39 Old Wood Rd · Storrs, CT 06268

$135,000

2 bd · 1.0 ba · 756 sqft · Manufactured public records · 4 Days on market

Built 1970 ↓ 20% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

New furnace / a.c. unit. 2-year-old range. 4-year-old washer dryer set (Speed Queen). Upgraded windows. Square footage does not include 7'x20' sun room, added in approximately 2015 (insulated). Water heater 2018. Brand new flooring. Asphalt 30-year shingles roof 2005. Grounds nearby maintained by park. Note: Not HOA fee but land lease. Close to University of Connecticut and all the cultural and sporting activities to attend. Close to shopping and restaurants and I-84. Sale is contingent on park approval. Lot fee $523.50.

Key facts

• 2 parking spots
• Built 1970
• Listed 4 days

Property features AI

Finance

• Other: Nearby amenities include golf course, health club, lake, library, park, public pool, and public recreation facilities
• HOA & community: Located in a 55+ adult community

Exterior

• Parking: Off-street parking; Two total parking spaces
• Utilities: Public water connected; Public sewer connected; Propane hot water (domestic) with 30-gallon tank; Above-ground fuel tank
• Home design: Single-family home; Adult community (55+); On leased land
• Construction: Vinyl siding; Asphalt shingle roof; Other construction; No foundation listed
• Exterior features: Level lot; Shed; Awnings; Gutters; Garden area; Patio

Interior

• Kitchen: Oven/Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: Two bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Hot air heating; Propane fueled heat; Central air conditioning; Ceiling fans
• Interior features: Four total rooms; Ceiling fans; Central air conditioning; No basement
• Laundry & utility: Laundry located in a bathroom closet on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $684 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).

Location & tenants

• Location reads 82/100 on livability (#8 in CT, #1,066 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment F, housing F.
• Mansfield School District (rural): math 59% / reading 70% proficiency, ranked #36 of 153 in CT (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 37 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $933 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 $38k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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; list at $135k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 46% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.42% ✓
• Cap rate: 12.38%
• Cash-on-cash: 21.73%
• DSCR: 1.97
• GRM: 5.9

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: 14.3%
• Equity multiple: 1.57×
• Total profit: $21,686
• Equity at exit: $20,129

10-year hold

• IRR: 23.1%
• Equity multiple: 2.98×
• Total profit: $74,887
• Equity at exit: $11,672

Cash invested: $37,800 (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 06268

• Home prices YoY: -16.5%
• Active inventory: 37
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,921 high
• Mortgage (P&I): −$708
• Tax from tax record: −$69 /mo · $823/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$403
• Net cashflow: $684

Break-even live

Break-even rent $1,054

Max offer price $135,000

Occupancy floor 59%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Carriage House Dr Storrs, CT	2.0	1.0	950	$2,400	$2.53	23d	1	0.50mi
74 Baxter Rd Storrs Mansfield, CT	2.0	1.0	900	$1,750	$1.94	2d	1	0.80mi
74 Baxter Rd Storrs Mansfield, CT	2.0	1.0	800	$1,750	$2.19	11d	1	0.80mi
20 Dartmouth Rd Storrs, CT	1.0	1.0	576	$1,550	$2.69	2d	1	0.92mi
162 Cedar Swamp Rd Unit B Storrs, CT	2.0	1.0	1050	$1,950	$1.86	2d	1	1.03mi
64 Cheney Dr Storrs, CT	1.0	1.0	525	$1,750	$3.33	12d	1	1.24mi

Listing history 9 events

1. 2026-05-04
   status Under Contract
2. 2026-04-30
   listed $135,000 Active
3. 2025-10-07
   soldstatus $90,000 Closed 529-char remark

   Show marketing remark (529 chars)

   New furnace / a.c. unit. 2-year-old range. 4-year-old washer dryer set (Speed Queen). Upgraded windows. Square footage does not include 7'x20' sun room, added in approximately 2015 (insulated). Water heater 2018. Brand new flooring. Asphalt 30-year shingles roof 2005. Grounds nearby maintained by park. Note: Not HOA fee but land lease. Close to University of Connecticut and all the cultural and sporting activities to attend. Close to shopping and restaurants and I-84. Sale is contingent on park approval. Lot fee $523.50.

4. 2025-09-04
   historical Under Contract - Continue to Show 529-char remark

   Show marketing remark (529 chars)

   New furnace / a.c. unit. 2-year-old range. 4-year-old washer dryer set (Speed Queen). Upgraded windows. Square footage does not include 7'x20' sun room, added in approximately 2015 (insulated). Water heater 2018. Brand new flooring. Asphalt 30-year shingles roof 2005. Grounds nearby maintained by park. Note: Not HOA fee but land lease. Close to University of Connecticut and all the cultural and sporting activities to attend. Close to shopping and restaurants and I-84. Sale is contingent on park approval. Lot fee $523.50.

