20 Hillpond Dr · Storrs, CT 06268

$115,000

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 24 Days on market

Built 1978 4,356 sqft lot $551/mo HOA · 29% 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 +23.6/30.0
• 1% rule +10.0/10.0
• DSCR +7.6/10.0
• 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

Welcome to one of the area's most desirable active 55+ communities, where comfort, convenience, and carefree living come together beautifully. Whether you're looking to downsize or searching for the perfect seasonal retreat, this charming and beautifully maintained home is truly move-in ready. Offering 924 square feet of comfortable living space, this home features two nicely sized bedrooms, including a spacious primary bedroom with built-in storage and an additional guest bedroom perfect for visitors or a home office. Fresh updates throughout include brand-new flooring, fresh interior paint, and updated windows that fill the home with abundant natural light and create a bright, welcoming a

Key facts

• Updated windows
• Spacious kitchen
• Fresh updates

Tags

• MOVE IN READY
• FRESH UPDATES
• UPDATED WINDOWS
• SPACIOUS KITCHEN
• UPDATED BATHROOM
• WALK IN SHOWER

Property features AI

Finance

• Financial info: Property managed professionally on site
• HOA & community: Homeowners association with monthly fee; HOA provides clubhouse, pool, trash pickup, snow removal, sewer, property management, pool service, and road maintenance

Exterior

• Utilities: Public water connected; Public sewer connected; Storm doors; Thermopane windows
• Home design: Single-family home; Green exterior color; Prefab construction
• Construction: Asphalt shingle roof; Aluminum siding; Block foundation
• Exterior features: Breezeway; Shed; Garden area; Exterior lighting; Patio; Level lot; In-ground swimming pool with pool house and safety fence

Interior

• Kitchen: Oven/Range; Microwave; Range hood; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Hot air heating fueled by propane; Propane hot water (above-ground tank)
• Interior features: Cable available; Bath grab bars; No basement
• Laundry & utility: Washer and dryer in kitchen on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.

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.
• Zoned schools: Mansfield Elementary At Vinton (math 62% / reading 57%, grade B-, #159 of 553 statewide, top 31%, 271 students, 24% FRL).
• Market conditions: 37 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 29% of rent.
• 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 $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1978 — 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. 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?
5. 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.
6. 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.
7. 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: 1.66% ✓
• Cap rate: 8.56%
• Cash-on-cash: 8.08%
• DSCR: 1.36
• GRM: 5.0

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: -3.7%
• Equity multiple: 0.86×
• Total profit: $-4,491
• Equity at exit: $17,147

10-year hold

• IRR: 6.3%
• Equity multiple: 1.47×
• Total profit: $15,223
• Equity at exit: $9,943

Cash invested: $32,200 (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: 5.0×

Monthly cashflow live

• Estimated rent: $1,905 high
• Mortgage (P&I): −$603
• Tax from tax record: −$86 /mo · $1,037/yr
• Insurance: −$48
• HOA: −$551
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $217

Break-even live

Break-even rent $1,631

Max offer price $115,000

Occupancy floor 84%

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: $28,750
• Closing costs: $3,450
• 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	0.76mi
74 Baxter Rd Storrs Mansfield, CT	2.0	1.0	900	$1,750	$1.94	1d	1	0.80mi
74 Baxter Rd Storrs Mansfield, CT	2.0	1.0	800	$1,750	$2.19	11d	1	0.80mi
162 Cedar Swamp Rd Unit B Storrs, CT	2.0	1.0	1050	$1,950	$1.86	1d	1	0.84mi
20 Dartmouth Rd Storrs, CT	1.0	1.0	576	$1,550	$2.69	1d	1	0.85mi
64 Cheney Dr Storrs, CT	1.0	1.0	525	$1,750	$3.33	11d	1	1.42mi

HOA detail

• Monthly dues: $551 · $6,612/yr

Listing history 7 events

1. 2026-06-03
   status $115,000 Under Contract 24 DOM
2. 2026-06-02
   days on market $115,000 Under Contract - Continue to Show 24 DOM
3. 2026-06-01
   days on market $115,000 Under Contract - Continue to Show 23 DOM
4. 2026-05-31
   days on market $115,000 Under Contract - Continue to Show 22 DOM
5. 2026-05-31
   days on market $115,000 Under Contract - Continue to Show 21 DOM
6. 2026-05-16
   historical Under Contract - Continue to Show
7. 2026-05-09
   listed $115,000 Active

ⓘ 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: $1,037 · $86/mo
• Projected year-2 tax: $1,749 · $146/mo
• Expected delta: +$712/yr (+$59/mo · 68.7%)

ⓘ 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: $22,865
• − Mortgage interest: −$6,442
• − Property taxes: −$1,037
• − Insurance: −$575
• − Repairs & maintenance: −$1,829
• − Management: −$1,829
• − HOA: −$6,612
• − Depreciation: −$3,345
• Taxable income: $1,195
• Est. tax owed @ 24.0%: −$287
• After-tax cash flow: $2,315/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

2 events — show timeline

• 2026-05-16 Contingent — Smart MLS
• 2026-05-09 Listed $115,000 Smart MLS

Property tax history

+4.3%/yr

Latest (2023): $1,037 · +3.7% YoY. Source: county tax records.