40 Evergreen Park · Clinton, CT 06413

$169,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 19 Days on market

Built 2000 $939/mo HOA · 41% of rent

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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).

• 1% rule +8.6/10.0
• Cash flow +7.7/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 40 Evergreen Park, a spacious manufactured home offering approximately 1,680 square feet of comfort single-level living space. Built in 2000, this well-sized home features 3 bedrooms and 2 bathrooms, proving plenty of space for everyday living, or home office. The open layout offers a bright and inviting atmosphere, while primary suite includes its own private bathroom. Located within the Evergreen Springs Community is open to all ages; residents enjoy a peaceful setting just minutes from Clinton's beaches, shopping mall. A wonderful opportunity for affordable home ownership along the shoreline. The GPS address 229 Killingworth Turnpike #40, Clinton.

Key facts

• Built 2000
• Listed 19 days

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee; HOA covers grounds maintenance, trash pickup, snow removal, water, property management, and taxes

Exterior

• Utilities: Private water system; Septic sewage; Above-ground fuel tank
• Home design: Single-family home
• Construction: Frame construction; Concrete slab foundation
• Exterior features: Lightly wooded, level lot; Vinyl siding; Asphalt shingle roof

Interior

• Kitchen: Gas cooktop
• Bedrooms: 3 bedrooms (laundry on main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot air heating fueled by propane; 100-gallon hot water tank
• Interior features: Central air conditioning; One fireplace; Basement: none; Total of 8 rooms
• Laundry & utility: Main-level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $169k.

Deal economics

• At list price, monthly cash flow is $-197 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (20.6% below list).
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $134k (20.6% below list) — sets the bar for cash-flow.
• Cap rate 4.9% 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+.
• Clinton School District (suburban): math 47% / reading 56% proficiency, ranked #76 of 153 in CT (top 50%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Lewin G. Joel Jr. School (math 52% / reading 52%, grade C-, #213 of 553 statewide, top 41%, 549 students, 40% FRL); Jared Eliot School (math 44% / reading 54%, grade C-, #81 of 175 statewide, top 47%, 418 students, 37% FRL); The Morgan School (math 47% / reading 67%, grade C, #52 of 194 statewide, top 31%, 524 students, 30% FRL) — zoned schools average 36% FRL vs 16% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 83 active listings in the ZIP; 278 units permitted in Lower Connecticut River Valley Planning Region in 2024 (89 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($166k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 41% of rent.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $134,122 (20.6% 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. 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 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?
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: 1.36% ✓
• Cap rate: 4.89%
• Cash-on-cash: -5.01%
• DSCR: 0.78
• GRM: 6.1

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: -24.3%
• Equity multiple: 0.17×
• Total profit: $-39,402
• Equity at exit: $25,198

10-year hold

• IRR: -18.5%
• Equity multiple: -0.02×
• Total profit: $-48,237
• Equity at exit: $14,612

Cash invested: $47,320 (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 06413

• Active inventory: 83
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,306 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$123 /mo · $1,480/yr
• Insurance: −$70
• HOA: −$939
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-197

Break-even live

Break-even rent $2,556

Max offer price $134,122

Occupancy floor —

Sensitivity live

Price	-10% $-102	-5% $-150	+0% $-197	+5% $-245	+10% $-293
Rent	-10% $-380	-5% $-289	+0% $-197	+5% $-106	+10% $-15
Rate	-1.0pp $-112	-0.5pp $-154	base $-197	+0.5pp $-241	+1.0pp $-286

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $939 · $11,268/yr

Listing history 14 events

1. 2026-06-21
   days on market $169,000 Active 19 DOM
2. 2026-06-21
   days on market $169,000 Active 18 DOM
3. 2026-06-18
   days on market $169,000 Active 16 DOM
4. 2026-06-17
   days on market $169,000 Active 15 DOM
5. 2026-06-16
   days on market $169,000 Active 14 DOM
6. 2026-06-15
   days on market $169,000 Active 13 DOM
7. 2026-06-13
   days on market $169,000 Active 11 DOM
8. 2026-06-12
   days on market $169,000 Active 10 DOM
9. 2026-06-09
   days on market $169,000 Active 7 DOM
10. 2026-06-08
    days on market $169,000 Active 6 DOM
11. 2026-06-07
    days on market $169,000 Active 5 DOM
12. 2026-06-05
    days on market $169,000 Active 3 DOM
13. 2026-06-03
    remarks 669-char remark
14. 2026-06-03
    listed $169,000 Active 1 DOM

ⓘ 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: $1,480 · $123/mo
• Projected year-2 tax: $2,548 · $212/mo
• Expected delta: +$1,068/yr (+$89/mo · 72.2%)

ⓘ 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 6/10 Major 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,669
• − Mortgage interest: −$9,467
• − Property taxes: −$1,480
• − Insurance: −$845
• − Repairs & maintenance: −$2,214
• − Management: −$2,214
• − HOA: −$11,268
• − Depreciation: −$4,916
• Taxable loss: −$4,734
• Est. tax savings @ 24.0%: +$1,136
• After-tax cash flow: $-1,233/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: Clinton School District
• NCES district ID: 0900810
• Math proficiency: 47% ▼ -5.00%
• Reading proficiency: 56% ▼ -7.00%
• Median HH income: $71,762
• Composite: 46.08/100
• National rank: #2514
• State rank: #76 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): 13,317

Population outlook (Lower Connecticut River Valley County) Hauer SSP2

• By 2040: 188,651

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 6% Two or more races 4% Asian 2% Pacific Islander 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 6% Slovak 3% Lithuanian 3%
• Foreign-born: 7% · Canada, China, Jamaica
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 2% Chinese 1%

Political lean MEDSL · Lower Connecticut River Valley

• 2024 margin: D (+13.4) · D 55.9% · R 42.4% · Other 1.7%
• All cycles: 2024: D+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -164.95%
• Current HPI: 192.3695
• 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

1 event — show timeline

• 2026-06-02 Listed $169,000 Smart MLS

Property tax history

-0.7%/yr

Latest (2023): $1,480 · +0.0% YoY. Source: county tax records.