525 E Main St · Branford Center, CT 06405

$45,000

2 bd · 1.0 ba · 768 sqft · Manufactured public records · 15 Days on market

Built 1964 ↓ 16% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +5.0/5.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bedroom 1 bath, rare double size mobile home in Shoreline trailer homes, cozy open floor plan. Mint condition with some updates. New carpet, new vanity in the bathroom, new piping. Newer hot water heater, dryer and washer, new shed. Nicely landscaped. Convenient to I-95, stony Creek., shopping. Land lease $480 monthly.

Key facts

• Good sized shed
• Large 3 season porch
• Built 1964

Tags

• MOBILE HOME ON FOUNDATION
• SEMI PRIVATE YARD AREA
• LARGE 3 SEASON PORCH
• GOOD SIZED SHED
• PRIME LOCATION IN THE PARK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $45k).
• Recommended offer: $44k (1.5% below list) — sets the bar for market timing.
• Cap rate 54.1% vs local median 3.7% in Branford Center — 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 81/100 on livability (#16 in CT, #1,386 nationally) — a professional / high-income tenant draw. Strengths: crime A+, health & safety A+, housing B+; Watch: commute D+, cost of living D+.
• Branford School District (suburban): math 41% / reading 52% proficiency, ranked #85 of 153 in CT (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+10.6%/yr); 114 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 in 5+ unit buildings).
• This rent runs 30% of the median local income ($105k/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 $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $13k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 20 sale attempts since 25y ago; this cycle's ask is 114% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $21k; list at $45k implies a 114% gain — meaningful room to come down on a strong offer.

Recommended offer $44,325 (1.5% below list)

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 5.85% ✓
• Cap rate: 54.12%
• Cash-on-cash: 170.81%
• DSCR: 8.60
• GRM: 1.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 10.59×
• Total profit: $120,876
• Equity at exit: $6,710

10-year hold

• IRR: —
• Equity multiple: 26.06×
• Total profit: $315,764
• Equity at exit: $3,891

Cash invested: $12,600 (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 06405

• Rents YoY: 10.6%
• Active inventory: 114
• Price-to-rent: 1.4×

Monthly cashflow live

• Estimated rent: $2,632 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$31 /mo · $375/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $1,794

Break-even live

Break-even rent $362

Max offer price $45,000

Occupancy floor 27%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
375 E Main St Branford, CT	2.0	1.0–2.0	751	$3,099	$4.13	2d	12	0.65mi
7 Mill Plain Rd Branford, CT	1.0–2.0	1.0	885	$2,245	$2.54	3d	4	1.41mi

Listing history 42 events

1. 2026-05-12
   listed $45,000 Active 775-char remark
2. 2015-10-16
   soldstatus $21,000 322-char remark

   Show marketing remark (322 chars)

   2 bedroom 1 bath, rare double size mobile home in Shoreline trailer homes, cozy open floor plan. Mint condition with some updates. New carpet, new vanity in the bathroom, new piping. Newer hot water heater, dryer and washer, new shed. Nicely landscaped. Convenient to I-95, stony Creek., shopping. Land lease $480 monthly.

3. 2015-10-09
   historical 322-char remark

   Show marketing remark (322 chars)

   2 bedroom 1 bath, rare double size mobile home in Shoreline trailer homes, cozy open floor plan. Mint condition with some updates. New carpet, new vanity in the bathroom, new piping. Newer hot water heater, dryer and washer, new shed. Nicely landscaped. Convenient to I-95, stony Creek., shopping. Land lease $480 monthly.

4. 2015-08-04
   listed $21,000 322-char remark

   Show marketing remark (322 chars)

   2 bedroom 1 bath, rare double size mobile home in Shoreline trailer homes, cozy open floor plan. Mint condition with some updates. New carpet, new vanity in the bathroom, new piping. Newer hot water heater, dryer and washer, new shed. Nicely landscaped. Convenient to I-95, stony Creek., shopping. Land lease $480 monthly.

5. 2011-05-06
   soldstatus $10,000

   Show marketing remark (144 chars)

   Great rental alternative. Close to shopping and turnpike. Newer kitchen cabinets & counter tops. Washer/dryer included. Land leases $460/mo.

6. 2011-03-15
   listed $13,500

   Show marketing remark (144 chars)

   Great rental alternative. Close to shopping and turnpike. Newer kitchen cabinets & counter tops. Washer/dryer included. Land leases $460/mo.

7. 2011-01-01
   historical
8. 2010-09-17
   soldstatus $23,000
9. 2010-07-01
   listed $32,900
10. 2010-01-23
    listed $25,000
11. 2009-11-25
    historical
12. 2009-08-05
    listed $49,000
13. 2009-08-03
    historical
14. 2009-07-31
    soldstatus $20,000
15. 2009-05-05
    listed $49,999
16. 2009-04-30
    historical
17. 2009-03-21
    listed $24,900
18. 2008-09-30
    listed $40,000
19. 2008-04-25
    soldstatus $24,500
20. 2008-03-28
    historical
21. 2008-02-14
    historical
22. 2007-11-14
    listed $54,900
23. 2007-08-28
    listed $19,600
24. 2007-08-02
    listed $27,000
25. 2007-07-31
    historical
26. 2007-03-13
    historical
27. 2007-01-09
    listed $69,500
28. 2006-09-13
    listed $23,500
29. 2006-07-13
    soldstatus $5,500
30. 2006-04-17
    listed $10,500
31. 2006-02-08
    soldstatus $20,000
32. 2006-01-20
    listed $20,500
33. 2002-12-17
    soldstatus $8,500
34. 2002-10-01
    soldstatus $12,500
35. 2002-07-22
    listed $10,500
36. 2002-06-01
    soldstatus $21,500
37. 2002-04-22
    listed $23,000
38. 2002-03-20
    soldstatus $35,000
39. 2002-01-18
    listed $16,000
40. 2001-05-25
    soldstatus $23,000
41. 2001-03-13
    listed $26,500
42. 2001-01-19
    listed $24,900

