48 Linden Ave N · Westbrook, CT 06498

$149,500

1 bd · 1.0 ba · 756 sqft · Manufactured public records · 10 Days on market

Built 2011

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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
• Schools +5.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming and well-maintained 1-bedroom, 1-bath mobile home built in 2011, offering comfortable, low-maintenance living in a desirable 55+ community. This inviting home features an eat-in kitchen with a brand-new stove, perfect for everyday meals and casual dining. Enjoy your morning coffee or unwind in the evening on the welcoming front porch. Ideally located with convenient access to Route 1, this property makes errands, dining, and travel a breeze. Residents also enjoy beach access, adding a relaxing coastal lifestyle to this already appealing home. Whether you're looking to downsize or embrace a simpler way of living, this home offers the perfect blend of comfort, co

Key facts

• Front porch
• Eat-in kitchen
• Beach access

Tags

• EAT-IN KITCHEN
• FRONT PORCH
• BEACH ACCESS

Property features AI

Exterior

• Parking: Paved parking; 1 parking space
• Utilities: Public water connected; Shared septic; Propane fuel tank above ground
• Home design: Single-family home; Adult community (55+)
• Construction: Asphalt shingle roof; Slab foundation; Other construction
• Exterior features: Walk-to-water access; Vinyl siding; Blue/grey exterior

Interior

• Kitchen: Gas range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 1 bedroom (main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating (propane); Central air conditioning; Electric hot water
• Interior features: Open floor plan; No basement
• Laundry & utility: Washer and dryer (main level)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Westbrook School District (suburban): math 51% / reading 69% proficiency, ranked #49 of 153 in CT (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 30 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 278 units permitted in Lower Connecticut River Valley Planning Region in 2024 (89 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 + 3.0% rent growth), your $42k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $149,500

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: 1.76% ✓
• Cap rate: 15.25%
• Cash-on-cash: 31.99%
• DSCR: 2.42
• GRM: 4.7

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: 27.0%
• Equity multiple: 2.12×
• Total profit: $46,838
• Equity at exit: $22,291

10-year hold

• IRR: 34.5%
• Equity multiple: 4.16×
• Total profit: $132,285
• Equity at exit: $12,926

Cash invested: $41,860 (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 06498

• Active inventory: 30
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,633 medium
• Mortgage (P&I): −$784
• Tax from tax record: −$118 /mo · $1,420/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $1,116

Break-even live

Break-even rent $1,221

Max offer price $149,500

Occupancy floor 53%

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Grove Way #10 Clinton, CT	2.0	1.0	840	$2,450	$2.92	43d	1	0.65mi
170 Shore Rd Clinton, CT	2.0	1.0	944	$2,900	$3.07	43d	1	0.84mi

Listing history 2 events

1. 2026-04-11
   status Under Contract
2. 2026-03-30
   listed $149,500 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: $1,420 · $118/mo
• Projected year-2 tax: $2,310 · $192/mo
• Expected delta: +$890/yr (+$74/mo · 62.7%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (shaded) · 12% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥94°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,601
• − Mortgage interest: −$8,374
• − Property taxes: −$1,420
• − Insurance: −$748
• − Repairs & maintenance: −$2,528
• − Management: −$2,528
• − Depreciation: −$4,349
• Taxable income: $11,654
• Est. tax owed @ 24.0%: −$2,797
• After-tax cash flow: $10,593/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: Westbrook School District
• NCES district ID: 0904980
• Math proficiency: 51% ▼ -16.00%
• Reading proficiency: 69% ▼ -9.00%
• Median HH income: $68,591
• Composite: 52.78/100
• National rank: #1540
• State rank: #49 of 153 in CT

Livability — Westbrook

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

Census & demographics

• Population (ZIP): 6,832

Population outlook (Lower Connecticut River Valley County) Hauer SSP2

• By 2040: 188,651

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Two or more races 15% Hispanic / Latino 14% Asian 2% Black 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 5% Lithuanian 5% Estonian 3%
• Foreign-born: 14% · Canada, China, India
• Languages at home: 80% English-only · Spanish 12% Other Indo-European 4% Chinese 1%

Political lean MEDSL · Lower Connecticut River Valley

• 2024 margin: D (+13.4) · D 55.9% · R 42.4% · Other 1.7%
• All cycles: 2024: D+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -112.73%
• Current HPI: 200.2559
• 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

2 events — show timeline

• 2026-04-11 Pending — Smart MLS
• 2026-03-30 Listed $149,500 Smart MLS

Property tax history

+3.2%/yr

Latest (2023): $1,420 · +2.7% YoY. Source: county tax records.