208 Plymouth Colony #208 · East Haven, CT 06405

$354,000

3 bd · 1.5 ba · 2,270 sqft · Condo · 42 Days on market

Built 1974 $436/mo HOA · 11% 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 +17.0/30.0
• ARV discount +7.5/15.0
• 1% rule +6.2/10.0
• DSCR +5.3/10.0
• Rent growth +5.0/5.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Recently updated 3 bedroom, 1.5 bath end unit. The best location in the complex with views of the pool, association fountain, court yard, easy access to club house & flat level parking area. Brazilian cherry wood floors with custom inlay in kitchen with new oak flooring in the rest of the living areas. Living room also has custom inlay and new wood burning fireplace. Embrace all nature has to offer from your newly built 20x12 deck using composite material for years of no maintenance. The 2023 list of updates included but not limited to new drywall, insulation, flooring, slider, bathroom, and more. Finished lower level family room, utility & work shop round out this one of a kind homes feature list. This home has everything you have been searching for and more! Close to shopping, hiking trails, ocean & minutes to Yale New Haven & I95.

Key facts

• Custom cabinetry
• Storage solutions
• Granite countertops

Tags

• FIREPLACE
• HARDWOOD FLOORS
• EXPANSIVE DECK
• GRANITE COUNTERTOPS
• CUSTOM CABINETRY
• STORAGE SOLUTIONS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $354k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $354k).
• Recommended offer: $343k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 3.8% in East Haven — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 70/100 on livability (#99 in CT) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, health & safety B+; Watch: amenities F, commute F.
• Branford School District (suburban): math 41% / reading 52% proficiency, ranked #85 of 153 in CT (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Branford High School (math 37% / reading 62%, grade D, #87 of 194 statewide, top 46%, 818 students, 41% FRL) — zoned schools average 41% FRL vs 18% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+10.6%/yr); 114 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 in 5+ unit buildings).
• At $3,953/mo this rent would consume 45% of the median local household income ($105k/yr) (locally 1132% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $99k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($343k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y 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.

Recommended offer $343,380 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.12% ✓
• Cap rate: 7.11%
• Cash-on-cash: 2.91%
• DSCR: 1.13
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -5.3%
• Equity multiple: 0.79×
• Total profit: $-20,849
• Equity at exit: $52,783

10-year hold

• IRR: 10.1%
• Equity multiple: 1.99×
• Total profit: $97,948
• Equity at exit: $30,607

Cash invested: $99,120 (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 06405

• Rents YoY: 10.6%
• Active inventory: 114
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $3,953 high
• Mortgage (P&I): −$1,856
• Tax est. 1.5%: −$442 /mo · $5,310/yr
• Insurance: −$148
• HOA: −$436
• Vacancy / Maint / Mgmt: −$830
• Net cashflow: $240

Break-even live

Break-even rent $3,649

Max offer price $354,000

Occupancy floor 89%

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: $88,500
• Closing costs: $10,620
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 Roby Ct Branford, CT	3.0	2.5	2116	$3,650	$1.72	2d	1	0.25mi
5 Shore Dr Branford, CT	3.0	2.0	1774	$4,200	$2.37	43d	1	0.69mi
225 Clark Ave Branford, CT	4.0	2.0	1712	$4,700	$2.75	43d	1	0.71mi
204 Clark Ave Branford, CT	2.0	2.5	1888	$3,750	$1.99	2d	1	0.76mi
52 Maple St Unit 101 Branford, CT	4.0	3.0	2697	$9,000	$3.34	43d	1	1.39mi

HOA detail condo

• Monthly dues: $436 · $5,232/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-04-04
   status Under Contract
2. 2026-03-13
   price $354,000
3. 2026-02-22
   status Active
4. 2026-02-22
   historical
5. 2026-02-22
   listed $365,900 Active
6. 2026-01-13
   listed $359,900 Active
7. 2026-01-12
   historical
8. 2026-01-10
   historical
9. 2024-06-27
   soldstatus $323,500 Closed 861-char remark

   Show marketing remark (861 chars)

   Recently updated 3 bedroom, 1.5 bath end unit. The best location in the complex with views of the pool, association fountain, court yard, easy access to club house & flat level parking area. Brazilian cherry wood floors with custom inlay in kitchen with new oak flooring in the rest of the living areas. Living room also has custom inlay and new wood burning fireplace. Embrace all nature has to offer from your newly built 20x12 deck using composite material for years of no maintenance. The 2023 list of updates included but not limited to new drywall, insulation, flooring, slider, bathroom, and more. Finished lower level family room, utility & work shop round out this one of a kind homes feature list. This home has everything you have been searching for and more! Close to shopping, hiking trails, ocean & minutes to Yale New Haven & I95.

