294 S Main St Lot 18 · East Windsor, CT 06088

$99,500

2 bd · 1.0 ba · 768 sqft · SingleFamily · 12 Days on market

Built 2019 Est $95k · at est.

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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 +5.5/15.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2019 mobile home comes with 2 bedrooms 1 bathroom, and an open floor plan in the kitchen and living room. Lot rent is currently $535/month. Lot rent includes the land rent, water, sewer, trash and common area maintenance. Docile dogs are allowed and are $20 per pet per month, if requested and approved. Pet limit is 2. Owner and agent related. Land does not convey. Sale is subject to park approval.

Key facts

• 2 parking spots
• Built 2019
• Listed 12 days

Property features AI

Exterior

• Parking: Paved driveway; Off-street parking; 2 total parking spaces
• Utilities: Public water connected; Public sewer connected; Propane fuel tank above ground
• Home design: Single-family home; Prefab construction
• Construction: Asphalt shingle roof; Prefab construction; No foundation reported
• Exterior features: Level lot; Vinyl siding; Gray exterior color; On leased land

Interior

• Kitchen: Oven/Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot air heating (propane fuel); Electric hot water; Ceiling fans for cooling
• Interior features: Ceiling fans; No basement; Total of 4 rooms
• Laundry & utility: Laundry located near primary bedroom on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $590 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• East Windsor School District (rural): math 21% / reading 40% proficiency, ranked #120 of 153 in CT (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 38 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 $688 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 7y 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.

Recommended offer $99,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.63% ✓
• Cap rate: 13.41%
• Cash-on-cash: 25.41%
• DSCR: 2.13
• GRM: 5.1

CMA / ARV

• ARV (on-the-fly): $95,232
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
294 S Main St Lot 18	0.00mi	2/1.0	768 (0%)	7mo	$94,900	$124	94
294 S Main St Lot 14	0.09mi	2/1.0	756 (-2%)	8mo	$94,900	$126	87
294 S Main St Lot 2	0.09mi	2/1.0	700 (-9%)	2mo	$80,000	$114	80
294 S Main St Lot 12	0.09mi	2/1.0	672 (-12%)	12mo	$79,900	$119	65

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: 19.0%
• Equity multiple: 1.77×
• Total profit: $21,471
• Equity at exit: $14,836

10-year hold

• IRR: 27.3%
• Equity multiple: 3.41×
• Total profit: $67,173
• Equity at exit: $8,603

Cash invested: $27,860 (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 06088

• Home prices YoY: -29.3%
• Active inventory: 38
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,617 medium
• Mortgage (P&I): −$522
• Tax est. 1.5%: −$124 /mo · $1,492/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$340
• Net cashflow: $590

Break-even live

Break-even rent $870

Max offer price $99,500

Occupancy floor 59%

Sensitivity live

Price	-10% $659	-5% $624	+0% $590	+5% $555	+10% $521
Rent	-10% $462	-5% $526	+0% $590	+5% $654	+10% $718
Rate	-1.0pp $640	-0.5pp $615	base $590	+0.5pp $564	+1.0pp $538

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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-18
   days on market $99,500 Active 12 DOM
2. 2026-06-17
   days on market $99,500 Active 11 DOM
3. 2026-06-16
   days on market $99,500 Active 10 DOM
4. 2026-06-15
   days on market $99,500 Active 9 DOM
5. 2026-06-13
   days on market $99,500 Active 7 DOM
6. 2026-06-13
   days on market $99,500 Active 6 DOM
7. 2026-06-10
   days on market $99,500 Active 4 DOM
8. 2026-06-09
   days on market $99,500 Active 3 DOM
9. 2026-06-08
   days on market $99,500 Active 2 DOM
10. 2026-06-07
    remarks 410-char remark
11. 2026-06-07
    listed $99,500 Active 1 DOM

ⓘ 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: $19,405
• − Mortgage interest: −$5,574
• − Property taxes: −$1,492
• − Insurance: −$498
• − Repairs & maintenance: −$1,552
• − Management: −$1,552
• − Depreciation: −$2,895
• Taxable income: $5,842
• Est. tax owed @ 24.0%: −$1,402
• After-tax cash flow: $5,676/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: East Windsor School District
• NCES district ID: 0901350
• Math proficiency: 21% ▼ -6.00%
• Reading proficiency: 40% ▼ -1.00%
• Median HH income: $69,503
• Composite: 28.41/100
• National rank: #6761
• State rank: #120 of 153 in CT

Livability — East Windsor

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

Census & demographics

• Population (ZIP): 4,324

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Two or more races 8% Hispanic / Latino 8% Asian 7% Black 2%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 11% Lithuanian 7% Slovak 2%
• Foreign-born: 9% · Canada, South Korea
• Languages at home: 89% English-only · Other Indo-European 4% Spanish 3% Other Asian/Pacific 2%

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: ▼ -78.83%
• Current HPI: 190.3362
• 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

+66.1% since first listed

7 events — show timeline

• 2026-06-05 Listed $99,500 Smart MLS
• 2025-11-19 Sold (MLS) $94,900 Smart MLS
• 2025-11-05 Pending — Smart MLS
• 2025-10-13 Price Changed $114,900 Smart MLS
• 2025-08-28 Listed $119,900 Smart MLS
• 2019-07-25 Listing Removed — Smart MLS
• 2019-06-26 Listed $59,900 Smart MLS