26 North St · Clinton, CT 06443

$225,000

2 bd · 1.0 ba · 647 sqft · SingleFamily · 81 Days on market

Built 1960 Good condition 2,178 sqft lot $348/sqft · 11% above area Est $203k · 11% over

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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 +21.2/30.0
• DSCR +6.8/10.0
• Schools +6.6/10.0
• 1% rule +5.6/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• ARV discount +2.5/15.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience the best of shoreline living in Madison, just about a mile from the sandy beaches of Hammonasset. This charming seasonal cottage offers a bright, airy feel with vaulted wood-beamed ceilings and natural light throughout-perfect for easy summer living by the water. With 647 square feet, the home includes two bedrooms (one ideal as a den or flex space), a sun-filled kitchen with stone countertops and a vintage double sink, plus a full bath with walk-in shower and in-unit laundry. Set on a corner lot, enjoy a private patio, spacious shed, ample parking, and an enclosed outdoor shower-ideal after a day at the beach. Close to local shops, restaurants, wineries, and train access for easy trips to NYC. Seasonal community (April-October). Land lease $5,200/year, taxes approx. $2,500. Cash or HELOC only. No rentals.

Key facts

• Vintage double sink
• Stone countertops
• In-unit laundry

Tags

• VAULTED WOOD-BEAMED CEILINGS
• SUN-FILLED KITCHEN
• STONE COUNTERTOPS
• VINTAGE DOUBLE SINK
• WALK-IN SHOWER
• IN-UNIT LAUNDRY

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $225k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $326 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $212k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 2.5% in Clinton — 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 78/100 on livability (#34 in CT, #2,393 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime A-, employment B+; Watch: amenities C-, cost of living C-, commute D+.
• Madison School District (suburban): math 69% / reading 75% proficiency, ranked #10 of 153 in CT (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical; only 3% free/reduced lunch — higher-income household profile.
• Market conditions: 107 active listings in the ZIP; 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $24k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $211,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Schools are B-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?
6. 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.
7. 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.
8. 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: 1.06% ✓
• Cap rate: 8.03%
• Cash-on-cash: 6.20%
• DSCR: 1.28
• GRM: 7.9

CMA / ARV

• ARV (median comp): $202,545
• List price: $225,000
• Delta: 11.09%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 First St	0.05mi	2/1.0	612 (-5%)	1mo	$255,000	$417	88
33 North St	0.13mi	2/1.0	630 (-3%)	8mo	$144,000	$229	83
12 North St	0.03mi	2/1.0	680 (+5%)	12mo	$120,000	$176	80
23 North St	0.02mi	2/1.0	630 (-3%)	21mo	$132,000	$210	77
1 4th St	0.12mi	1/1.0 (-1)	664 (+3%)	11mo	$220,000	$331	76
45 East St	0.13mi	2/1.0	604 (-7%)	11mo	$210,000	$348	74
63 South St	0.03mi	2/1.0	571 (-12%)	15mo	$150,000	$263	67
18 First St	0.06mi	2/1.0	576 (-11%)	19mo	$225,000	$391	63

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -6.7%
• Equity multiple: 0.75×
• Total profit: $-15,685
• Equity at exit: $33,548

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $13,193
• Equity at exit: $19,454

Cash invested: $63,000 (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 06443

• Active inventory: 107
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,380 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $326

Break-even live

Break-even rent $1,968

Max offer price $225,000

Occupancy floor 81%

Sensitivity live

Price	-10% $481	-5% $403	+0% $326	+5% $248	+10% $170
Rent	-10% $138	-5% $232	+0% $326	+5% $420	+10% $514
Rate	-1.0pp $439	-0.5pp $383	base $326	+0.5pp $267	+1.0pp $208

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $225,000 Active 81 DOM
2. 2026-06-18
   days on market $225,000 Active 79 DOM
3. 2026-06-17
   days on market $225,000 Active 78 DOM
4. 2026-06-16
   days on market $225,000 Active 77 DOM
5. 2026-06-15
   days on market $225,000 Active 76 DOM
6. 2026-06-13
   days on market $225,000 Active 74 DOM
7. 2026-06-12
   days on market $225,000 Active 73 DOM
8. 2026-06-09
   days on market $225,000 Active 70 DOM
9. 2026-06-08
   days on market $225,000 Active 69 DOM
10. 2026-06-07
    days on market $225,000 Active 68 DOM
11. 2026-06-04
    days on market $225,000 Active 64 DOM
12. 2026-06-02
    days on market $225,000 Active 63 DOM
13. 2026-06-01
    days on market $225,000 Active 62 DOM
14. 2026-05-31
    days on market $225,000 Active 61 DOM
15. 2026-05-31
    days on market $225,000 Active 60 DOM
16. 2026-05-05
    price $225,000 831-char remark

