None · Mansfield Center, CT 06235

$229,000

2 bd · 1.0 ba · 928 sqft · SingleFamily public records · 60 Days on market

Built 1977 17 ac lot Est $342k · 33% under ↓ 5% since listing

---

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).

• ARV discount +15.0/15.0
• Cash flow +8.1/30.0
• Appreciation +6.9/10.0
• Schools +4.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +2.1/10.0

Listing remarks

House, garage and 3 additional lots being sold as 1-sale. House is in very poor condition and not livable as it sits. Total acres are 19.46. Do not access the house without permission! Driveway turn around is available, do not proceed to last house's driveway!

Key facts

• 16.76 acre lot
• 6 parking spots
• Built 1977

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $-222 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $190k (17.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (27.3% below list).
• Recommended offer: $166k (27.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#54 in CT, #3,465 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: health & safety D+, amenities F.
• Regional School District 11 (rural): math 40% / reading 65% proficiency, ranked #118 of 192 in CT (top 62%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Parish Hill High School (math 47% / reading 62%, grade C-, #63 of 194 statewide, top 39%, 220 students, 38% FRL) — zoned schools average 38% FRL vs 22% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 13 active listings in the ZIP; 149 units permitted in Northeastern Connecticut Planning Region in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $10k of equity ($2k loan paydown + $9k appreciation (3.9% local appreciation)).
• By year 4, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($222k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 50% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $166,381 (27.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
6. 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?
7. 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.
8. 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.
9. 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: 0.73% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.16%
• DSCR: 0.81
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $341,504
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Mountain Laurel Ln	0.62mi	2/1.0	904 (-3%)	2mo	$300,000	$332	65
12 Mountain Laurel Ln	0.69mi	3/1.0 (+1)	960 (+3%)	20mo	$353,000	$368	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.3%
• Equity multiple: 1.38×
• Total profit: $24,263
• Equity at exit: $114,506

10-year hold

• IRR: 8.8%
• Equity multiple: 2.46×
• Total profit: $93,342
• Equity at exit: $186,018

Cash invested: $64,120 (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 06235

• Home prices YoY: 1.4%
• Active inventory: 13
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $1,664 medium
• Mortgage (P&I): −$1,201
• Tax from tax record: −$240 /mo · $2,886/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $-222

Break-even live

Break-even rent $1,945

Max offer price $189,711

Occupancy floor —

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2025-09-05
   status Under Contract
2. 2025-08-28
   price $229,000
3. 2025-07-07
   listed $242,000 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: $2,886 · $240/mo
• Projected year-2 tax: $3,893 · $324/mo
• Expected delta: +$1,007/yr (+$84/mo · 34.9%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,966
• − Mortgage interest: −$12,828
• − Property taxes: −$2,886
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,597
• − Management: −$1,597
• − Depreciation: −$6,662
• Taxable loss: −$6,749
• Est. tax savings @ 24.0%: +$1,620
• After-tax cash flow: $-1,049/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: Regional School District 11
• NCES district ID: 0903570
• Math proficiency: 40% ▲ 5.00%
• Reading proficiency: 65% ▲ 5.00%
• Median HH income: $68,240
• Composite: 48.47/100
• National rank: #4638
• State rank: #118 of 192 in CT

Livability — Mansfield Center

• Score: 76/100
• State rank: #54
• US rank: #3465

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 4,780
• Population (ZIP): 2,116

Population outlook (Northeastern Connecticut County) Hauer SSP2

• By 2040: 104,160

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 8% Hispanic / Latino 4% Asian 1%
• Common ancestry: Lithuanian 18% Romanian 9% German 4%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Northeastern Connecticut

• 2024 margin: R (+15.4) · D 41.5% · R 57.0% · Other 1.5%
• All cycles: 2024: R+15.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.88%
• Current HPI: 289.1609
• 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

-5.4% since first listed

3 events — show timeline

• 2025-09-05 Pending — Smart MLS
• 2025-08-28 Price Changed $229,000 Smart MLS
• 2025-07-07 Listed $242,000 Smart MLS

Property tax history

-1.6%/yr

Latest (2023): $2,886 · +2.9% YoY. Source: county tax records.