262 Shetucket Tpke #81 · Griswold, CT 06351

$65,000

2 bd · 1.0 ba · 400 sqft · SingleFamily · 35 Days on market

Built 2012 Fair condition $162/sqft · 46% below area Est $121k · 46% under $260/mo HOA · 20% of rent ↓ 32% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience seasonal living at it's best in this fully furnished unit. Enjoy Pachaug Pond's offerings—boating, swimming, skiing, and fishing—on its 840-acre lake. For just $2500 annual association fee, access amenities like a designated dock slip, two beaches, picnic area, clubhouse, and laundry facility. Close to casinos, Buttonwood Farm, and Misquamicut Beaches. Waterfront living without the taxes. Unit comfortably sleeps 6 with 2 bedrooms, 1 full bath, full kitchen, bonus outdoor kitchen, outdoor shower, and storage everywhere. Cash purchase only. Don't miss this opportunity to own a seasonal home on Pachaug Pond's 841-acre lake. Association has first right of refusal. Act now!

Key facts

• Spacious deck
• Boat slip
• Outdoor kitchen

Tags

• OUTDOOR KITCHEN
• SPACIOUS DECK
• BOAT SLIP

Property features AI

Finance

• Financial info: Professionally managed off-site
• HOA & community: Homeowners association with monthly fee; HOA fee includes clubhouse, lake/beach access, grounds maintenance, water, sewer, property management, and road maintenance

Exterior

• Utilities: Public water connected; Hot water: other
• Home design: Single-family property
• Construction: Prefabricated construction; No foundation listed
• Exterior features: Flat roof; Metal siding; Covered deck; Awning(s); Grill; Walk-to-water access; Dock or mooring; Association-required waterfront access; Seasonal property on leased land

Interior

• Kitchen: Oven/Range; Microwave; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot air heating; Propane-fueled heat; Central air conditioning; Above-ground fuel tank
• Interior features: Central air conditioning; Coin-operated laundry facility on site; Total of 3 rooms; No basement
• Laundry & utility: Coin-operated laundry facility

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $65k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $316 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Griswold School District (rural): math 29% / reading 42% proficiency, ranked #111 of 153 in CT (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 75 active listings in the ZIP; 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 $449 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 $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y 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: HOA is 20% of rent.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 2.00% ✓
• Cap rate: 12.13%
• Cash-on-cash: 20.84%
• DSCR: 1.93
• GRM: 4.2

CMA / ARV

• ARV (median comp): $121,210
• List price: $65,000
• Delta: -46.37%
• Verdict: UNDERPRICED
• Comps: 11 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
262 Shetucket Tpke #69	0.00mi	1/1.0 (-1)	400 (0%)	1mo	$139,000	$348	94
262 L 45 Shetucket Tpke	0.00mi	1/1.0 (-1)	400 (0%)	1mo	$150,000	$375	94
262 Shetucket Tpke #24	0.00mi	2/1.0	400 (0%)	8mo	$65,000	$163	93
262 SHETUCKET Tpke #91	0.00mi	2/1.0	400 (0%)	14mo	$180,000	$450	88
262 L68 Shetucket Tpke	0.27mi	1/1.0 (-1)	400 (0%)	13mo	$68,000	$170	71
262 Shetucket Tpke Unit 1B	0.00mi	2/1.0	350 (-12%)	22mo	$170,000	$486	61

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: 13.4%
• Equity multiple: 1.54×
• Total profit: $9,773
• Equity at exit: $9,692

10-year hold

• IRR: 22.4%
• Equity multiple: 2.93×
• Total profit: $35,155
• Equity at exit: $5,620

Cash invested: $18,200 (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 06351

• Home prices YoY: -22.8%
• Active inventory: 75
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,298 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$260
• Vacancy / Maint / Mgmt: −$273
• Net cashflow: $316

Break-even live

Break-even rent $898

Max offer price $65,000

Occupancy floor 71%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $260 · $3,120/yr
• Likely covers: water

Listing history 31 events

1. 2026-06-18
   days on market $65,000 Active 35 DOM
2. 2026-06-17
   days on market $65,000 Active 34 DOM
3. 2026-06-16
   days on market $65,000 Active 33 DOM
4. 2026-06-15
   days on market $65,000 Active 32 DOM
5. 2026-06-13
   days on market $65,000 Active 30 DOM
6. 2026-06-12
   days on market $65,000 Active 29 DOM
7. 2026-06-09
   days on market $65,000 Active 26 DOM
8. 2026-06-08
   days on market $65,000 Active 25 DOM
9. 2026-06-07
   days on market $65,000 Active 24 DOM
10. 2026-06-07
    days on market $65,000 Active 23 DOM
11. 2026-06-04
    days on market $65,000 Active 20 DOM
12. 2026-06-02
    days on market $65,000 Active 19 DOM
13. 2026-06-01
    days on market $65,000 Active 18 DOM
14. 2026-05-31
    days on market $65,000 Active 17 DOM
15. 2026-05-31
    days on market $65,000 Active 16 DOM
16. 2026-05-14
    listed $65,000 Active 506-char remark
17. 2025-10-10
    historical
18. 2025-05-18
    price $80,000
19. 2025-04-11
    listed $86,000 Active
20. 2023-06-30
    soldstatus $85,000 Closed

    Show marketing remark (700 chars)

    Experience seasonal living at it's best in this fully furnished unit. Enjoy Pachaug Pond's offerings—boating, swimming, skiing, and fishing—on its 840-acre lake. For just $2500 annual association fee, access amenities like a designated dock slip, two beaches, picnic area, clubhouse, and laundry facility. Close to casinos, Buttonwood Farm, and Misquamicut Beaches. Waterfront living without the taxes. Unit comfortably sleeps 6 with 2 bedrooms, 1 full bath, full kitchen, bonus outdoor kitchen, outdoor shower, and storage everywhere. Cash purchase only. Don't miss this opportunity to own a seasonal home on Pachaug Pond's 841-acre lake. Association has first right of refusal. Act now!