    Show marketing remark (831 chars)

    Experience the best of shoreline living in Madison, just about a mile from the sandy beaches of Hammonasset. This charming seasonal cottage offers a bright, airy feel with vaulted wood-beamed ceilings and natural light throughout-perfect for easy summer living by the water. With 647 square feet, the home includes two bedrooms (one ideal as a den or flex space), a sun-filled kitchen with stone countertops and a vintage double sink, plus a full bath with walk-in shower and in-unit laundry. Set on a corner lot, enjoy a private patio, spacious shed, ample parking, and an enclosed outdoor shower-ideal after a day at the beach. Close to local shops, restaurants, wineries, and train access for easy trips to NYC. Seasonal community (April-October). Land lease $5,200/year, taxes approx. $2,500. Cash or HELOC only. No rentals.

17. 2026-04-18
    price $235,000 831-char remark

    Show marketing remark (831 chars)

    Experience the best of shoreline living in Madison, just about a mile from the sandy beaches of Hammonasset. This charming seasonal cottage offers a bright, airy feel with vaulted wood-beamed ceilings and natural light throughout-perfect for easy summer living by the water. With 647 square feet, the home includes two bedrooms (one ideal as a den or flex space), a sun-filled kitchen with stone countertops and a vintage double sink, plus a full bath with walk-in shower and in-unit laundry. Set on a corner lot, enjoy a private patio, spacious shed, ample parking, and an enclosed outdoor shower-ideal after a day at the beach. Close to local shops, restaurants, wineries, and train access for easy trips to NYC. Seasonal community (April-October). Land lease $5,200/year, taxes approx. $2,500. Cash or HELOC only. No rentals.

18. 2026-03-31
    listed $249,000 Active 831-char remark

    Show marketing remark (831 chars)

    Experience the best of shoreline living in Madison, just about a mile from the sandy beaches of Hammonasset. This charming seasonal cottage offers a bright, airy feel with vaulted wood-beamed ceilings and natural light throughout-perfect for easy summer living by the water. With 647 square feet, the home includes two bedrooms (one ideal as a den or flex space), a sun-filled kitchen with stone countertops and a vintage double sink, plus a full bath with walk-in shower and in-unit laundry. Set on a corner lot, enjoy a private patio, spacious shed, ample parking, and an enclosed outdoor shower-ideal after a day at the beach. Close to local shops, restaurants, wineries, and train access for easy trips to NYC. Seasonal community (April-October). Land lease $5,200/year, taxes approx. $2,500. Cash or HELOC only. No rentals.

19. 2025-08-15
    soldstatus $212,000 Closed 1477-char remark

    Show marketing remark (1477 chars)

    Madison Connecticut - By the sea, literally! Beautifully framed cottage is evident here! Character in exposed wood and wooden beamed vaulted ceilings. Tons of sunlight stream into this beautiful home! Sunny living room, bedroom/den, and patio. This CORNER lot provides easy parking, a darling patio, exceptional large wooden shed, professionally landscaped lawn! Location offers an easy one mile walk to the waters of Long Island Sound at Hammonasset Beach State Park. Spend your summer seasons here annually in coveted Madison CT. This is a generous sized 647 sf 2-bedroom cottage. One bedroom is located in the front of the dwelling and is 11x7 which some may prefer to use as a den. The kitchen features an oversized window, a vintage double sink, stunning stone counter tops and vaulted wood ceilings. Laundry is here and is exceptional as is the full bathroom with walk in shower, and an outside enclosed hot and cold-water shower. In addition to the nearby beach enjoy hiking, bike riding, local wineries, incredible restaurants, shopping in the many local villages and also at the nearby upscale outdoor shopping center. Transportation via train into NYC and other destinations is just one mile away. Dud's Village is a seasonal community open April 1 - October 31 (7 months). You own the dwelling; you lease the land. Land lease is $5200.00 annually, taxes approx $2500.00 Cash or HELOC. Closings are simple and can be conducted in a matter of days. No renting allowed!