5. 2025-08-17
   price $99,000 529-char remark

   Show marketing remark (529 chars)

   New furnace / a.c. unit. 2-year-old range. 4-year-old washer dryer set (Speed Queen). Upgraded windows. Square footage does not include 7'x20' sun room, added in approximately 2015 (insulated). Water heater 2018. Brand new flooring. Asphalt 30-year shingles roof 2005. Grounds nearby maintained by park. Note: Not HOA fee but land lease. Close to University of Connecticut and all the cultural and sporting activities to attend. Close to shopping and restaurants and I-84. Sale is contingent on park approval. Lot fee $523.50.

6. 2025-07-13
   price $106,000 529-char remark

   Show marketing remark (529 chars)

   New furnace / a.c. unit. 2-year-old range. 4-year-old washer dryer set (Speed Queen). Upgraded windows. Square footage does not include 7'x20' sun room, added in approximately 2015 (insulated). Water heater 2018. Brand new flooring. Asphalt 30-year shingles roof 2005. Grounds nearby maintained by park. Note: Not HOA fee but land lease. Close to University of Connecticut and all the cultural and sporting activities to attend. Close to shopping and restaurants and I-84. Sale is contingent on park approval. Lot fee $523.50.

7. 2025-06-05
   price $129,000 529-char remark

   Show marketing remark (529 chars)

   New furnace / a.c. unit. 2-year-old range. 4-year-old washer dryer set (Speed Queen). Upgraded windows. Square footage does not include 7'x20' sun room, added in approximately 2015 (insulated). Water heater 2018. Brand new flooring. Asphalt 30-year shingles roof 2005. Grounds nearby maintained by park. Note: Not HOA fee but land lease. Close to University of Connecticut and all the cultural and sporting activities to attend. Close to shopping and restaurants and I-84. Sale is contingent on park approval. Lot fee $523.50.

8. 2025-05-03
   price $149,000 529-char remark

   Show marketing remark (529 chars)

   New furnace / a.c. unit. 2-year-old range. 4-year-old washer dryer set (Speed Queen). Upgraded windows. Square footage does not include 7'x20' sun room, added in approximately 2015 (insulated). Water heater 2018. Brand new flooring. Asphalt 30-year shingles roof 2005. Grounds nearby maintained by park. Note: Not HOA fee but land lease. Close to University of Connecticut and all the cultural and sporting activities to attend. Close to shopping and restaurants and I-84. Sale is contingent on park approval. Lot fee $523.50.

9. 2025-04-10
   listed $169,000 Active 529-char remark

   Show marketing remark (529 chars)

   New furnace / a.c. unit. 2-year-old range. 4-year-old washer dryer set (Speed Queen). Upgraded windows. Square footage does not include 7'x20' sun room, added in approximately 2015 (insulated). Water heater 2018. Brand new flooring. Asphalt 30-year shingles roof 2005. Grounds nearby maintained by park. Note: Not HOA fee but land lease. Close to University of Connecticut and all the cultural and sporting activities to attend. Close to shopping and restaurants and I-84. Sale is contingent on park approval. Lot fee $523.50.

ⓘ 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: $823 · $69/mo
• Projected year-2 tax: $1,856 · $155/mo
• Expected delta: +$1,033/yr (+$86/mo · 125.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 46% 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: $23,047
• − Mortgage interest: −$7,562
• − Property taxes: −$823
• − Insurance: −$675
• − Repairs & maintenance: −$1,844
• − Management: −$1,844
• − Depreciation: −$3,927
• Taxable income: $6,372
• Est. tax owed @ 24.0%: −$1,529
• After-tax cash flow: $6,684/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: Mansfield School District
• NCES district ID: 0902340
• Math proficiency: 59% ▼ -12.00%
• Reading proficiency: 70% ▼ -6.00%
• Median HH income: $60,954
• Composite: 55.81/100
• National rank: #1209
• State rank: #36 of 153 in CT

Livability — Storrs

• Score: 82/100
• State rank: #8
• US rank: #1066

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Storrs, CT
• City population: 17,505
• Population (ZIP): 10,782

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Asian 12% Hispanic / Latino 6% Black 5% Two or more races 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Lithuanian 6% Romanian 5% Slovak 3%
• Foreign-born: 14% · China, Canada, Dominican Republic
• Languages at home: 82% English-only · Chinese 6% Other Indo-European 4% Spanish 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: ▼ -49.53%
• Current HPI: 251.3467
• 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

-20.1% since first listed

9 events — show timeline

• 2026-05-04 Pending — Smart MLS
• 2026-04-30 Listed $135,000 Smart MLS
• 2025-10-07 Sold (MLS) $90,000 Smart MLS
• 2025-09-04 Contingent — Smart MLS
• 2025-08-17 Price Changed $99,000 Smart MLS
• 2025-07-13 Price Changed $106,000 Smart MLS
• 2025-06-05 Price Changed $129,000 Smart MLS
• 2025-05-03 Price Changed $149,000 Smart MLS
• 2025-04-10 Listed $169,000 Smart MLS

Property tax history

+1.7%/yr

Latest (2023): $823 · +3.8% YoY. Source: county tax records.