130 Woodland St · Manchester, CT 06042

$150,000

2 bd · 1.0 ba · 888 sqft · SingleFamily public records · 4 Days on market

Built 1968 0.68 ac lot Est $257k · 42% under

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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 +24.4/30.0
• ARV discount +15.0/15.0
• 1% rule +8.2/10.0
• DSCR +7.9/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * Highest and best offers by Monday, April 27 at 6PM * * * Neat little house on a large parcel of land with great possibilities for updating. The property has hardwood flooring in most rooms, a large basement with hatchway, garage and abundant land. Located near schools and shopping and an easy drive to commuter roads. This house needs significant work but it has the potential to be a great little home. To be sold "As Is. " Subject to Probate Court approval.

Key facts

• Hardwood flooring
• Near schools
• Abundant land

Tags

• HARDWOOD FLOORING
• LARGE BASEMENT
• ABUNDANT LAND
• NEAR SCHOOLS
• NEAR SHOPPING
• EASY DRIVE TO COMMUTER ROADS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $306 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.7% vs local median 3.8% in Manchester — 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 76/100 on livability (#59 in CT, #3,580 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living A-; Watch: amenities D, commute F.
• Manchester School District (suburban): math 21% / reading 32% proficiency, ranked #130 of 153 in CT (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+4.8%/yr); 57 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 41% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.8% rent growth), your $42k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.32% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.74%
• DSCR: 1.39
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $256,632
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 Bilyue Rd	0.37mi	2/1.0	924 (+4%)	14mo	$276,000	$299	65
64 Homestead St	0.32mi	2/1.0	934 (+5%)	18mo	$270,000	$289	62
41 Windemere St	0.40mi	2/1.5	794 (-11%)	3mo	$165,000	$208	59
70 Union St	0.61mi	3/1.0 (+1)	852 (-4%)	17mo	$225,000	$264	46

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 · 4.8% rent growth · sell at horizon

5-year hold

• IRR: -0.6%
• Equity multiple: 0.98×
• Total profit: $-1,007
• Equity at exit: $22,365

10-year hold

• IRR: 11.2%
• Equity multiple: 1.96×
• Total profit: $40,455
• Equity at exit: $12,969

Cash invested: $42,000 (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 06042

• Rents YoY: 4.8%
• Active inventory: 57
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,984 high
• Mortgage (P&I): −$787
• Tax from tax record: −$413 /mo · $4,954/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $306

Break-even live

Break-even rent $1,597

Max offer price $150,000

Occupancy floor 80%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
334 Summit St Unit 334 Manchester, CT	2.0	1.5	946	$1,800	$1.90	23d	1	0.53mi
190 N Elm St Manchester, CT	1.0	1.0	650	$2,212	$3.40	1d	1	0.74mi
156 Union St Unit 2 Manchester, CT	2.0	1.0	1000	$1,900	$1.90	2d	1	0.78mi
424 Middle Tpke W Manchester, CT	1.0–2.0	1.0–1.5	997	$2,150	$2.16	1d	7	0.90mi
30 Catherines Way Manchester, CT	1.0–3.0	1.0–2.0	1102	$2,504	$2.27	1d	5	0.91mi
426 Middle Tpke W #52 Manchester, CT	1.0	1.0	750	$1,550	$2.07	44d	1	0.93mi
448 Middle Tpke W Unit 11U Manchester, CT	1.0	1.0	750	$1,600	$2.13	23d	1	0.94mi
448 Middle Tpke W Unit 11U Manchester, CT	1.0	1.0	750	$1,600	$2.13	44d	1	0.94mi
1500 Horizon Way Manchester, CT	2.0	1.0–2.0	1046	$2,960	$2.83	1d	22	0.99mi
1500 Horizon Way Manchester, CT	2.0	1.0–2.0	1046	$2,950	$2.82	44d	20	0.99mi
39 Buckland St Manchester, CT	1.0–2.0	1.0–2.0	995	$2,515	$2.53	1d	7	1.00mi
92 Valley St Manchester, CT	2.0	1.0	900	$1,500	$1.67	44d	1	1.10mi
Woodbridge St Unit 425 Manchester, CT	3.0	1.0	950	$1,900	$2.00	44d	1	1.14mi
167 E Center St Manchester, CT	1.0–2.0	1.0–1.5	800	$2,199	$2.75	1d	2	1.17mi
9 Chestnut St Apt 4 Manchester, CT	1.0	1.0	600	$1,500	$2.50	44d	1	1.19mi
55 Church St Manchester, CT	2.0	1.0	850	$1,650	$1.94	23d	1	1.26mi
52 Pearl St Manchester, CT	2.0	1.0	714	$1,849	$2.59	44d	1	1.27mi
633 Center St Unit E Manchester, CT	2.0	1.5	952	$1,825	$1.92	44d	1	1.34mi
109 Foster St Unit A-3 Manchester, CT	2.0	1.0	600	$1,050	$1.75	14d	1	1.39mi
333 E Center St Manchester, CT	2.0	1.0	705	$1,650	$2.34	20d	1	1.43mi
40 Olcott St Manchester, CT	1.0	1.0	700	$1,250	$1.79	44d	3	1.44mi
28 Otis St Manchester, CT	2.0	2.0	1000	$2,650	$2.65	1d	1	1.46mi

Listing history 2 events

1. 2026-04-28
   status Under Contract
2. 2026-04-23
   listed $150,000 Active

ⓘ 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: $4,954 · $413/mo
• Projected year-2 tax: $4,954 · $413/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,813
• − Mortgage interest: −$8,402
• − Property taxes: −$4,954
• − Insurance: −$750
• − Repairs & maintenance: −$1,905
• − Management: −$1,905
• − Depreciation: −$4,364
• Taxable income: $1,533
• Est. tax owed @ 24.0%: −$368
• After-tax cash flow: $3,301/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: Manchester School District
• NCES district ID: 0902310
• Math proficiency: 21% ▼ -8.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $63,391
• Composite: 24.54/100
• National rank: #7643
• State rank: #130 of 153 in CT

Livability — Manchester

• Score: 76/100
• State rank: #59
• US rank: #3580

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Manchester, CT
• County: Hartford County · 754,208 people
• City population: 59,635
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 23,822
• Household income: $91,892
• Rent vs Own: 39.4% rent · 60.6% own
• Severe rent burden: 730.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 56% Asian 14% Black 14% Hispanic / Latino 13% Two or more races 7%
• Hispanic origin (detail): Puerto Rican 8%
• Common ancestry: Lithuanian 6% Romanian 6% Slovak 2%
• Foreign-born: 20% · Canada, Vietnam, Jamaica
• Languages at home: 72% English-only · Spanish 10% Other Indo-European 7% Other Asian/Pacific 3%

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: ▼ -112.15%
• Current HPI: 196.8782
• Rent YoY: ▲ 4.80%
• 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

2 events — show timeline

• 2026-04-28 Pending — Smart MLS
• 2026-04-23 Listed $150,000 Smart MLS

Property tax history

+2.2%/yr

Latest (2025): $4,954 · +3.0% YoY. Source: county tax records.