7 Cedar Grove Rd · Southington, CT 06489

$120,000

2 bd · 1.0 ba · 672 sqft · Manufactured public records · 6 Days on market

Built 1966 $674/mo HOA · 36% of rent

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Why this score? — see what drove the C- 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 +16.6/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• DSCR +5.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

WELCOME TO FOREST HILL 55+ COMMUNITY. Well kept 2 bedroom set on a nice open lot. Move in condition with new central air unit with double wide paved driveway. Association includes sewer and water and access to pool and clubhouse/exercise room.

Key facts

• Community amenities
• Natural gas heat
• Pool

Tags

• LOW MAINTENANCE LIVING
• SINGLE LEVEL LIVING SPACE
• NATURAL GAS HEAT
• CENTRAL AIR CONDITIONING
• DOUBLE WIDE PAVED DRIVEWAY
• COMMUNITY AMENITIES

Property features AI

Finance

• Other: Property listed in Connecticut (Hartford County); Nearby amenities: health club, park, public transportation, shopping/mall
• Financial info: Professional on-site property management
• HOA & community: Homeowners association with monthly fee; Monthly HOA fee; HOA covers clubhouse, grounds maintenance, trash pickup, snow removal, water, sewer, property management, pool service, and road maintenance; Community amenities include clubhouse, exercise room/health club, gardening area, and pool

Exterior

• Utilities: Public water connected; Public sewer connected; Electric hot water
• Home design: Single-family home; Located in an adult 55+ community; Yellow exterior color
• Construction: Prefab construction; Asphalt shingle roof; No foundation listed
• Exterior features: In-ground swimming pool; Vinyl siding; Located on a cul-de-sac; Open lot

Interior

• Kitchen: Oven/Range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot air heating; Natural gas heat
• Interior features: Central air conditioning; No basement
• Laundry & utility: Washer; Dryer; Hot water: Electric

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $72 ($862/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Southington School District (suburban): math 52% / reading 64% proficiency, ranked #51 of 153 in CT (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: 105 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• This rent is only 18% of the median local income ($126k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y 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 $90k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.
• Climate carrying-cost: major flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1966 — 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. 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.
5. 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.
6. 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: 1.55% ✓
• Cap rate: 7.01%
• Cash-on-cash: 2.56%
• DSCR: 1.11
• GRM: 5.4

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: -11.9%
• Equity multiple: 0.57×
• Total profit: $-14,493
• Equity at exit: $17,892

10-year hold

• IRR: -2.2%
• Equity multiple: 0.85×
• Total profit: $-5,189
• Equity at exit: $10,375

Cash invested: $33,600 (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 06489

• Active inventory: 105
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,865 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$48 /mo · $578/yr
• Insurance: −$50
• HOA: −$674
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $72

Break-even live

Break-even rent $1,774

Max offer price $120,000

Occupancy floor 91%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Stoughton Rd Southington, CT	2.0	1.0	720	$1,850	$2.57	44d	1	0.89mi

HOA detail

• Monthly dues: $674 · $8,088/yr
• Likely covers: watersewerpool

Listing history 6 events

1. 2026-06-18
   days on market $120,000 Active 6 DOM
2. 2026-06-17
   days on market $120,000 Active 5 DOM
3. 2026-06-16
   days on market $120,000 Active 4 DOM
4. 2026-06-15
   days on market $120,000 Active 3 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $120,000 Active 1 DOM

ⓘ 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: $578 · $48/mo
• Projected year-2 tax: $1,573 · $131/mo
• Expected delta: +$995/yr (+$83/mo · 172.1%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,379
• − Mortgage interest: −$6,722
• − Property taxes: −$578
• − Insurance: −$600
• − Repairs & maintenance: −$1,790
• − Management: −$1,790
• − HOA: −$8,088
• − Depreciation: −$3,491
• Taxable loss: −$681
• Est. tax savings @ 24.0%: +$163
• After-tax cash flow: $1,025/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: Southington School District
• NCES district ID: 0904230
• Math proficiency: 52% ▼ -9.00%
• Reading proficiency: 64% ▼ -5.00%
• Median HH income: $81,467
• Composite: 52.38/100
• National rank: #1581
• State rank: #51 of 153 in CT

Livability — Southington

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

Census & demographics

• County: Hartford County · 754,208 people
• City population: 32,706
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 32,706
• Household income: $126,465
• Rent vs Own: 18.0% rent · 82.0% own
• Severe rent burden: 513.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Asian 2% Black 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 13% Lithuanian 7% Russian 2%
• Foreign-born: 9% · Canada, China, Jamaica
• Languages at home: 88% English-only · Other Indo-European 4% Spanish 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: ▼ -161.57%
• Current HPI: 179.8884
• 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

+243.8% since first listed

10 events — show timeline

• 2026-06-12 Listed $120,000 Smart MLS
• 2025-06-26 Sold (MLS) $90,000 Smart MLS
• 2025-05-31 Pending — Smart MLS
• 2025-05-23 Listed $90,000 Smart MLS
• 2025-04-10 Listing Removed — Smart MLS
• 2025-04-09 Listed $89,900 Smart MLS
• 2019-10-04 Sold (MLS) $25,000 Smart MLS
• 2019-08-31 Contingent — Smart MLS
• 2019-08-21 Price Changed $27,500 Smart MLS
• 2019-08-10 Listed $34,900 Smart MLS

Property tax history

+2.7%/yr

Latest (2025): $578 · +5.7% YoY. Source: county tax records.