217 Dunham St Lot 24 · Bristol, CT 06489

$169,900

3 bd · 2.0 ba · 1,215 sqft · Manufactured public records · 51 Days on market

Built 1989 $140/sqft · 51% below area $600/mo HOA · 28% 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).

• Cash flow +12.3/30.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +4.0/5.0
• DSCR +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Very Well maintained Ranch Style, OPEN FLOOR concept Manufactured Home is located in an ALL Age Manufactured Home Community. Offering Three Bedrooms with two Full bathrooms (one is a Primary Suite), Living Room, Dining Room, Kitchen and Laundry Room. Many updates: Propane Furnace, Roof, Appliances, Interior and more. Additional enjoyment with a closed in Porch and outdoor Patio with retractable Awning plus Shed for extra Storage.

Key facts

• Closed in porch
• Retractable awning
• Open floor concept

Tags

• OPEN FLOOR CONCEPT
• PROPANE FURNACE
• CLOSED IN PORCH
• OUTDOOR PATIO
• RETRACTABLE AWNING
• SHED FOR EXTRA STORAGE

Property features AI

Finance

• Other: Living area approximately 1215 (per public record)
• Financial info: Property managed professionally off-site
• HOA & community: Homeowners association with a $600 monthly fee; Association fees include water, sewer, property management, and road maintenance

Exterior

• Parking: Private paved driveway; 2 parking spaces
• Utilities: Public water connected; Public sewer connected (sewer included in lot rent plus an annual usage fee); Propane fuel tank above ground; Electric hot water
• Home design: Single-family home; On leased land; Light blue exterior
• Construction: Frame/prefab construction; Asphalt shingle roof; No basement
• Exterior features: Enclosed porch; Porch; Patio; Awnings; Rear lot; Interior lot; Dry, level lot

Interior

• Kitchen: Gas range; Refrigerator; Dishwasher
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Hot air heating fueled by propane; 40-gallon electric hot water tank
• Interior features: Open floor plan; Cable pre-wired
• Laundry & utility: Laundry room off the kitchen on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $-31 ($-368/yr) — negative.
• To cash-flow at today's rent, offer at most $164k (3.2% below list).
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $164k (3.2% below list) — sets the bar for cash-flow.
• Cap rate 6.1% vs local median 3.3% in Bristol — 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 81/100 on livability (#21 in CT, #1,585 nationally) — a professional / high-income tenant draw. Strengths: crime A+, housing A+, health & safety A+; Watch: commute F.
• Southington School District (suburban): math 52% / reading 64% proficiency, ranked #51 of 153 in CT (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Zoned schools: Thalberg Elementary School (math 52% / reading 56%, grade C, #207 of 553 statewide, top 38%, 431 students, 19% FRL); Joseph A. Depaolo Middle School (math 43% / reading 63%, grade C+, #71 of 175 statewide, top 41%, 694 students, 24% FRL); Southington High School (math 48% / reading 68%, grade C, #50 of 194 statewide, top 25%, 1,945 students, 22% FRL).
• Market conditions: 111 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 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 51 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 10y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: major wind risk, 27% 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 $164,482 (3.2% 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. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.26% ✓
• Cap rate: 6.08%
• Cash-on-cash: -0.77%
• DSCR: 0.97
• GRM: 6.6

CMA / ARV

• ARV (median comp): $349,244
• List price: $169,900
• Delta: -51.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -17.3%
• Equity multiple: 0.39×
• Total profit: $-29,113
• Equity at exit: $25,333

10-year hold

• IRR: -8.8%
• Equity multiple: 0.45×
• Total profit: $-26,355
• Equity at exit: $14,690

Cash invested: $47,572 (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 06489

• Active inventory: 111
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,147 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$165 /mo · $1,981/yr
• Insurance: −$71
• HOA: −$600
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-31