10. 2024-05-27
    status Under Contract 861-char remark

    Show marketing remark (861 chars)

    Recently updated 3 bedroom, 1.5 bath end unit. The best location in the complex with views of the pool, association fountain, court yard, easy access to club house & flat level parking area. Brazilian cherry wood floors with custom inlay in kitchen with new oak flooring in the rest of the living areas. Living room also has custom inlay and new wood burning fireplace. Embrace all nature has to offer from your newly built 20x12 deck using composite material for years of no maintenance. The 2023 list of updates included but not limited to new drywall, insulation, flooring, slider, bathroom, and more. Finished lower level family room, utility & work shop round out this one of a kind homes feature list. This home has everything you have been searching for and more! Close to shopping, hiking trails, ocean & minutes to Yale New Haven & I95.

11. 2024-05-22
    historical Under Contract - Continue to Show 861-char remark

    Show marketing remark (861 chars)

    Recently updated 3 bedroom, 1.5 bath end unit. The best location in the complex with views of the pool, association fountain, court yard, easy access to club house & flat level parking area. Brazilian cherry wood floors with custom inlay in kitchen with new oak flooring in the rest of the living areas. Living room also has custom inlay and new wood burning fireplace. Embrace all nature has to offer from your newly built 20x12 deck using composite material for years of no maintenance. The 2023 list of updates included but not limited to new drywall, insulation, flooring, slider, bathroom, and more. Finished lower level family room, utility & work shop round out this one of a kind homes feature list. This home has everything you have been searching for and more! Close to shopping, hiking trails, ocean & minutes to Yale New Haven & I95.

12. 2024-05-08
    listed $349,000 Active 861-char remark

    Show marketing remark (861 chars)

    Recently updated 3 bedroom, 1.5 bath end unit. The best location in the complex with views of the pool, association fountain, court yard, easy access to club house & flat level parking area. Brazilian cherry wood floors with custom inlay in kitchen with new oak flooring in the rest of the living areas. Living room also has custom inlay and new wood burning fireplace. Embrace all nature has to offer from your newly built 20x12 deck using composite material for years of no maintenance. The 2023 list of updates included but not limited to new drywall, insulation, flooring, slider, bathroom, and more. Finished lower level family room, utility & work shop round out this one of a kind homes feature list. This home has everything you have been searching for and more! Close to shopping, hiking trails, ocean & minutes to Yale New Haven & I95.

13. 2001-10-03
    soldstatus $129,000
14. 2001-08-10
    listed $129,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $47,432
• − Mortgage interest: −$19,830
• − Property taxes: −$5,310
• − Insurance: −$1,770
• − Repairs & maintenance: −$3,795
• − Management: −$3,795
• − HOA: −$5,232
• − Depreciation: −$10,298
• Taxable loss: −$2,597
• Est. tax savings @ 24.0%: +$623
• After-tax cash flow: $3,505/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: Branford School District
• NCES district ID: 0900420
• Math proficiency: 41% ▼ -14.00%
• Reading proficiency: 52% ▼ -10.00%
• Median HH income: $70,979
• Composite: 41.85/100
• National rank: #3377
• State rank: #85 of 153 in CT

Livability — East Haven

• Score: 70/100
• State rank: #99
• US rank: #7805

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: New Haven County · 688,236 people
• City population: 28,830
• Metro: New Haven-Milford, CT
• Population (ZIP): 28,217
• Household income: $105,225
• Rent vs Own: 30.5% rent · 69.5% own
• Severe rent burden: 1132.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 5% Asian 4% Two or more races 4% Black 3%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Romanian 7% Lithuanian 2% Slovak 2%
• Foreign-born: 10% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 3% Other Asian/Pacific 1%

Political lean MEDSL · South Central Connecticut

• 2024 margin: Strong D (+20.1) · D 59.0% · R 38.9% · Other 2.1%
• All cycles: 2024: D+20.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -455.72%
• Current HPI: 189.8481
• Rent YoY: ▲ 10.58%
• Metro: New Haven-Milford, 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

+174.4% since first listed

14 events — show timeline

• 2026-04-04 Pending — Smart MLS
• 2026-03-13 Price Changed $354,000 Smart MLS
• 2026-02-22 Relisted — Smart MLS
• 2026-02-22 Listed $365,900 Smart MLS
• 2026-02-22 Listing Removed — Smart MLS
• 2026-01-13 Listed $359,900 Smart MLS
• 2026-01-12 Listing Removed — Smart MLS
• 2026-01-10 Coming Soon — Smart MLS
• 2024-06-27 Sold (MLS) $323,500 Smart MLS
• 2024-05-27 Pending — Smart MLS
• 2024-05-22 Contingent — Smart MLS
• 2024-05-08 Listed $349,000 Smart MLS
• 2001-10-03 Sold (MLS) $129,000 Smart MLS
• 2001-08-10 Listed $129,000 Smart MLS