20. 2025-08-06
    historical Under Contract - Continue to Show 1477-char remark

    Show marketing remark (1477 chars)

    Madison Connecticut - By the sea, literally! Beautifully framed cottage is evident here! Character in exposed wood and wooden beamed vaulted ceilings. Tons of sunlight stream into this beautiful home! Sunny living room, bedroom/den, and patio. This CORNER lot provides easy parking, a darling patio, exceptional large wooden shed, professionally landscaped lawn! Location offers an easy one mile walk to the waters of Long Island Sound at Hammonasset Beach State Park. Spend your summer seasons here annually in coveted Madison CT. This is a generous sized 647 sf 2-bedroom cottage. One bedroom is located in the front of the dwelling and is 11x7 which some may prefer to use as a den. The kitchen features an oversized window, a vintage double sink, stunning stone counter tops and vaulted wood ceilings. Laundry is here and is exceptional as is the full bathroom with walk in shower, and an outside enclosed hot and cold-water shower. In addition to the nearby beach enjoy hiking, bike riding, local wineries, incredible restaurants, shopping in the many local villages and also at the nearby upscale outdoor shopping center. Transportation via train into NYC and other destinations is just one mile away. Dud's Village is a seasonal community open April 1 - October 31 (7 months). You own the dwelling; you lease the land. Land lease is $5200.00 annually, taxes approx $2500.00 Cash or HELOC. Closings are simple and can be conducted in a matter of days. No renting allowed!

21. 2025-07-27
    listed $212,000 Active 1477-char remark

    Show marketing remark (1477 chars)

    Madison Connecticut - By the sea, literally! Beautifully framed cottage is evident here! Character in exposed wood and wooden beamed vaulted ceilings. Tons of sunlight stream into this beautiful home! Sunny living room, bedroom/den, and patio. This CORNER lot provides easy parking, a darling patio, exceptional large wooden shed, professionally landscaped lawn! Location offers an easy one mile walk to the waters of Long Island Sound at Hammonasset Beach State Park. Spend your summer seasons here annually in coveted Madison CT. This is a generous sized 647 sf 2-bedroom cottage. One bedroom is located in the front of the dwelling and is 11x7 which some may prefer to use as a den. The kitchen features an oversized window, a vintage double sink, stunning stone counter tops and vaulted wood ceilings. Laundry is here and is exceptional as is the full bathroom with walk in shower, and an outside enclosed hot and cold-water shower. In addition to the nearby beach enjoy hiking, bike riding, local wineries, incredible restaurants, shopping in the many local villages and also at the nearby upscale outdoor shopping center. Transportation via train into NYC and other destinations is just one mile away. Dud's Village is a seasonal community open April 1 - October 31 (7 months). You own the dwelling; you lease the land. Land lease is $5200.00 annually, taxes approx $2500.00 Cash or HELOC. Closings are simple and can be conducted in a matter of days. No renting allowed!

22. 2024-11-01
    historical
23. 2024-06-14
    listed $219,000 Active

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥92°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 5 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,565
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,285
• − Management: −$2,285
• − Depreciation: −$6,545
• Taxable income: $346
• Est. tax owed @ 24.0%: −$83
• After-tax cash flow: $3,824/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This charming cottage is in good condition with a good condition score of 75. It has a good roof, exterior, and interior walls/paint. The kitchen and bath are in good condition. The home is move-in ready with a few cosmetic updates that would increase its value.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Both Painting exterior — Fresh paint improves curb appeal and value
• Both Landscaping — Enhances curb appeal and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Both Painting exterior — Fresh paint improves curb appeal and value ↑
• Both Landscaping — Enhances curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Madison School District
• NCES district ID: 0902280
• Math proficiency: 69% ▲ 1.00%
• Reading proficiency: 75% ▲ 2.00%
• Median HH income: $103,788
• Composite: 66.15/100
• National rank: #435
• State rank: #10 of 153 in CT

Livability — Clinton

• Score: 78/100
• State rank: #34
• US rank: #2393

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,577

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Asian 4% Hispanic / Latino 3%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 92% English-only · Other Indo-European 2% Spanish 2% German/W. Germanic 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: ▼ -375.58%
• Current HPI: 242.8467
• 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

+2.7% since first listed

8 events — show timeline

• 2026-05-05 Price Changed $225,000 Smart MLS
• 2026-04-18 Price Changed $235,000 Smart MLS
• 2026-03-31 Listed $249,000 Smart MLS
• 2025-08-15 Sold (MLS) $212,000 Smart MLS
• 2025-08-06 Contingent — Smart MLS
• 2025-07-27 Listed $212,000 Smart MLS
• 2024-11-01 Listing Removed — Smart MLS
• 2024-06-14 Listed $219,000 Smart MLS