134 E St · Long Hill, CT 06340

$77,000

2 bd · 1.0 ba · 1,029 sqft · Manufactured public records · 55 Days on market

Built 1986 $75/sqft · at area comps Est $81k · at est. ↓ 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 +9.6/15.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

New listing this open floor plan unit features 2 bedrooms, lovely front kitchen, enclsoed front porch and access ramp. This unit needs some work. Needs a new bathroom floor and possibly new flooring through out. No Seller repairs and no seller disclosure. Subject to probate approval. Some dogs are allowed pre park management approval. Ground lease is $670. includeds water, septic and trash pick up. All buyers must obtain park approval. Selling as is NO SELLER REPAIRS

Key facts

• 2 parking spots
• Built 1986
• Listed 55 days

Property features AI

Exterior

• Parking: Paved off-street parking; 2 parking spaces
• Utilities: Public water connected; Septic system; Electric hot water; Above-ground fuel tank
• Home design: Single family home; On leased land; Prefab construction; White exterior
• Construction: Asphalt shingle roof; Vinyl siding; Prefab construction; No basement (none); No foundation specified
• Exterior features: Level lot; Sidewalk; Covered deck

Interior

• Kitchen: Cooktop; Wall oven; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot air heating (kerosene fuel); Central air conditioning
• Interior features: Open floor plan; Cable pre-wired; Ramps for accessibility
• Laundry & utility: 30-gallon electric hot water tank

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $77k.

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 ($2k rent vs $77k).
• Recommended offer: $75k (3.0% below list) — sets the bar for market timing.
• Cap rate 24.7% vs local median 4.2% in Long Hill — 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 73/100 on livability (#75 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools D, amenities F, commute 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: Rents rising (+3.8%/yr); 92 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 487 units permitted in Southeastern Connecticut Planning Region in 2024 (244 in 5+ unit buildings).
• This rent runs 31% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $532 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.8% rent growth), your $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Recommended offer $74,690 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 2.79% ✓
• Cap rate: 24.70%
• Cash-on-cash: 65.76%
• DSCR: 3.93
• GRM: 3.0

CMA / ARV

• ARV (median comp): $80,680
• List price: $77,000
• Delta: -4.56%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.75% rent growth · sell at horizon

5-year hold

• IRR: 65.8%
• Equity multiple: 3.99×
• Total profit: $64,422
• Equity at exit: $11,481

10-year hold

• IRR: 70.3%
• Equity multiple: 8.42×
• Total profit: $159,875
• Equity at exit: $6,658

Cash invested: $21,560 (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 06340

• Home prices YoY: -27.9%
• Rents YoY: 3.8%
• Active inventory: 92
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $2,147 high
• Mortgage (P&I): −$404
• Tax from tax record: −$78 /mo · $942/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $1,181

Break-even live

Break-even rent $651

Max offer price $77,000

Occupancy floor 40%

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: $19,250
• Closing costs: $2,310
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
216 High Rock Rd Unit 3 Groton, CT	2.0	1.0	1100	$1,950	$1.77	44d	1	0.20mi
41 South Rd Groton, CT	1.0–2.0	1.0	818	$2,085	$2.55	12d	1	0.72mi
300 Michelle Ln Groton, CT	1.0–2.0	1.0–2.0	890	$2,110	$2.37	12d	1	0.81mi
86 Buddington Rd #7 Groton, CT	2.0	2.0	1026	$1,875	$1.83	44d	1	0.86mi
12 Kamaha St Groton, CT	2.0	1.0	830	$2,345	$2.83	13d	7	0.89mi
8 Sutton Pl Groton, CT	2.0	1.0	850	$2,100	$2.47	44d	1	0.91mi
260 Shennecossett Rd Groton, CT	2.0	1.0	786	$1,852	$2.36	13d	3	0.93mi
20 Sutton Pl Groton, CT	2.0	1.0	850	$2,100	$2.47	44d	1	0.95mi
22 Sutton Pl Groton, CT	2.0	1.0	850	$2,100	$2.47	44d	1	0.95mi
67 Wayne Rd Groton, CT	2.0	1.5	1405	$2,250	$1.60	44d	1	1.03mi
11 Ledgewood Rd Groton, CT	1.0–3.0	1.0–3.0	1247	$4,835	$3.88	2d	1	1.14mi
16 Benham Rd Unit D Groton, CT	2.0	1.0	1350	$2,400	$1.78	21d	1	1.36mi

Listing history 18 events

1. 2026-06-19
   days on market $77,000 Active 55 DOM
2. 2026-06-18
   days on market $77,000 Active 54 DOM
3. 2026-06-17
   days on market $77,000 Active 53 DOM
4. 2026-06-16
   days on market $77,000 Active 52 DOM
5. 2026-06-15
   days on market $77,000 Active 51 DOM
6. 2026-06-14
   days on market $77,000 Active 49 DOM
7. 2026-06-13
   pricedays on market $77,000 Active 48 DOM
8. 2026-06-10
   days on market $92,900 Active 46 DOM
9. 2026-06-09
   days on market $92,900 Active 45 DOM
10. 2026-06-08
    days on market $92,900 Active 44 DOM
11. 2026-06-07
    days on market $92,900 Active 43 DOM
12. 2026-06-05
    days on market $92,900 Active 40 DOM
13. 2026-06-03
    days on market $92,900 Active 39 DOM
14. 2026-06-02
    days on market $92,900 Active 38 DOM
15. 2026-06-01
    days on market $92,900 Active 37 DOM
16. 2026-05-31
    days on market $92,900 Active 36 DOM
17. 2026-05-30
    days on market $92,900 Active 35 DOM
18. 2026-04-25
    listed $92,900 Active 471-char remark

ⓘ 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: $942 · $78/mo
• Projected year-2 tax: $1,295 · $108/mo
• Expected delta: +$353/yr (+$29/mo · 37.5%)

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

Taxation est. · year 1

• Rental income: $25,759
• − Mortgage interest: −$4,313
• − Property taxes: −$942
• − Insurance: −$385
• − Repairs & maintenance: −$2,061
• − Management: −$2,061
• − Depreciation: −$2,240
• Taxable income: $13,757
• Est. tax owed @ 24.0%: −$3,302
• After-tax cash flow: $10,875/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 — Long Hill

• Score: 73/100
• State rank: #75
• US rank: #5502

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: New London County · 147,197 people
• Metro: Norwich-New London, CT
• Population (ZIP): 29,863
• Household income: $81,792
• Rent vs Own: 55.5% rent · 44.5% own
• Severe rent burden: 1710.0

Population outlook (Southeastern Connecticut County) Hauer SSP2

• By 2040: 293,442

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 15% Two or more races 11% Asian 7% Black 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Dominican 1%
• Common ancestry: Romanian 5% Lithuanian 4% Slovak 3%
• Foreign-born: 9% · Canada, Vietnam, China
• Languages at home: 87% English-only · Spanish 6% Tagalog/Filipino 2% Other Indo-European 2%

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: ▼ -97.61%
• Current HPI: 252.846
• Rent YoY: ▲ 3.75%
• 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

-17.1% since first listed

3 events — show timeline

• 2026-06-11 Price Changed $77,000 Smart MLS
• 2026-06-10 Price Changed $85,000 Smart MLS
• 2026-04-25 Listed $92,900 Smart MLS

Property tax history

+5.9%/yr

Latest (2022): $942 · +59.4% YoY. Source: county tax records.