15 Stonewood Ter · Vernon, CT 06066

$95,000

2 bd · 1.0 ba · 910 sqft · Manufactured public records · 146 Days on market

Built 1983 $512/mo HOA · 28% 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 +28.5/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained mobile home in an over 55 park! A large kitchen with loads of cabinets and counters open into a big living room. There are two bedrooms with ample closet space, one at each end of the home for privacy. The bathroom has a tub and shower and a linen closet. A large deck and shed are two extra perks. Although this is an older home, it is exceptionally well maintained. A few cosmetics will make it shine! The land lease fee is $435/month and includes water, trash, and private road maintenance. Owner maintains lawn and does snow removal. Any buyer must be 55 or older and has to be approved by High Manor Park LLC. This is an estate and is exempt from disclosures.

Key facts

• Quiet neighborhood
• Central air
• Public utilities

Tags

• PROFESSIONALLY LANDSCAPED LOT
• QUIET NEIGHBORHOOD
• PUBLIC UTILITIES
• CENTRAL AIR
• OIL HOT WATER HEATING
• WASHER AND DRYER INCLUDED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $95k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $84k (12.0% 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.
• Vernon School District (suburban): math 34% / reading 48% proficiency, ranked #97 of 153 in CT (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rockville High School (math 22% / reading 52%, grade F, #112 of 194 statewide, top 60%, 932 students, 48% FRL).
• Market conditions: Rents rising fast (+4.7%/yr); 81 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $27k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($84k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $25k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $95k implies a 107% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $83,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.90% ✓
• Cap rate: 10.21%
• Cash-on-cash: 14.00%
• DSCR: 1.62
• GRM: 4.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.73% rent growth · sell at horizon

5-year hold

• IRR: 7.3%
• Equity multiple: 1.30×
• Total profit: $7,885
• Equity at exit: $14,165

10-year hold

• IRR: 18.9%
• Equity multiple: 2.77×
• Total profit: $47,184
• Equity at exit: $8,214

Cash invested: $26,600 (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 06066

• Rents YoY: 4.7%
• Active inventory: 81
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $1,807 high
• Mortgage (P&I): −$498
• Tax from tax record: −$68 /mo · $810/yr
• Insurance: −$40
• HOA: −$512
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $310

Break-even live

Break-even rent $1,414

Max offer price $95,000

Occupancy floor 78%

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1134 Hartford Tpke Vernon, CT	2.0	1.0	910	$1,750	$1.92	1d	1	0.45mi
23 Bancroft Rd Vernon, CT	3.0	1.0	1020	$3,000	$2.94	43d	1	0.82mi
85 Vernon Ave Unit 1 Vernon, CT	1.0	1.0	600	$1,250	$2.08	3d	1	0.88mi
37 S Grove St Unit 37 Vernon, CT	2.0	1.0	931	$1,850	$1.99	1d	1	1.02mi
31 Vernon Ave Vernon, CT	1.0	1.0	720	$1,295	$1.80	1d	1	1.09mi
105 Brooklyn St Fl 2 Vernon, CT	2.0	1.0	980	$1,780	$1.82	3d	1	1.18mi
10 Cemetary Ave Vernon, CT	2.0	1.0	1008	$2,100	$2.08	43d	1	1.18mi
9 Morrison St Unit 2 Vernon, CT	1.0	1.0	525	$1,200	$2.29	19d	1	1.26mi
98 W Main St Unit 2B Vernon, CT	1.0	1.0	715	$1,200	$1.68	2d	1	1.26mi

HOA detail

• Monthly dues: $512 · $6,144/yr
• Likely covers: watertrashsnow removal

Listing history 12 events

1. 2026-02-19
   status Under Contract
2. 2026-01-20
   historical Under Contract - Continue to Show
3. 2025-12-24
   price $95,000
4. 2025-12-19
   status Active
5. 2025-12-10
   historical Under Contract - Continue to Show
6. 2025-11-24
   status Active
7. 2025-11-21
   historical Under Contract - Continue to Show
8. 2025-10-30
   price $99,000
9. 2025-10-16
   price $118,000
10. 2025-09-26
    listed $120,000 Active
11. 2021-12-21
    soldstatus $46,000 Closed 680-char remark

