325 Kelly Rd Lot O5 · Vernon, CT 06066

$79,000

2 bd · 2.0 ba · 1,078 sqft · Manufactured public records · 13 Days on market

Built 1984 $73/sqft · 12% below area Est $89k · 12% under $460/mo HOA · 24% 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
• ARV discount +12.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Vernon Village- A 55+ park 2brm 2 Full baths with an Open floorplan, Vaulted Living room, shed for storage conveniently located near medical facilities, restaurants and shopping.$430 monthly LOT fee includes water and sewer. Small pets allowed Needs cosmetic updates being Sold AS IS. Cash offers preferred may not qualify for financing. Seller is in a nursing home, there are no property disclosures forms Home is being sold by A POA. Buyer's purchase subject to park approval please obtain approval prior to making an offer. Park does have Right of first refusal.*Please note its a 55+ Community GHAR contracts preferred all will be presented.

Key facts

• Open floor plan
• Bright living room
• Built 1984

Tags

• OPEN FLOOR PLAN
• BRIGHT LIVING ROOM
• PRIVATE STREET LOCATION

Property features AI

Finance

• Other: Assessed value listed (public record)
• Financial info: Property managed by on-site professional management
• HOA & community: Homeowners association with monthly fee; HOA covers trash pickup, water and sewer; HOA fee: $460 per month

Exterior

• Utilities: Public water connected; Public sewer connected; Domestic hot water; Above-ground fuel tank
• Home design: Single-family home
• Construction: Shake roof; Aluminum siding; Blue exterior; Other construction; No foundation listed
• Exterior features: Covered deck; Interior lot

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating; Electric and oil fuel sources
• Interior features: Central air conditioning; No basement; Two total rooms
• Laundry & utility: Laundry room off the kitchen on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $79k.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $79k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Vernon School District (suburban): math 34% / reading 48% proficiency, ranked #97 of 153 in CT (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.7%/yr); 81 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $546 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 2y 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 $42k; list at $79k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $79,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.41% ✓
• Cap rate: 13.95%
• Cash-on-cash: 27.36%
• DSCR: 2.22
• GRM: 3.5

CMA / ARV

• ARV (median comp): $89,269
• List price: $79,000
• Delta: -11.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.73% rent growth · sell at horizon

5-year hold

• IRR: 24.4%
• Equity multiple: 2.04×
• Total profit: $22,997
• Equity at exit: $11,779

10-year hold

• IRR: 33.8%
• Equity multiple: 4.48×
• Total profit: $76,976
• Equity at exit: $6,830

Cash invested: $22,120 (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 06066

• Rents YoY: 4.7%
• Active inventory: 81
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,906 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$94 /mo · $1,127/yr
• Insurance: −$33
• HOA: −$460
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $504

Break-even live

Break-even rent $1,267

Max offer price $79,000

Occupancy floor 69%

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: $19,750
• Closing costs: $2,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 Gerber Rd E South Windsor, CT	2.0	1.0	900	$2,045	$2.27	1d	1	0.40mi

HOA detail

• Monthly dues: $460 · $5,520/yr
• Likely covers: watersewer

Listing history 17 events

1. 2026-06-18
   status $79,000 Under Contract 13 DOM
2. 2026-06-17
   days on market $79,000 Active 13 DOM
3. 2026-06-16
   days on market $79,000 Active 12 DOM
4. 2026-06-15
   days on market $79,000 Active 11 DOM
5. 2026-06-13
   days on market $79,000 Active 9 DOM
6. 2026-06-13
   days on market $79,000 Active 8 DOM
7. 2026-06-10
   days on market $79,000 Active 6 DOM
8. 2026-06-09
   days on market $79,000 Active 5 DOM
9. 2026-06-08
   days on market $79,000 Active 4 DOM
10. 2026-06-07
    days on marketlisting id $79,000 Active 3 DOM
11. 2026-05-31
    days on market $79,000 Active 34 DOM
12. 2026-05-05
    status Active 1227-char remark
13. 2026-05-01
    status Under Contract 1227-char remark
14. 2026-04-23
    listed $79,000 Active 1227-char remark
15. 2024-03-20
    soldstatus $41,900 Closed 645-char remark

