32 Greenlawn Dr · Danbury, CT 06810

$85,000

2 bd · 1.0 ba · 576 sqft · SingleFamily · 61 Days on market

Built 1968 Good condition $148/sqft · at area comps Est $83k · at est. $694/mo HOA · 34% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +6.6/15.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +3.3/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy easy living and one-level living in this affordably priced mobile home, located in a desirable 55+community. It offers an open floor plan and a wonderfully bright eat-in-kitchen. Relax outdoors on the covered patio or deck, no matter rain or shine. The community features a pool and clubhouse. It's located on the shores of Danbury's Lake Kenosia and is minutes from dining, shopping and recreation. The home is on leased land and the monthly lease fee covers association fees, water, sewer and trash collection. There are 2 parking spaces and there is a 2 car max allowed on premises. Terrific alternative to renting and in a nicely maintained and professionally managed community. Pet friendly community with some restrictions.

Key facts

• Open floor plan
• Eat in kitchen
• Covered patio

Tags

• ONE LEVEL LIVING
• OPEN FLOOR PLAN
• EAT IN KITCHEN
• COVERED PATIO

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 11.2% vs local median 3.6% in Danbury — 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 76/100 on livability (#51 in CT, #3,379 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: schools D+, amenities F, cost of living F.
• Danbury School District (urban): math 19% / reading 32% proficiency, ranked #131 of 153 in CT (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.1%/yr); 197 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,151 units permitted in Western Connecticut Planning Region in 2024 (714 in 5+ unit buildings).
• This rent runs 32% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $588 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $24k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $15k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $46k; list at $85k implies a 85% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.
• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 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 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.42% ✓
• Cap rate: 11.17%
• Cash-on-cash: 17.41%
• DSCR: 1.77
• GRM: 3.4

CMA / ARV

• ARV (median comp): $83,384
• List price: $85,000
• Delta: 1.94%
• Verdict: FAIR
• Comps: 2 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.08% rent growth · sell at horizon

5-year hold

• IRR: 9.4%
• Equity multiple: 1.37×
• Total profit: $8,843
• Equity at exit: $12,674

10-year hold

• IRR: 19.0%
• Equity multiple: 2.62×
• Total profit: $38,561
• Equity at exit: $7,349

Cash invested: $23,800 (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 06810

• Rents YoY: 3.1%
• Active inventory: 197
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,059 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$694
• Vacancy / Maint / Mgmt: −$432
• Net cashflow: $345

Break-even live

Break-even rent $1,622

Max offer price $85,000

Occupancy floor 78%

Sensitivity live

Price	-10% $404	-5% $375	+0% $345	+5% $316	+10% $287
Rent	-10% $183	-5% $264	+0% $345	+5% $427	+10% $508
Rate	-1.0pp $388	-0.5pp $367	base $345	+0.5pp $323	+1.0pp $301

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
46 Kenosia Trl Unit 1 Danbury, CT	1.0	1.0	600	$1,450	$2.42	3d	1	0.12mi
100 Reserve Rd Danbury, CT	2.0	1.0–2.0	798	$3,282	$4.11	3d	25	1.24mi

HOA detail

• Monthly dues: $694 · $8,328/yr
• Likely covers: watersewertrashpool

Listing history 19 events

1. 2026-06-18
   days on market $85,000 Active 61 DOM
2. 2026-06-17
   days on market $85,000 Active 60 DOM
3. 2026-06-16
   days on market $85,000 Active 59 DOM
4. 2026-06-15
   days on market $85,000 Active 58 DOM
5. 2026-06-13
   pricedays on market $85,000 Active 56 DOM
6. 2026-06-10
   days on market $99,900 Active 53 DOM
7. 2026-06-09
   days on market $99,900 Active 52 DOM
8. 2026-06-08
   days on market $99,900 Active 51 DOM
9. 2026-06-07
   days on market $99,900 Active 50 DOM
10. 2026-06-05
    days on market $99,900 Active 47 DOM
11. 2026-06-03
    days on market $99,900 Active 46 DOM
12. 2026-06-03
    days on market $99,900 Active 45 DOM
13. 2026-06-01
    days on market $99,900 Active 44 DOM
14. 2026-05-31
    days on market $99,900 Active 43 DOM
15. 2026-04-17
    listed $99,900 Active 735-char remark

