441 Main St #1006 · East Hartford, CT 06118

$65,000

2 bd · 1.0 ba · 390 sqft · Manufactured public records · 27 Days on market

Built 2024 $575/mo HOA · 37% of rent ↓ 7% since listing

---

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 +7.5/15.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

2024 Newer Mobile home in a small Park in East Hartford. Walking distance to Pratt Whitney, restaurants, shopping, college nearby and university. Paved parking off street. Open floor plan Kitchen-Living room. Big bathroom with washer-dryer alcove. Kitchen is nicely accessorized with Stainless appliances. This home backs up to the wood line. Land Lease includes Trash, water and sewer. 2 New storm doors recently installed. Park application approval needed for ownership. Great Shed on the lot as well!

Key facts

• Open floor plan
• Paved parking
• Stainless appliances

Tags

• PAVED PARKING
• OPEN FLOOR PLAN
• BIG BATHROOM
• STAINLESS APPLIANCES
• BACKS UP TO THE WOOD LINE
• NEW STORM DOORS

Property features AI

Finance

• Financial info: Professionally managed off-site
• HOA & community: Homeowners association with a monthly fee of $575; HOA includes trash pickup, water, sewer, property management, and road maintenance

Exterior

• Parking: Paved off-street parking; 2 parking spaces
• Utilities: Public water connected; Public sewer connected; Bottle gas with above-ground tank
• Home design: Single-family home on leased land; Prefab construction
• Construction: Wood shingle roof; Slab foundation
• Exterior features: Level lot; Vinyl siding

Interior

• Kitchen: Gas range; Microwave; Range hood; Refrigerator; Dishwasher
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump; Propane hot water
• Interior features: Cable available
• Laundry & utility: Washer and dryer included; Laundry located in a bathroom alcove on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $65k.

Deal economics

• At list price, monthly cash flow is $262 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $64k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 4.2% 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: amenities F, health & safety F.
• East Hartford School District (urban): math 17% / reading 30% proficiency, ranked #140 of 153 in CT (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: East Hartford High School (math 11% / reading 33%, grade F, #156 of 194 statewide, top 82%, 1,698 students, 63% FRL).
• Market conditions: 100 active listings in the ZIP; solid renter incomes; 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 $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 37% of rent.
• Climate carrying-cost: moderate flood risk; major wind risk, 27% 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 $64,025 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.38% ✓
• Cap rate: 11.13%
• Cash-on-cash: 17.28%
• DSCR: 1.77
• GRM: 3.5

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: 9.0%
• Equity multiple: 1.36×
• Total profit: $6,495
• Equity at exit: $9,692

10-year hold

• IRR: 18.5%
• Equity multiple: 2.57×
• Total profit: $28,522
• Equity at exit: $5,620

Cash invested: $18,200 (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 06118

• Home prices YoY: -33.7%
• Active inventory: 100
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $1,550 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$20 /mo · $234/yr
• Insurance: −$27
• HOA: −$575
• Vacancy / Maint / Mgmt: −$325
• Net cashflow: $262

Break-even live

Break-even rent $1,218

Max offer price $65,000

Occupancy floor 78%

Sensitivity live

Price	-10% $299	-5% $280	+0% $262	+5% $244	+10% $225
Rent	-10% $140	-5% $201	+0% $262	+5% $323	+10% $384
Rate	-1.0pp $295	-0.5pp $279	base $262	+0.5pp $245	+1.0pp $228

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $575 · $6,900/yr
• Likely covers: watersewertrash

Listing history 17 events

1. 2026-06-18
   days on market $65,000 Active 27 DOM
2. 2026-06-17
   days on market $65,000 Active 26 DOM
3. 2026-06-16
   days on market $65,000 Active 25 DOM
4. 2026-06-15
   days on market $65,000 Active 24 DOM
5. 2026-06-13
   days on market $65,000 Active 22 DOM
6. 2026-06-10
   days on market $65,000 Active 19 DOM
7. 2026-06-09
   days on market $65,000 Active 18 DOM
8. 2026-06-08
   days on market $65,000 Active 17 DOM
9. 2026-06-07
   days on market $65,000 Active 16 DOM
10. 2026-06-05
    days on market $65,000 Active 13 DOM
11. 2026-06-03
    days on market $65,000 Active 12 DOM
12. 2026-06-02
    days on market $65,000 Active 11 DOM
13. 2026-06-01
    days on market $65,000 Active 10 DOM
14. 2026-05-31
    days on market $65,000 Active 9 DOM
15. 2026-05-22
    listed $65,000 Active
16. 2024-09-19
    historical
17. 2024-09-11
    listed $69,900 Active

ⓘ 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: $234 · $20/mo
• Projected year-2 tax: $812 · $68/mo
• Expected delta: +$578/yr (+$48/mo · 247.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $18,600
• − Mortgage interest: −$3,641
• − Property taxes: −$234
• − Insurance: −$325
• − Repairs & maintenance: −$1,488
• − Management: −$1,488
• − HOA: −$6,900
• − Depreciation: −$1,891
• Taxable income: $2,633
• Est. tax owed @ 24.0%: −$632
• After-tax cash flow: $2,513/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: East Hartford School District
• NCES district ID: 0901260
• Math proficiency: 17% ▼ -5.00%
• Reading proficiency: 30% ▼ -7.00%
• Median HH income: $49,691
• Composite: 20.74/100
• National rank: #8519
• State rank: #140 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

• Census place: East Hartford, CT
• County: Hartford County · 754,208 people
• City population: 50,918
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 27,419
• Household income: $79,740
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 820.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 40% Hispanic / Latino 33% Black 20% Two or more races 14% Asian 4%
• Hispanic origin (detail): Puerto Rican 22% Dominican 3%
• Common ancestry: Romanian 4% Lithuanian 4% Scotch-Irish 2%
• Foreign-born: 17% · Canada, Vietnam, Jamaica
• Languages at home: 65% English-only · Spanish 23% Other Indo-European 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: ▼ -127.16%
• Current HPI: 250.5647
• 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

-7.0% since first listed

3 events — show timeline

• 2026-05-22 Listed $65,000 Smart MLS
• 2024-09-19 Listing Removed — Smart MLS
• 2024-09-11 Listed $69,900 Smart MLS

Property tax history

-3.9%/yr

Latest (2021): $234 · -1.3% YoY. Source: county tax records.