    Show marketing remark (680 chars)

    Well maintained mobile home in an over 55 park! A large kitchen with loads of cabinets and counters open into a big living room. There are two bedrooms with ample closet space, one at each end of the home for privacy. The bathroom has a tub and shower and a linen closet. A large deck and shed are two extra perks. Although this is an older home, it is exceptionally well maintained. A few cosmetics will make it shine! The land lease fee is $435/month and includes water, trash, and private road maintenance. Owner maintains lawn and does snow removal. Any buyer must be 55 or older and has to be approved by High Manor Park LLC. This is an estate and is exempt from disclosures.

12. 2021-11-24
    listed $49,900 Active 680-char remark

    Show marketing remark (680 chars)

    Well maintained mobile home in an over 55 park! A large kitchen with loads of cabinets and counters open into a big living room. There are two bedrooms with ample closet space, one at each end of the home for privacy. The bathroom has a tub and shower and a linen closet. A large deck and shed are two extra perks. Although this is an older home, it is exceptionally well maintained. A few cosmetics will make it shine! The land lease fee is $435/month and includes water, trash, and private road maintenance. Owner maintains lawn and does snow removal. Any buyer must be 55 or older and has to be approved by High Manor Park LLC. This is an estate and is exempt from disclosures.

ⓘ 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: $810 · $68/mo
• Projected year-2 tax: $1,422 · $118/mo
• Expected delta: +$612/yr (+$51/mo · 75.5%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $21,686
• − Mortgage interest: −$5,321
• − Property taxes: −$810
• − Insurance: −$475
• − Repairs & maintenance: −$1,735
• − Management: −$1,735
• − HOA: −$6,144
• − Depreciation: −$2,764
• Taxable income: $2,702
• Est. tax owed @ 24.0%: −$648
• After-tax cash flow: $3,076/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: Vernon School District
• NCES district ID: 0904680
• Math proficiency: 34% ▼ -11.00%
• Reading proficiency: 48% ▼ -6.00%
• Median HH income: $60,342
• Composite: 36.26/100
• National rank: #4704
• State rank: #97 of 153 in CT

Livability — Vernon

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

Census & demographics

• County: Tolland County · 46,815 people
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 30,577
• Household income: $85,356
• Rent vs Own: 46.8% rent · 53.2% own
• Severe rent burden: 1140.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 12% Two or more races 7% Asian 6% Black 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 9%
• Common ancestry: Lithuanian 8% Romanian 7% Slovak 2%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 84% English-only · Spanish 6% Other Indo-European 5% Russian/Polish/Slavic 1%

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: ▼ -136.25%
• Current HPI: 249.7888
• Rent YoY: ▲ 4.73%
• 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

+90.4% since first listed

12 events — show timeline

• 2026-02-19 Pending — Smart MLS
• 2026-01-20 Contingent — Smart MLS
• 2025-12-24 Price Changed $95,000 Smart MLS
• 2025-12-19 Relisted — Smart MLS
• 2025-12-10 Contingent — Smart MLS
• 2025-11-24 Relisted — Smart MLS
• 2025-11-21 Contingent — Smart MLS
• 2025-10-30 Price Changed $99,000 Smart MLS
• 2025-10-16 Price Changed $118,000 Smart MLS
• 2025-09-26 Listed $120,000 Smart MLS
• 2021-12-21 Sold (MLS) $46,000 Smart MLS
• 2021-11-24 Listed $49,900 Smart MLS

Property tax history

-1.3%/yr

Latest (2023): $810 · -7.8% YoY. Source: county tax records.