GRM: 4.1

CMA / ARV

• ARV (median comp): $71,667
• List price: $60,000
• Delta: -16.28%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 25.9%
• Equity multiple: 2.07×
• Total profit: $18,006
• Equity at exit: $8,946

10-year hold

• IRR: 33.6%
• Equity multiple: 4.07×
• Total profit: $51,634
• Equity at exit: $5,188

Cash invested: $16,800 (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: 73
• Price-to-rent: 4.1×

Monthly cashflow live

• Estimated rent: $1,222 medium
• Mortgage (P&I): −$315
• Tax est. 1.5%: −$75 /mo · $900/yr
• Insurance: −$25
• HOA: −$117
• Vacancy / Maint / Mgmt: −$257
• Net cashflow: $434

Break-even live

Break-even rent $673

Max offer price $60,000

Occupancy floor 60%

Sensitivity live

Price	-10% $475	-5% $455	+0% $434	+5% $413	+10% $392
Rent	-10% $337	-5% $386	+0% $434	+5% $482	+10% $530
Rate	-1.0pp $464	-0.5pp $449	base $434	+0.5pp $418	+1.0pp $403

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $117 · $1,404/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-05-06
   price $60,000 1445-char remark

   Show marketing remark (1445 chars)

   Welcome to Sun Valley Camping Cooperative, the perfect seasonal getaway in nearby Stafford Springs with a picturesque lake with beach, full time restaurant/bar, seasonal entertainment & activities, disc golf, bingo, horseshoes, bocci, shuffleboard, karaoke, koi pond and more! Plenty of options for relaxation and recreation. Step into summer bliss with this 1988 Mallard Park Model, perfectly situated on a level corner lot just a short stroll to the beach-or hop on your included Club Car golf cart and ride there in style! This charming package also features a paver patio, picnic table, and a spacious wooden shed for all your storage needs. Unwind on the full-length covered deck, ideal for your morning coffee, evening meals, or simply relaxing with friends. Inside, you'll find a cozy rear bedroom with a roomy closet and queen bed, a full bath with tub and shower, and a bright, comfortable living room with a corner TV and sliders that open to the deck. The eat-in kitchen is open and airy, with full-size appliances, a double sink, and a sunny window nook-perfect for your table and chairs. With abundant windows letting in natural light, this happy little summer retreat is ready to welcome you. Add a little refresh and your personal touch, and it can easily become your perfect getaway! Get ready to start enjoying life at Sun Valley! No financing available for seasonal properties, must be personal loan, HELOC or cash only.

2. 2026-04-08
   listed $65,000 Active 1445-char remark

   Show marketing remark (1445 chars)

   Welcome to Sun Valley Camping Cooperative, the perfect seasonal getaway in nearby Stafford Springs with a picturesque lake with beach, full time restaurant/bar, seasonal entertainment & activities, disc golf, bingo, horseshoes, bocci, shuffleboard, karaoke, koi pond and more! Plenty of options for relaxation and recreation. Step into summer bliss with this 1988 Mallard Park Model, perfectly situated on a level corner lot just a short stroll to the beach-or hop on your included Club Car golf cart and ride there in style! This charming package also features a paver patio, picnic table, and a spacious wooden shed for all your storage needs. Unwind on the full-length covered deck, ideal for your morning coffee, evening meals, or simply relaxing with friends. Inside, you'll find a cozy rear bedroom with a roomy closet and queen bed, a full bath with tub and shower, and a bright, comfortable living room with a corner TV and sliders that open to the deck. The eat-in kitchen is open and airy, with full-size appliances, a double sink, and a sunny window nook-perfect for your table and chairs. With abundant windows letting in natural light, this happy little summer retreat is ready to welcome you. Add a little refresh and your personal touch, and it can easily become your perfect getaway! Get ready to start enjoying life at Sun Valley! No financing available for seasonal properties, must be personal loan, HELOC or cash only.