21. 2023-06-13
    historical Under Contract - Continue to Show

    Show marketing remark (700 chars)

    Experience seasonal living at it's best in this fully furnished unit. Enjoy Pachaug Pond's offerings—boating, swimming, skiing, and fishing—on its 840-acre lake. For just $2500 annual association fee, access amenities like a designated dock slip, two beaches, picnic area, clubhouse, and laundry facility. Close to casinos, Buttonwood Farm, and Misquamicut Beaches. Waterfront living without the taxes. Unit comfortably sleeps 6 with 2 bedrooms, 1 full bath, full kitchen, bonus outdoor kitchen, outdoor shower, and storage everywhere. Cash purchase only. Don't miss this opportunity to own a seasonal home on Pachaug Pond's 841-acre lake. Association has first right of refusal. Act now!

22. 2023-05-26
    listed $90,000 Active

    Show marketing remark (700 chars)

    Experience seasonal living at it's best in this fully furnished unit. Enjoy Pachaug Pond's offerings—boating, swimming, skiing, and fishing—on its 840-acre lake. For just $2500 annual association fee, access amenities like a designated dock slip, two beaches, picnic area, clubhouse, and laundry facility. Close to casinos, Buttonwood Farm, and Misquamicut Beaches. Waterfront living without the taxes. Unit comfortably sleeps 6 with 2 bedrooms, 1 full bath, full kitchen, bonus outdoor kitchen, outdoor shower, and storage everywhere. Cash purchase only. Don't miss this opportunity to own a seasonal home on Pachaug Pond's 841-acre lake. Association has first right of refusal. Act now!

23. 2022-10-22
    historical
24. 2022-09-06
    price $90,000
25. 2022-07-26
    listed $92,500 Active
26. 2022-07-22
    historical
27. 2022-06-13
    status Active
28. 2022-05-10
    price $95,000
29. 2022-04-14
    listed $102,500 Active
30. 2021-10-25
    historical
31. 2021-08-26
    listed $95,000 Active

ⓘ 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: $15,573
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,246
• − Management: −$1,246
• − HOA: −$3,120
• − Depreciation: −$1,891
• Taxable income: $3,129
• Est. tax owed @ 24.0%: −$751
• After-tax cash flow: $3,041/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.

Condition & rehab AI · 13 photos

Fair 45/100 Cosmetic rehab

This RV is in fair condition with some minor repairs needed, particularly on the exterior. It offers a good starting point for a potential buyer or renter, with high-impact updates that could significantly increase its value.

Repairs flagged

• Unknown RV roof — No roof visible in the provided images.
• Minor RV exterior paint — Some minor wear and tear visible on the RV exterior.

Value-add opportunities

• Resale RV roof replacement — A new roof would significantly improve the home's appearance and value.
• Resale RV exterior painting — Fresh paint would enhance the home's curb appeal and value.
• Both Landscaping enhancement — Enhanced landscaping would improve both resale and rental value by making the property more attractive.

Renovation cost estimate screening

Repair item	Severity	Est. cost
RV roof · No roof visible in the provided images.	Unknown	$500–3,000
RV exterior paint · Some minor wear and tear visible on the RV exterior.	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale RV roof replacement — A new roof would significantly improve the home's appearance and value. ↑
• Resale RV exterior painting — Fresh paint would enhance the home's curb appeal and value. ↑
• Both Landscaping enhancement — Enhanced landscaping would improve both resale and rental value by making the property more attractive. ↑

ⓘ 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: Griswold School District
• NCES district ID: 0901740
• Math proficiency: 29% ▼ -22.00%
• Reading proficiency: 42% ▼ -13.00%
• Median HH income: $59,711
• Composite: 31.64/100
• National rank: #5932
• State rank: #111 of 153 in CT

Livability — Griswold

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

Census & demographics

• Population (ZIP): 15,697

Population outlook (Southeastern Connecticut County) Hauer SSP2

• By 2040: 293,442

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 4% Native American 1%
• Common ancestry: Lithuanian 15% Romanian 10% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · 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: ▼ -67.06%
• Current HPI: 227.571
• 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

-31.6% since first listed

16 events — show timeline

• 2026-05-14 Listed $65,000 Smart MLS
• 2025-10-10 Listing Removed — Smart MLS
• 2025-05-18 Price Changed $80,000 Smart MLS
• 2025-04-11 Listed $86,000 Smart MLS
• 2023-06-30 Sold (MLS) $85,000 Smart MLS
• 2023-06-13 Contingent — Smart MLS
• 2023-05-26 Listed $90,000 Smart MLS
• 2022-10-22 Listing Removed — Smart MLS
• 2022-09-06 Price Changed $90,000 Smart MLS
• 2022-07-26 Listed $92,500 Smart MLS
• 2022-07-22 Listing Removed — Smart MLS
• 2022-06-13 Relisted — Smart MLS
• 2022-05-10 Price Changed $95,000 Smart MLS
• 2022-04-14 Listed $102,500 Smart MLS
• 2021-10-25 Listing Removed — Smart MLS
• 2021-08-26 Listed $95,000 Smart MLS