9 Main St #9 · East Hartford, CT 06074

$25,000

2 bd · 1.0 ba · 460 sqft · SingleFamily · 5 Days on market

Built 1961 Est $43k · 42% under $475/mo HOA · 24% 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 +15.0/30.0
• ARV discount +15.0/15.0
• Schools +5.9/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.7/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Mobile home sold "As Is" condition. Buyer to do their "Due Diligence" before purchasing. Utilities are off. Propane tank has been removed. Cash only - Most contents may remain. Highest & Best Offer" by Tuesday, June 29, 12:00 noon. Guidelines for purchasing - see attached along with Rules & Regulations. Subject to Mobile Home Park Approval & Probate Approval. 1 Parking Space Assigned. There is an additional cost for a 2nd space. Please Note Unit Has a No. 8 on the Mobile Home even though the address is 9 Main St Trlr 9

Key facts

• Parking
• Built 1961
• Listed 5 days

Property features AI

Finance

• Financial info: Property managed professionally off-site; Assessed value listed (not a financial advisory item)
• HOA & community: Homeowners association with monthly fee; Monthly HOA fee of $475; HOA covers trash pickup, snow removal, and property management

Exterior

• Parking: Paved off-street parking; 1 parking space
• Utilities: Public water connected; Public sewer connected; No hot water
• Home design: Single-family property
• Construction: Prefabricated construction; No basement / no foundation indicated
• Exterior features: Level lot; Metal siding; Shingle roof; White / light gray exterior color

Interior

• Kitchen: Gas range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot air heating; Wall unit cooling
• Interior features: Open floor plan; Wall air-conditioning unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $927 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $25k).
• Cap rate 50.8% vs local median 4.1% in East Hartford — 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 73/100 on livability (#76 in CT) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, commute A-; Watch: schools D+, amenities F, health & safety F.
• South Windsor School District (suburban): math 60% / reading 69% proficiency, ranked #27 of 153 in CT (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 9% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.8%/yr); 119 active listings in the ZIP; high-income renter base; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• This rent is only 17% of the median local income ($145k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $173 of loan paydown is wiped out by about $750 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.8% rent growth), your $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $25,000

Questions for the listing agent

1. Built in 1961 — 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 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. 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: 7.98% ✓
• Cap rate: 50.81%
• Cash-on-cash: 158.97%
• DSCR: 8.07
• GRM: 1.0

CMA / ARV

• ARV (on-the-fly): $43,240
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 Main St Trlr F2	0.09mi	1/1.0 (-1)	480 (+4%)	15mo	$8,000	$17	71
9 Main St Trlr 33	0.06mi	2/1.0	520 (+13%)	15mo	$49,000	$94	62

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 · 2.75% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.83×
• Total profit: $54,834
• Equity at exit: $3,728

10-year hold

• IRR: —
• Equity multiple: 18.58×
• Total profit: $123,067
• Equity at exit: $2,162

Cash invested: $7,000 (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 06074

• Rents YoY: 2.8%
• Active inventory: 119
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $1,994 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $375/yr
• Insurance: −$10
• HOA: −$475
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $927

Break-even live

Break-even rent $820

Max offer price $25,000

Occupancy floor 48%

Sensitivity live

Price	-10% $945	-5% $936	+0% $927	+5% $919	+10% $910
Rent	-10% $770	-5% $849	+0% $927	+5% $1,006	+10% $1,085
Rate	-1.0pp $940	-0.5pp $934	base $927	+0.5pp $921	+1.0pp $914

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

HOA detail

• Monthly dues: $475 · $5,700/yr

Listing history 4 events

1. 2026-06-21
   days on market $25,000 Active 5 DOM
2. 2026-06-18
   days on market $25,000 Active 2 DOM
3. 2026-06-16
   remarks 530-char remark
4. 2026-06-16
   listed $25,000 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $23,926
• − Mortgage interest: −$1,400
• − Property taxes: −$375
• − Insurance: −$125
• − Repairs & maintenance: −$1,914
• − Management: −$1,914
• − HOA: −$5,700
• − Depreciation: −$727
• Taxable income: $11,770
• Est. tax owed @ 24.0%: −$2,825
• After-tax cash flow: $8,303/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: South Windsor School District
• NCES district ID: 0904170
• Math proficiency: 60% ▼ -9.00%
• Reading proficiency: 69% ▼ -6.00%
• Median HH income: $93,730
• Composite: 58.96/100
• National rank: #965
• State rank: #27 of 153 in CT

Livability — East Hartford

• Score: 73/100
• State rank: #76
• US rank: #5527

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hartford County · 754,208 people
• City population: 50,918
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 26,907
• Household income: $144,961
• Rent vs Own: 15.1% rent · 84.9% own
• Severe rent burden: 288.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Asian 21% Two or more races 6% Hispanic / Latino 6% Black 4%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 7% Lithuanian 4% Russian 2%
• Foreign-born: 21% · Canada, China
• Languages at home: 74% English-only · Other Indo-European 13% Other Asian/Pacific 6% Spanish 3%

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: ▼ -180.94%
• Current HPI: 193.4197
• Rent YoY: ▲ 2.75%
• 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

+25.6% since first listed

5 events — show timeline

• 2026-06-16 Listed $25,000 Smart MLS
• 2023-05-19 Listing Removed — Smart MLS
• 2023-04-17 Listed $19,900 Smart MLS
• 2023-03-29 Listing Removed — Smart MLS
• 2023-03-23 Listed $19,900 Smart MLS