Break-even live

Break-even rent $2,186

Max offer price $164,482

Occupancy floor 96%

Sensitivity live

Price	-10% $66	-5% $17	+0% $-31	+5% $-79	+10% $-127
Rent	-10% $-200	-5% $-115	+0% $-31	+5% $54	+10% $139
Rate	-1.0pp $55	-0.5pp $13	base $-31	+0.5pp $-75	+1.0pp $-119

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Stoughton Rd Southington, CT	2.0	1.0	720	$1,850	$2.57	45d	1	0.66mi
270 East St Unit R Plainville, CT	2.0	1.0	792	$2,200	$2.78	20d	1	1.12mi
273 Queen St Unit 16F Southington, CT	2.0	1.5	920	$1,920	$2.09	25d	1	1.47mi

HOA detail

• Monthly dues: $600 · $7,200/yr

Listing history 19 events

1. 2026-06-22
   days on market $169,900 Active 51 DOM
2. 2026-06-18
   days on market $169,900 Active 48 DOM
3. 2026-06-17
   price $169,900 Active 47 DOM
4. 2026-06-17
   days on market $179,900 Active 47 DOM
5. 2026-06-16
   days on market $179,900 Active 46 DOM
6. 2026-06-15
   days on market $179,900 Active 45 DOM
7. 2026-06-13
   days on market $179,900 Active 43 DOM
8. 2026-06-10
   days on market $179,900 Active 40 DOM
9. 2026-06-09
   days on market $179,900 Active 39 DOM
10. 2026-06-08
    days on market $179,900 Active 38 DOM
11. 2026-06-07
    days on market $179,900 Active 37 DOM
12. 2026-06-05
    days on market $179,900 Active 34 DOM
13. 2026-06-03
    days on market $179,900 Active 33 DOM
14. 2026-06-02
    days on market $179,900 Active 32 DOM
15. 2026-06-01
    days on market $179,900 Active 31 DOM
16. 2026-05-31
    days on market $179,900 Active 30 DOM
17. 2026-05-01
    listed $189,900 Active 433-char remark
18. 2016-08-04
    historical
19. 2016-07-28
    listed $69,900

ⓘ 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: $1,981 · $165/mo
• Projected year-2 tax: $2,808 · $234/mo
• Expected delta: +$827/yr (+$69/mo · 41.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $25,765
• − Mortgage interest: −$9,517
• − Property taxes: −$1,981
• − Insurance: −$850
• − Repairs & maintenance: −$2,061
• − Management: −$2,061
• − HOA: −$7,200
• − Depreciation: −$4,943
• Taxable loss: −$2,848
• Est. tax savings @ 24.0%: +$683
• After-tax cash flow: $315/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: Southington School District
• NCES district ID: 0904230
• Math proficiency: 52% ▼ -9.00%
• Reading proficiency: 64% ▼ -5.00%
• Median HH income: $81,467
• Composite: 52.38/100
• National rank: #1581
• State rank: #51 of 153 in CT

Livability — Bristol

• Score: 81/100
• State rank: #21
• US rank: #1585

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hartford County · 754,208 people
• City population: 61,684
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 32,706
• Household income: $126,465
• Rent vs Own: 18.0% rent · 82.0% own
• Severe rent burden: 513.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Asian 2% Black 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 13% Lithuanian 7% Russian 2%
• Foreign-born: 9% · Canada, China, Jamaica
• Languages at home: 88% English-only · Other Indo-European 4% Spanish 3% Russian/Polish/Slavic 2%

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: ▼ -161.57%
• Current HPI: 179.8884
• Rent YoY: —
• 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

+143.1% since first listed

5 events — show timeline

• 2026-06-17 Price Changed $169,900 Smart MLS
• 2026-05-22 Price Changed $179,900 Smart MLS
• 2026-05-01 Listed $189,900 Smart MLS
• 2016-08-04 Listing Removed — Smart MLS
• 2016-07-28 Listed $69,900 Smart MLS

Property tax history

+3.0%/yr

Latest (2025): $1,981 · +5.7% YoY. Source: county tax records.