14 Arapaho Dr · East Hartford, CT 06118

$70,000

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 25 Days on market

Built 1975 $776/mo HOA · 36% of rent

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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 +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very well kept-move in condition-remodeled kitchen-newer roof & carpeting-enclosed porch-wheel chair handicap access inside-auto wheelchair lift outside-great park location-some furniture conveys-ez to show

Key facts

• Open floor plan
• Wheelchair lift
• Back patio

Tags

• OPEN FLOOR PLAN
• LARGE ISLAND PENINSULA
• BRIGHT 3-SEASON SUN PORCH
• BACK PATIO
• ADDITIONAL STORAGE SHED
• WHEELCHAIR LIFT

Property features AI

Finance

• Financial info: Property managed by on-site professional management
• HOA & community: Homeowners association with monthly fee; Monthly HOA fee; Association provides property management; Community clubhouse

Exterior

• Parking: Private paved driveway; 2 total parking spaces
• Utilities: Public water connected; Public sewer connected
• Home design: Single-family home; Prefab construction; White/tan exterior
• Construction: Asphalt shingle roof; Vinyl siding; No basement (no foundation listed)
• Exterior features: Enclosed porch; Open porch; Patio; Awnings; Shed; Gutters; Level lot

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bath
• Heating & cooling: Central air; Hot air heating; Kerosene-fueled heat; In-ground fuel tank; Propane hot water
• Interior features: Chair lift; Storm doors; Thermopane windows
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $69k (1.5% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 4.1% in East Hartford — 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 (#76 in CT) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, commute A-; Watch: amenities F, health & safety F.
• East Hartford School District (urban): math 17% / reading 30% proficiency, ranked #140 of 153 in CT (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Joseph O. Goodwin School (math 22% / reading 42%, grade F, #361 of 553 statewide, top 68%, 344 students, 71% FRL); East Hartford Middle School (math 12% / reading 26%, grade F, #163 of 175 statewide, top 94%, 890 students, 70% FRL); East Hartford High School (math 11% / reading 33%, grade F, #156 of 194 statewide, top 82%, 1,698 students, 63% FRL).
• Market conditions: 100 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• This rent runs 32% of the median local income ($80k/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 $484 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($69k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y 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 $50k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.

Recommended offer $68,950 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 3.05% ✓
• Cap rate: 13.65%
• Cash-on-cash: 26.27%
• DSCR: 2.17
• GRM: 2.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 20.5%
• Equity multiple: 1.84×
• Total profit: $16,489
• Equity at exit: $10,437

10-year hold

• IRR: 29.0%
• Equity multiple: 3.63×
• Total profit: $51,602
• Equity at exit: $6,052

Cash invested: $19,600 (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 06118

• Home prices YoY: -33.7%
• Active inventory: 100
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $2,132 medium
• Mortgage (P&I): −$367
• Tax from tax record: −$83 /mo · $995/yr
• Insurance: −$29
• HOA: −$776
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $429

Break-even live

Break-even rent $1,589

Max offer price $70,000

Occupancy floor 75%

Sensitivity live

Price	-10% $469	-5% $449	+0% $429	+5% $409	+10% $389
Rent	-10% $261	-5% $345	+0% $429	+5% $513	+10% $597
Rate	-1.0pp $464	-0.5pp $447	base $429	+0.5pp $411	+1.0pp $392

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
92 Main St East Hartford, CT	2.0	1.0	1100	$2,200	$2.00	4d	1	0.56mi
210 Handel Rd East Hartford, CT	3.0	1.5	912	$2,400	$2.63	3d	1	0.88mi
10 Glastonbury Blvd Glastonbury, CT	1.0–3.0	1.0–3.0	1083	$3,372	$3.11	3d	4	1.24mi
49 Brewster Rd Unit C Glastonbury, CT	1.0	1.0	670	$1,600	$2.39	5d	1	1.28mi

HOA detail

• Monthly dues: $776 · $9,312/yr

Listing history 18 events

1. 2026-06-21
   days on market $70,000 Active 25 DOM
2. 2026-06-18
   days on market $70,000 Active 22 DOM
3. 2026-06-17
   days on market $70,000 Active 21 DOM
4. 2026-06-16
   days on market $70,000 Active 20 DOM
5. 2026-06-15
   days on market $70,000 Active 19 DOM
6. 2026-06-13
   days on market $70,000 Active 17 DOM
7. 2026-06-10
   days on market $70,000 Active 14 DOM
8. 2026-06-09
   days on market $70,000 Active 13 DOM
9. 2026-06-08
   days on market $70,000 Active 12 DOM
10. 2026-06-07
    days on market $70,000 Active 11 DOM
11. 2026-06-05
    days on market $70,000 Active 8 DOM
12. 2026-06-03
    days on market $70,000 Active 7 DOM
13. 2026-06-02
    days on market $70,000 Active 6 DOM
14. 2026-06-01
    days on market $70,000 Active 5 DOM
15. 2026-05-31
    days on market $70,000 Active 4 DOM
16. 2026-05-27
    listed $70,000 Active
17. 2003-10-30
    soldstatus $50,500 210-char remark

    Show marketing remark (210 chars)

    Very well kept-move in condition-remodeled kitchen-newer roof & carpeting-enclosed porch-wheel chair handicap access inside-auto wheelchair lift outside-great park location-some furniture conveys-ez to show

18. 2003-07-16
    listed $54,900 210-char remark

    Show marketing remark (210 chars)

    Very well kept-move in condition-remodeled kitchen-newer roof & carpeting-enclosed porch-wheel chair handicap access inside-auto wheelchair lift outside-great park location-some furniture conveys-ez to show

ⓘ 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: $995 · $83/mo
• Projected year-2 tax: $1,246 · $104/mo
• Expected delta: +$252/yr (+$21/mo · 25.3%)

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

Taxation est. · year 1

• Rental income: $25,583
• − Mortgage interest: −$3,921
• − Property taxes: −$995
• − Insurance: −$350
• − Repairs & maintenance: −$2,047
• − Management: −$2,047
• − HOA: −$9,312
• − Depreciation: −$2,036
• Taxable income: $4,875
• Est. tax owed @ 24.0%: −$1,170
• After-tax cash flow: $3,978/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 Hartford School District
• NCES district ID: 0901260
• Math proficiency: 17% ▼ -5.00%
• Reading proficiency: 30% ▼ -7.00%
• Median HH income: $49,691
• Composite: 20.74/100
• National rank: #8519
• State rank: #140 of 153 in CT

Livability — East Hartford

• Score: 73/100
• State rank: #76
• US rank: #5527

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Hartford, CT
• County: Hartford County · 754,208 people
• City population: 50,918
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 27,419
• Household income: $79,740
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 820.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 40% Hispanic / Latino 33% Black 20% Two or more races 14% Asian 4%
• Hispanic origin (detail): Puerto Rican 22% Dominican 3%
• Common ancestry: Romanian 4% Lithuanian 4% Scotch-Irish 2%
• Foreign-born: 17% · Canada, Vietnam, Jamaica
• Languages at home: 65% English-only · Spanish 23% Other Indo-European 3% Russian/Polish/Slavic 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: ▼ -127.16%
• Current HPI: 250.5647
• Rent YoY: —
• Metro: Hartford-East Hartford-Middletown, 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

+27.5% since first listed

3 events — show timeline

• 2026-05-27 Listed $70,000 Smart MLS
• 2003-10-30 Sold (MLS) $50,500 Smart MLS
• 2003-07-16 Listed $54,900 Smart MLS

Property tax history

+0.7%/yr

Latest (2025): $995 · +4.3% YoY. Source: county tax records.