None · Moosup, CT 06354

$330,000

6 bd · 2.0 ba · 1,732 sqft · MultiFamily public records · 52 Days on market

Built 1880 4,791 sqft lot $191/sqft · 13% above area Est $291k · 13% over

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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
• DSCR +10.0/10.0
• Appreciation +9.6/10.0
• 1% rule +8.0/10.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Multi family opportunity! Updates made. Walk out basement storage and off street parking. Separate utilities. Conveniently located to major routes and shopping!

Key facts

• Separate utilities
• Off street parking
• Conveniently located

Tags

• WALK OUT BASEMENT STORAGE
• OFF STREET PARKING
• SEPARATE UTILITIES
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $330k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $330k).
• Recommended offer: $320k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#113 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: employment D+, amenities F, commute F.
• Plainfield School District (town): math 24% / reading 41% proficiency, ranked #117 of 153 in CT (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 27 active listings in the ZIP; 149 units permitted in Northeastern Connecticut Planning Region in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $33k of equity ($2k loan paydown + $30k appreciation (9.2% local appreciation)).
• At projected returns (9.2% appreciation + 3.0% rent growth), your $92k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 24y 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 $117k; list at $330k implies a 182% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $320,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1880 — 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 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: 1.30% ✓
• Cap rate: 11.04%
• Cash-on-cash: 16.95%
• DSCR: 1.75
• GRM: 6.4

CMA / ARV

• ARV (median comp): $291,482
• List price: $330,000
• Delta: 13.21%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
73-75 Union St	0.27mi	6/2.0	1,635 (-6%)	19mo	$199,000	$122	62

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

Projected returns pro-forma

9.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 35.4%
• Equity multiple: 3.65×
• Total profit: $244,601
• Equity at exit: $277,948

10-year hold

• IRR: 30.9%
• Equity multiple: 8.04×
• Total profit: $650,877
• Equity at exit: $579,948

Cash invested: $92,400 (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 06354

• Home prices YoY: 3.0%
• Active inventory: 27
• Price-to-rent: 19.2×

Monthly cashflow live

• Estimated rent: $4,286 medium
• Mortgage (P&I): −$1,731
• Tax from tax record: −$213 /mo · $2,555/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$900
• Net cashflow: $1,305

Break-even live

Break-even rent $2,634

Max offer price $330,000

Occupancy floor 65%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$4,287
Total (3 units)			$4,286

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-05-18
   status Under Contract 160-char remark

   Show marketing remark (160 chars)

   Multi family opportunity! Updates made. Walk out basement storage and off street parking. Separate utilities. Conveniently located to major routes and shopping!

2. 2026-03-27
   listed $330,000 Active 160-char remark

   Show marketing remark (160 chars)

   Multi family opportunity! Updates made. Walk out basement storage and off street parking. Separate utilities. Conveniently located to major routes and shopping!

3. 2023-09-21
   historical
4. 2023-09-12
   status Under Contract
5. 2023-08-24
   price $259,900
6. 2023-07-27
   listed $265,000 Active
7. 2016-08-22
   soldstatus $117,000
8. 2016-08-22
   soldstatus $115,000
9. 2016-07-09
   historical
10. 2016-06-03
    listed $119,900
11. 2015-07-14
    soldstatus $54,000
12. 2015-07-09
    historical
13. 2015-06-29
    listed $59,900
14. 2015-06-25
    soldstatus $28,000
15. 2015-05-20
    historical
16. 2015-04-17
    listed $38,500
17. 2015-02-16
    historical
18. 2015-02-16
    listed $38,500
19. 2008-05-07
    historical
20. 2008-01-07
    listed $179,900
21. 2003-02-05
    soldstatus $106,000
22. 2003-02-03
    soldstatus $106,000
23. 2002-10-17
    listed $109,900
24. 1992-02-28
    soldstatus $74,660

ⓘ 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: $2,555 · $213/mo
• Projected year-2 tax: $4,808 · $401/mo
• Expected delta: +$2,254/yr (+$188/mo · 88.2%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $51,432
• − Mortgage interest: −$18,485
• − Property taxes: −$2,555
• − Insurance: −$1,650
• − Repairs & maintenance: −$4,115
• − Management: −$4,115
• − Depreciation: −$9,600
• Taxable income: $10,913
• Est. tax owed @ 24.0%: −$2,619
• After-tax cash flow: $13,041/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: Plainfield School District
• NCES district ID: 0903270
• Math proficiency: 24% ▼ -16.00%
• Reading proficiency: 41% ▼ -17.00%
• Median HH income: $62,056
• Composite: 29.36/100
• National rank: #6531
• State rank: #117 of 153 in CT

Livability — Moosup

• Score: 67/100
• State rank: #113
• US rank: #10397

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moosup, CT
• Population (ZIP): 5,840

Population outlook (Northeastern Connecticut County) Hauer SSP2

• By 2040: 104,160

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Asian 6% Hispanic / Latino 5% Two or more races 4% Black 1%
• Common ancestry: Lithuanian 18% Romanian 10% Italian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 93% English-only · Other Indo-European 3% Spanish 2% Chinese 1%

Political lean MEDSL · Northeastern Connecticut

• 2024 margin: R (+15.4) · D 41.5% · R 57.0% · Other 1.5%
• All cycles: 2024: R+15.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.19%
• Current HPI: 318.3935
• 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

+342.0% since first listed

24 events — show timeline

• 2026-05-18 Pending — Smart MLS
• 2026-03-27 Listed $330,000 Smart MLS
• 2023-09-21 Listing Removed — Smart MLS
• 2023-09-12 Pending — Smart MLS
• 2023-08-24 Price Changed $259,900 Smart MLS
• 2023-07-27 Listed $265,000 Smart MLS
• 2016-08-22 Sold (Public Records) $115,000 Public Records
• 2016-08-22 Sold (MLS) $117,000 Smart MLS
• 2016-07-09 Listing Removed — Smart MLS
• 2016-06-03 Listed $119,900 Smart MLS
• 2015-07-14 Sold (MLS) $54,000 Smart MLS
• 2015-07-09 Listing Removed — Smart MLS
• 2015-06-29 Listed $59,900 Smart MLS
• 2015-06-25 Sold (MLS) $28,000 Smart MLS
• 2015-05-20 Listing Removed — Smart MLS
• 2015-04-17 Listed $38,500 Smart MLS
• 2015-02-16 Listed $38,500 Smart MLS
• 2015-02-16 Listing Removed — Smart MLS
• 2008-05-07 Listing Removed — Smart MLS
• 2008-01-07 Listed $179,900 Smart MLS
• 2003-02-05 Sold (Public Records) $106,000 Public Records
• 2003-02-03 Sold (MLS) $106,000 Smart MLS
• 2002-10-17 Listed $109,900 Smart MLS
• 1992-02-28 Sold (Public Records) $74,660 Public Records

Property tax history

+0.0%/yr

Latest (2022): $2,555 · -0.6% YoY. Source: county tax records.