27 Highland Dr · Mashantucket, CT 06339

$238,900

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 7 Days on market

Built 1964 0.33 ac lot Est $362k · 34% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +12.8/30.0
• 1% rule +4.0/10.0
• Schools +3.9/10.0
• DSCR +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great value in this efficient ranch home - fully applianced kitchen - large level yard - new shed - neat and clean! A pleasure to show - room off kitchen suitable for dining room or family room.

Key facts

• City water
• New oil tank
• One floor living

Tags

• ONE FLOOR LIVING
• CHARGER FOR ELECTRICAL VEHICLE
• NEW OIL TANK
• SOLAR PANELS
• CITY WATER
• CITY SEWER

Property features AI

Exterior

• Utilities: Public water connected; Public sewer connected; Active solar
• Home design: Single-family home
• Construction: Built with frame construction; Vinyl siding; Asphalt shingle roof; Slab foundation
• Exterior features: Shed; Lightly wooded, level lot

Interior

• Kitchen: Oven/Range; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating (oil-fired) with above-ground fuel tank
• Interior features: Ceiling fans; Attic with pull-down stairs; No basement
• Laundry & utility: Laundry on main level; Washer; Dryer; Tankless hot water

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $-22 ($-259/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (10.0% below list).
• Recommended offer: $215k (10.0% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.6% in Mashantucket — 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 71/100 on livability (#89 in CT) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Ledyard School District (rural): math 34% / reading 49% proficiency, ranked #92 of 153 in CT (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 36 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 27y 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.
• Current owner paid $102k; list at $239k implies a 133% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,000 (10.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.90% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.39%
• DSCR: 0.98
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $362,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
62 Highland Dr	0.25mi	3/1.0	1,200 (0%)	2mo	$373,000	$311	87
50 Highland Dr	0.17mi	3/1.0	1,200 (0%)	10mo	$325,000	$271	84
12 Cartridge Trl	0.05mi	3/1.5	1,028 (-14%)	6mo	$319,000	$310	67
61 Town Farm Rd	0.35mi	3/1.5	1,301 (+8%)	6mo	$335,000	$257	62
5 Sachem Ln	0.49mi	3/1.5	1,104 (-8%)	6mo	$333,000	$302	57
4 Chestnut Ln	0.28mi	4/2.0 (+1)	1,268 (+6%)	16mo	$350,000	$276	55
14 Pennywise Ln	0.42mi	3/1.5	1,040 (-13%)	2mo	$365,000	$351	54
25 Meetinghouse Ln	0.30mi	3/1.5	1,328 (+11%)	15mo	$345,000	$260	54
24 Blacksmith Dr	0.13mi	3/2.0	1,028 (-14%)	22mo	$365,000	$355	48
4 Model Park Rd	0.36mi	3/1.5	1,028 (-14%)	18mo	$349,900	$340	43
20 Cliff Rd	0.42mi	2/2.0 (-1)	1,372 (+14%)	12mo	$230,000	$168	38
12 Boulder Way	0.42mi	2/2.0 (-1)	1,370 (+14%)	16mo	$225,000	$164	35

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: -16.9%
• Equity multiple: 0.40×
• Total profit: $-40,013
• Equity at exit: $35,621

10-year hold

• IRR: -8.7%
• Equity multiple: 0.46×
• Total profit: $-36,311
• Equity at exit: $20,656

Cash invested: $66,892 (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 06339

• Home prices YoY: -19.4%
• Active inventory: 36
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,150 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$368 /mo · $4,413/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-22

Break-even live

Break-even rent $2,177

Max offer price $235,083

Occupancy floor 96%

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: $59,725
• Closing costs: $7,167
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
50 Town Farm Rd Unit A Ledyard, CT	2.0	1.5	1100	$2,150	$1.95	11d	1	0.25mi

Listing history 8 events

1. 2026-04-10
   status Under Contract
2. 2026-04-03
   listed $238,900 Active
3. 2000-11-01
   soldstatus $102,500
4. 2000-10-31
   soldstatus $102,500 194-char remark

   Show marketing remark (194 chars)

   Great value in this efficient ranch home - fully applianced kitchen - large level yard - new shed - neat and clean! A pleasure to show - room off kitchen suitable for dining room or family room.

5. 2000-06-07
   listed $105,000 194-char remark

   Show marketing remark (194 chars)

   Great value in this efficient ranch home - fully applianced kitchen - large level yard - new shed - neat and clean! A pleasure to show - room off kitchen suitable for dining room or family room.

6. 1999-03-01
   soldstatus $90,000 74-char remark

   Show marketing remark (74 chars)

   Air conditioner stay-drapes-tub enclosure will be replaced before closing.

7. 1999-03-01
   soldstatus $90,000

   Show marketing remark (74 chars)

   Air conditioner stay-drapes-tub enclosure will be replaced before closing.

8. 1999-01-16
   listed $93,500 74-char remark

   Show marketing remark (74 chars)

   Air conditioner stay-drapes-tub enclosure will be replaced before closing.

ⓘ 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: $4,413 · $368/mo
• Projected year-2 tax: $4,763 · $397/mo
• Expected delta: +$350/yr (+$29/mo · 7.9%)

ⓘ 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 5/10 Major 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $25,800
• − Mortgage interest: −$13,382
• − Property taxes: −$4,413
• − Insurance: −$1,194
• − Repairs & maintenance: −$2,064
• − Management: −$2,064
• − Depreciation: −$6,950
• Taxable loss: −$4,267
• Est. tax savings @ 24.0%: +$1,024
• After-tax cash flow: $765/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: Ledyard School District
• NCES district ID: 0902160
• Math proficiency: 34% ▼ -12.00%
• Reading proficiency: 49% ▼ -6.00%
• Median HH income: $84,854
• Composite: 39.02/100
• National rank: #4064
• State rank: #92 of 153 in CT

Livability — Mashantucket

• Score: 71/100
• State rank: #89
• US rank: #6996

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 62
• Population (ZIP): 9,263

Population outlook (Southeastern Connecticut County) Hauer SSP2

• By 2040: 293,442

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 9% Two or more races 6% Asian 3% Black 2% Native American 1%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5%
• Common ancestry: Romanian 4% Italian 2% Lithuanian 2%
• Foreign-born: 5% · Canada, China, Jamaica
• Languages at home: 91% English-only · Spanish 5% Chinese 2% Russian/Polish/Slavic 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: ▼ -61.39%
• Current HPI: 255.764
• 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

+155.5% since first listed

8 events — show timeline

• 2026-04-10 Pending — Smart MLS
• 2026-04-03 Listed $238,900 Smart MLS
• 2000-11-01 Sold (Public Records) $102,500 Public Records
• 2000-10-31 Sold (MLS) $102,500 Smart MLS
• 2000-06-07 Listed $105,000 Smart MLS
• 1999-03-01 Sold (Public Records) $90,000 Public Records
• 1999-03-01 Sold (MLS) $90,000 Smart MLS
• 1999-01-16 Listed $93,500 Smart MLS

Property tax history

+3.4%/yr

Latest (2023): $4,413 · +2.2% YoY. Source: county tax records.