ⓘ 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: $375 · $31/mo
• Projected year-2 tax: $669 · $56/mo
• Expected delta: +$294/yr (+$24/mo · 78.4%)

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

Taxation est. · year 1

• Rental income: $31,588
• − Mortgage interest: −$2,521
• − Property taxes: −$375
• − Insurance: −$225
• − Repairs & maintenance: −$2,527
• − Management: −$2,527
• − Depreciation: −$1,309
• Taxable income: $22,104
• Est. tax owed @ 24.0%: −$5,305
• After-tax cash flow: $16,218/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: Branford School District
• NCES district ID: 0900420
• Math proficiency: 41% ▼ -14.00%
• Reading proficiency: 52% ▼ -10.00%
• Median HH income: $70,979
• Composite: 41.85/100
• National rank: #3377
• State rank: #85 of 153 in CT

Livability — Branford Center

• Score: 81/100
• State rank: #16
• US rank: #1386

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: New Haven County · 688,236 people
• Metro: New Haven-Milford, CT
• Population (ZIP): 28,217
• Household income: $105,225
• Rent vs Own: 30.5% rent · 69.5% own
• Severe rent burden: 1132.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 5% Asian 4% Two or more races 4% Black 3%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Romanian 7% Lithuanian 2% Slovak 2%
• Foreign-born: 10% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 3% Other Asian/Pacific 1%

Political lean MEDSL · South Central Connecticut

• 2024 margin: Strong D (+20.1) · D 59.0% · R 38.9% · Other 2.1%
• All cycles: 2024: D+20.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -455.72%
• Current HPI: 189.8481
• Rent YoY: ▲ 10.58%
• Metro: New Haven-Milford, 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

-15.7% since first listed

41 events — show timeline

• 2015-10-16 Sold (MLS) $21,000 Smart MLS
• 2015-10-09 Listing Removed — Smart MLS
• 2015-08-04 Listed $21,000 Smart MLS
• 2011-05-06 Sold (MLS) $10,000 Smart MLS
• 2011-03-15 Listed $13,500 Smart MLS
• 2011-01-01 Listing Removed — Smart MLS
• 2010-09-17 Sold (MLS) $23,000 Smart MLS
• 2010-07-01 Listed $32,900 Smart MLS
• 2010-01-23 Listed $25,000 Smart MLS
• 2009-11-25 Listing Removed — Smart MLS
• 2009-08-05 Listed $49,000 Smart MLS
• 2009-08-03 Listing Removed — Smart MLS
• 2009-07-31 Sold (MLS) $20,000 Smart MLS
• 2009-05-05 Listed $49,999 Smart MLS
• 2009-04-30 Listing Removed — Smart MLS
• 2009-03-21 Listed $24,900 Smart MLS
• 2008-09-30 Listed $40,000 Smart MLS
• 2008-04-25 Sold (MLS) $24,500 Smart MLS
• 2008-03-28 Listing Removed — Smart MLS
• 2008-02-14 Listing Removed — Smart MLS
• 2007-11-14 Listed $54,900 Smart MLS
• 2007-08-28 Listed $19,600 Smart MLS
• 2007-08-02 Listed $27,000 Smart MLS
• 2007-07-31 Listing Removed — Smart MLS
• 2007-03-13 Listing Removed — Smart MLS
• 2007-01-09 Listed $69,500 Smart MLS
• 2006-09-13 Listed $23,500 Smart MLS
• 2006-07-13 Sold (MLS) $5,500 Smart MLS
• 2006-04-17 Listed $10,500 Smart MLS
• 2006-02-08 Sold (MLS) $20,000 Smart MLS
• 2006-01-20 Listed $20,500 Smart MLS
• 2002-12-17 Sold (MLS) $8,500 Smart MLS
• 2002-10-01 Sold (MLS) $12,500 Smart MLS
• 2002-07-22 Listed $10,500 Smart MLS
• 2002-06-01 Sold (MLS) $21,500 Smart MLS
• 2002-04-22 Listed $23,000 Smart MLS
• 2002-03-20 Sold (MLS) $35,000 Smart MLS
• 2002-01-18 Listed $16,000 Smart MLS
• 2001-05-25 Sold (MLS) $23,000 Smart MLS
• 2001-03-13 Listed $26,500 Smart MLS
• 2001-01-19 Listed $24,900 Smart MLS

Property tax history

+0.8%/yr

Latest (2014): $375 · +2.5% YoY. Source: county tax records.