None · Griswold, CT 06351

$39,000

2 bd · 1.0 ba · 728 sqft · Manufactured public records · 59 Days on market

Built 1981 $570/mo HOA · 37% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.2/10.0
• 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

Two Bedroom, One Bath Mobile Home in Tilting Rock Mobile Home Park. Close to I395! Only Minutes from Casinos, Shopping and Restaurants! Updates include new toilet and bathroom sink, newer kitchen sink, newer plumbing, and new shower head and faucet in bathroom. New laminate flooring for kitchen and living room still in boxes convey with home! Shed with shelving and small loft conveys. Home in need of some repairs. Cash Only!!

Key facts

• New shower head
• Newer kitchen sink
• New faucet

Tags

• NEW TOILET
• NEWER KITCHEN SINK
• NEWER PLUMBING
• NEW SHOWER HEAD
• NEW FAUCET
• NEW LAMINATE FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $39k.

Deal economics

• At list price, monthly cash flow is $411 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $39k).
• Recommended offer: $38k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Griswold School District (rural): math 29% / reading 42% proficiency, ranked #111 of 153 in CT (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 75 active listings in the ZIP; 487 units permitted in Southeastern Connecticut Planning Region in 2024 (244 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $270 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $14k; list at $39k implies a 179% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 37% of rent.
• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $37,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 3.96% ✓
• Cap rate: 18.93%
• Cash-on-cash: 45.12%
• DSCR: 3.01
• GRM: 2.1

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: 42.7%
• Equity multiple: 2.85×
• Total profit: $20,188
• Equity at exit: $5,815

10-year hold

• IRR: 49.0%
• Equity multiple: 5.83×
• Total profit: $52,696
• Equity at exit: $3,372

Cash invested: $10,920 (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 06351

• Home prices YoY: -22.8%
• Active inventory: 75
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,543 medium
• Mortgage (P&I): −$205
• Tax from tax record: −$18 /mo · $214/yr
• Insurance: −$16
• HOA: −$570
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $411

Break-even live

Break-even rent $1,024

Max offer price $39,000

Occupancy floor 68%

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: $9,750
• Closing costs: $1,170
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $570 · $6,840/yr

Listing history 12 events

1. 2026-06-09
   days on market $39,000 Active 59 DOM
2. 2026-06-08
   days on market $39,000 Active 58 DOM
3. 2026-06-07
   days on market $39,000 Active 57 DOM
4. 2026-06-07
   days on market $39,000 Active 56 DOM
5. 2026-06-04
   days on market $39,000 Active 53 DOM
6. 2026-06-02
   days on market $39,000 Active 52 DOM
7. 2026-06-01
   days on market $39,000 Active 51 DOM
8. 2026-05-31
   days on market $39,000 Active 50 DOM
9. 2026-05-31
   days on market $39,000 Active 49 DOM
10. 2026-05-06
    price $39,000 429-char remark

    Show marketing remark (429 chars)

    Two Bedroom, One Bath Mobile Home in Tilting Rock Mobile Home Park. Close to I395! Only Minutes from Casinos, Shopping and Restaurants! Updates include new toilet and bathroom sink, newer kitchen sink, newer plumbing, and new shower head and faucet in bathroom. New laminate flooring for kitchen and living room still in boxes convey with home! Shed with shelving and small loft conveys. Home in need of some repairs. Cash Only!!

11. 2026-04-11
    listed $40,000 Active 429-char remark

    Show marketing remark (429 chars)

    Two Bedroom, One Bath Mobile Home in Tilting Rock Mobile Home Park. Close to I395! Only Minutes from Casinos, Shopping and Restaurants! Updates include new toilet and bathroom sink, newer kitchen sink, newer plumbing, and new shower head and faucet in bathroom. New laminate flooring for kitchen and living room still in boxes convey with home! Shed with shelving and small loft conveys. Home in need of some repairs. Cash Only!!

12. 1992-07-31
    soldstatus $14,000

ⓘ 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: $214 · $18/mo
• Projected year-2 tax: $524 · $44/mo
• Expected delta: +$310/yr (+$26/mo · 145.0%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $18,520
• − Mortgage interest: −$2,185
• − Property taxes: −$214
• − Insurance: −$195
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − HOA: −$6,840
• − Depreciation: −$1,135
• Taxable income: $4,989
• Est. tax owed @ 24.0%: −$1,197
• After-tax cash flow: $3,730/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: Griswold School District
• NCES district ID: 0901740
• Math proficiency: 29% ▼ -22.00%
• Reading proficiency: 42% ▼ -13.00%
• Median HH income: $59,711
• Composite: 31.64/100
• National rank: #5932
• State rank: #111 of 153 in CT

Livability — Griswold

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

Census & demographics

• Population (ZIP): 15,697

Population outlook (Southeastern Connecticut County) Hauer SSP2

• By 2040: 293,442

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 4% Native American 1%
• Common ancestry: Lithuanian 15% Romanian 10% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 1%

Political lean MEDSL · Southeastern Connecticut

• 2024 margin: D (+13.0) · D 55.6% · R 42.6% · Other 1.8%
• All cycles: 2024: D+13.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.06%
• Current HPI: 227.571
• 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

+178.6% since first listed

3 events — show timeline

• 2026-05-06 Price Changed $39,000 Smart MLS
• 2026-04-11 Listed $40,000 Smart MLS
• 1992-07-31 Sold (Public Records) $14,000 Public Records

Property tax history

-1.7%/yr

Latest (2023): $214 · +0.0% YoY. Source: county tax records.