    Show marketing remark (645 chars)

    Vernon Village- A 55+ park 2brm 2 Full baths with an Open floorplan, Vaulted Living room, shed for storage conveniently located near medical facilities, restaurants and shopping.$430 monthly LOT fee includes water and sewer. Small pets allowed Needs cosmetic updates being Sold AS IS. Cash offers preferred may not qualify for financing. Seller is in a nursing home, there are no property disclosures forms Home is being sold by A POA. Buyer's purchase subject to park approval please obtain approval prior to making an offer. Park does have Right of first refusal.*Please note its a 55+ Community GHAR contracts preferred all will be presented.

16. 2024-02-05
    historical Under Contract - Continue to Show 645-char remark

    Show marketing remark (645 chars)

    Vernon Village- A 55+ park 2brm 2 Full baths with an Open floorplan, Vaulted Living room, shed for storage conveniently located near medical facilities, restaurants and shopping.$430 monthly LOT fee includes water and sewer. Small pets allowed Needs cosmetic updates being Sold AS IS. Cash offers preferred may not qualify for financing. Seller is in a nursing home, there are no property disclosures forms Home is being sold by A POA. Buyer's purchase subject to park approval please obtain approval prior to making an offer. Park does have Right of first refusal.*Please note its a 55+ Community GHAR contracts preferred all will be presented.

17. 2024-01-20
    listed $41,000 Active 645-char remark

    Show marketing remark (645 chars)

    Vernon Village- A 55+ park 2brm 2 Full baths with an Open floorplan, Vaulted Living room, shed for storage conveniently located near medical facilities, restaurants and shopping.$430 monthly LOT fee includes water and sewer. Small pets allowed Needs cosmetic updates being Sold AS IS. Cash offers preferred may not qualify for financing. Seller is in a nursing home, there are no property disclosures forms Home is being sold by A POA. Buyer's purchase subject to park approval please obtain approval prior to making an offer. Park does have Right of first refusal.*Please note its a 55+ Community GHAR contracts preferred all will be presented.

ⓘ 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: $1,127 · $94/mo
• Projected year-2 tax: $1,409 · $117/mo
• Expected delta: +$282/yr (+$23/mo · 25.0%)

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

Taxation est. · year 1

• Rental income: $22,866
• − Mortgage interest: −$4,425
• − Property taxes: −$1,127
• − Insurance: −$395
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − HOA: −$5,520
• − Depreciation: −$2,298
• Taxable income: $5,442
• Est. tax owed @ 24.0%: −$1,306
• After-tax cash flow: $4,745/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: Vernon School District
• NCES district ID: 0904680
• Math proficiency: 34% ▼ -11.00%
• Reading proficiency: 48% ▼ -6.00%
• Median HH income: $60,342
• Composite: 36.26/100
• National rank: #4704
• State rank: #97 of 153 in CT

Livability — Vernon

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

Census & demographics

• County: Tolland County · 46,815 people
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 30,577
• Household income: $85,356
• Rent vs Own: 46.8% rent · 53.2% own
• Severe rent burden: 1140.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 12% Two or more races 7% Asian 6% Black 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 9%
• Common ancestry: Lithuanian 8% Romanian 7% Slovak 2%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 84% English-only · Spanish 6% Other Indo-European 5% Russian/Polish/Slavic 1%

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: ▼ -136.25%
• Current HPI: 249.7888
• Rent YoY: ▲ 4.73%
• 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

+92.7% since first listed

9 events — show timeline

• 2026-06-18 Pending — Smart MLS
• 2026-06-04 Listed $79,000 Smart MLS
• 2026-05-31 Listing Removed — Smart MLS
• 2026-05-05 Relisted — Smart MLS
• 2026-05-01 Pending — Smart MLS
• 2026-04-23 Listed $79,000 Smart MLS
• 2024-03-20 Sold (MLS) $41,900 Smart MLS
• 2024-02-05 Contingent — Smart MLS
• 2024-01-20 Listed $41,000 Smart MLS

Property tax history

+0.8%/yr

Latest (2023): $1,127 · +0.0% YoY. Source: county tax records.