    Show marketing remark (735 chars)

    Enjoy easy living and one-level living in this affordably priced mobile home, located in a desirable 55+community. It offers an open floor plan and a wonderfully bright eat-in-kitchen. Relax outdoors on the covered patio or deck, no matter rain or shine. The community features a pool and clubhouse. It's located on the shores of Danbury's Lake Kenosia and is minutes from dining, shopping and recreation. The home is on leased land and the monthly lease fee covers association fees, water, sewer and trash collection. There are 2 parking spaces and there is a 2 car max allowed on premises. Terrific alternative to renting and in a nicely maintained and professionally managed community. Pet friendly community with some restrictions.

16. 2010-03-15
    soldstatus $45,900 195-char remark

    Show marketing remark (195 chars)

    Jensen's Park Mobile Home, Completely Remodeled And Ready To Go! 55 Or Better Community, Featuring Club House With Kitchen And Pool. Close To Shopping And All City Services. Call Today!

17. 2010-01-10
    listed $49,900 195-char remark

    Show marketing remark (195 chars)

    Jensen's Park Mobile Home, Completely Remodeled And Ready To Go! 55 Or Better Community, Featuring Club House With Kitchen And Pool. Close To Shopping And All City Services. Call Today!

18. 2009-12-31
    historical
19. 2009-07-09
    listed $47,500

ⓘ 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 5/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $24,710
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,977
• − Management: −$1,977
• − HOA: −$8,328
• − Depreciation: −$2,473
• Taxable income: $3,494
• Est. tax owed @ 24.0%: −$839
• After-tax cash flow: $3,305/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 mobile home is in good condition with cosmetic updates and a well-maintained exterior. It offers a good return on investment with updates that would improve both resale and rental value.

Value-add opportunities

• Both update flooring — new flooring would improve both resale and rental value
• Both update lighting — new lighting would improve both resale and rental value
• Both update landscaping — updated landscaping would improve both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both update flooring — new flooring would improve both resale and rental value ↑
• Both update lighting — new lighting would improve both resale and rental value ↑
• Both update landscaping — updated landscaping would improve both resale and rental 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: Danbury School District
• NCES district ID: 0901020
• Math proficiency: 19% ▼ -17.00%
• Reading proficiency: 32% ▼ -16.00%
• Median HH income: $65,793
• Composite: 23.93/100
• National rank: #7784
• State rank: #131 of 153 in CT

Livability — Danbury

• Score: 76/100
• State rank: #51
• US rank: #3379

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Danbury, CT
• County: Fairfield County · 765,532 people
• City population: 87,061
• Metro: Bridgeport-Stamford-Norwalk, CT
• Population (ZIP): 55,833
• Household income: $76,933
• Rent vs Own: 59.5% rent · 40.5% own
• Severe rent burden: 3255.0

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Hispanic / Latino 37% White 35% Two or more races 19% Black 12% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3% Dominican 6%
• Common ancestry: Estonian 8% Russian 4% Romanian 3%
• Foreign-born: 41% · Canada, Jamaica, Dominican Republic
• Languages at home: 48% English-only · Spanish 32% Other Indo-European 16% Other Asian/Pacific 1%

Political lean MEDSL · Western Connecticut

• 2024 margin: D (+19.1) · D 58.8% · R 39.7% · Other 1.6%
• All cycles: 2024: D+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -309.71%
• Current HPI: 286.5484
• Rent YoY: ▲ 3.08%
• Metro: Bridgeport-Stamford-Norwalk, 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

+110.3% since first listed

5 events — show timeline

• 2026-04-17 Listed $99,900 Smart MLS
• 2010-03-15 Sold (MLS) $45,900 Smart MLS
• 2010-01-10 Listed $49,900 Smart MLS
• 2009-12-31 Listing Removed — Smart MLS
• 2009-07-09 Listed $47,500 Smart MLS