3. 2024-06-25
   soldstatus $38,000 Closed 877-char remark

   Show marketing remark (877 chars)

   Welcome to Sun Valley Beach Club and all the activities it has to offer. On site full service Four Seasons Restaurant offers great food and drinks, along with regular live entertainment. This is a SEASONAL PROPERTY. From April 15 thru October 15 you have water supplied and weekly black tank pumping as part of your quarterly association fee of $335. You will have full access to the beach/lake, playground, tennis, bocci, shuffleboard, bingo as well as a community of great people. Unit 123 is situated on an OWNED site and complete with shed. There is a covered deck too. Unit is priced according to a little TLC required but not necessary to start enjoying it come April 15. If you would like to know more about this or other sites for sale, I am an owner at Sun Valley too! HELOC, personal loan or cash only - seasonal properties are not eligible for mortgages of any type

4. 2024-05-08
   status Under Contract 877-char remark

   Show marketing remark (877 chars)

   Welcome to Sun Valley Beach Club and all the activities it has to offer. On site full service Four Seasons Restaurant offers great food and drinks, along with regular live entertainment. This is a SEASONAL PROPERTY. From April 15 thru October 15 you have water supplied and weekly black tank pumping as part of your quarterly association fee of $335. You will have full access to the beach/lake, playground, tennis, bocci, shuffleboard, bingo as well as a community of great people. Unit 123 is situated on an OWNED site and complete with shed. There is a covered deck too. Unit is priced according to a little TLC required but not necessary to start enjoying it come April 15. If you would like to know more about this or other sites for sale, I am an owner at Sun Valley too! HELOC, personal loan or cash only - seasonal properties are not eligible for mortgages of any type

5. 2023-11-07
   listed $42,500 Active 877-char remark

   Show marketing remark (877 chars)

   Welcome to Sun Valley Beach Club and all the activities it has to offer. On site full service Four Seasons Restaurant offers great food and drinks, along with regular live entertainment. This is a SEASONAL PROPERTY. From April 15 thru October 15 you have water supplied and weekly black tank pumping as part of your quarterly association fee of $335. You will have full access to the beach/lake, playground, tennis, bocci, shuffleboard, bingo as well as a community of great people. Unit 123 is situated on an OWNED site and complete with shed. There is a covered deck too. Unit is priced according to a little TLC required but not necessary to start enjoying it come April 15. If you would like to know more about this or other sites for sale, I am an owner at Sun Valley too! HELOC, personal loan or cash only - seasonal properties are not eligible for mortgages of any type

ⓘ 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: $14,667
• − Mortgage interest: −$3,361
• − Property taxes: −$900
• − Insurance: −$300
• − Repairs & maintenance: −$1,173
• − Management: −$1,173
• − HOA: −$1,404
• − Depreciation: −$1,745
• Taxable income: $4,610
• Est. tax owed @ 24.0%: −$1,106
• After-tax cash flow: $4,101/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 Moderate rehab

This property requires moderate renovations to improve its condition and increase its value. Key areas for improvement include appliances, paint, flooring, and windows.

Repairs flagged

• Major Appliances — Outdated and worn
• Major Bathroom fixtures — Signs of wear
• Major Exterior siding — Significant wear and discoloration
• Major Flooring — Worn and uneven
• Major Paint — Chipped and faded in some areas
• Major Windows — Signs of wear

Value-add opportunities

• Resale New appliances — Modern appliances will attract buyers
• Resale Paint job — Fresh paint will improve curb appeal
• Resale New flooring — New flooring will enhance the living space
• Resale New windows — New windows will improve energy efficiency and appearance
• Both Landscaping — Landscaping will improve curb appeal and attract tenants

Renovation cost estimate screening

Repair item	Severity	Est. cost
Appliances · Outdated and worn	Major	$15,000–50,000
Bathroom fixtures · Signs of wear	Major	$15,000–50,000
Exterior siding · Significant wear and discoloration	Major	$15,000–50,000
Flooring · Worn and uneven	Major	$15,000–50,000
Paint · Chipped and faded in some areas	Major	$15,000–50,000
Windows · Signs of wear	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale New appliances — Modern appliances will attract buyers ↑
• Resale Paint job — Fresh paint will improve curb appeal ↑
• Resale New flooring — New flooring will enhance the living space ↑
• Resale New windows — New windows will improve energy efficiency and appearance ↑
• Both Landscaping — Landscaping will improve curb appeal and attract tenants ↑

ⓘ 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 Springs

• Score: 67/100
• State rank: #114
• US rank: #10780

Category grades

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

Schools grade is shown separately in the Schools card above.

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

+41.2% since first listed

5 events — show timeline

• 2026-05-06 Price Changed $60,000 Smart MLS
• 2026-04-08 Listed $65,000 Smart MLS
• 2024-06-25 Sold (MLS) $38,000 Smart MLS
• 2024-05-08 Pending — Smart MLS
• 2023-11-07 Listed $42,500 Smart MLS