38 Mary Belle Dr · Mansfield, CT 06268

$135,000

2 bd · 2.5 ba · 924 sqft · Manufactured public records · 24 Days on market

Built 2022 $575/mo HOA · 28% 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 +20.1/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.4/10.0
• Schools +5.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brand shiny NEW 2022 Titan Mobile Home in the Valley View Mobile Home Park located in Storrs, CT. 8 minutes to UConn campus. Located just 6 minutes to Rt 84 east or west. 2 bedrooms, Primary bedroom has a full bathroom, plus full bathroom in the hallway, open kitchen-Dining room area & living room combination. Modern Stainless appliances and beautiful kitchen with Granite counters and plenty of cabinets. Located on one of the nicest lots in the park! Off street parking and a nice flat lot. Call today to schedule your private showing!

Key facts

• Open floor plan
• Double closets
• Stainless appliances

Tags

• OPEN FLOOR PLAN
• BRIGHT WHITE CABINETRY
• STAINLESS APPLIANCES
• DOUBLE CLOSETS
• FULL BATH
• WALK IN SHOWER

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee; HOA covers trash pickup, snow removal, and sewer

Exterior

• Utilities: Private water system; Shared septic; Above-ground fuel tank
• Home design: Single-family home; On leased land
• Construction: Frame construction; Slab foundation; Asphalt shingle roof
• Exterior features: Level lot; Vinyl siding

Interior

• Kitchen: Oven/Range; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot air heating; Propane-fueled heating; Electric domestic hot water
• Interior features: Central air conditioning; No basement
• Laundry & utility: Washer; Electric dryer; Main level laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $133k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Mansfield School District (rural): math 59% / reading 70% proficiency, ranked #36 of 153 in CT (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Mansfield Elementary At Vinton (math 62% / reading 57%, grade B-, #159 of 553 statewide, top 31%, 271 students, 24% FRL).
• Market conditions: 37 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.
• Current owner paid $108k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $132,975 (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. 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.
4. 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.
5. 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: 1.51% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.31%
• DSCR: 1.24
• GRM: 5.5

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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-10,874
• Equity at exit: $20,129

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $5,655
• Equity at exit: $11,672

Cash invested: $37,800 (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 06268

• Home prices YoY: -16.5%
• Active inventory: 37
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,040 high
• Mortgage (P&I): −$708
• Tax from tax record: −$105 /mo · $1,258/yr
• Insurance: −$56
• HOA: −$575
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $167

Break-even live

Break-even rent $1,828

Max offer price $135,000

Occupancy floor 87%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
64 Crystal Ln Unit A Storrs Mansfield, CT	2.0	1.5	952	$2,400	$2.52	1d	1	0.44mi
20 Dartmouth Rd Storrs, CT	1.0	1.0	576	$1,550	$2.69	1d	1	1.13mi
74 Baxter Rd Storrs Mansfield, CT	2.0	1.0	900	$1,750	$1.94	1d	1	1.13mi
74 Baxter Rd Storrs Mansfield, CT	2.0	1.0	800	$1,750	$2.19	11d	1	1.13mi
162 Cedar Swamp Rd Unit B Storrs, CT	2.0	1.0	1050	$1,950	$1.86	1d	1	1.46mi

HOA detail

• Monthly dues: $575 · $6,900/yr

Listing history 20 events

1. 2026-06-19
   status $135,000 Under Contract 24 DOM
2. 2026-06-18
   days on market $135,000 Under Contract - Continue to Show 24 DOM
3. 2026-06-17
   days on market $135,000 Under Contract - Continue to Show 23 DOM
4. 2026-06-16
   days on market $135,000 Under Contract - Continue to Show 22 DOM
5. 2026-06-15
   days on market $135,000 Under Contract - Continue to Show 21 DOM
6. 2026-06-14
   days on market $135,000 Under Contract - Continue to Show 19 DOM
7. 2026-06-13
   days on market $135,000 Under Contract - Continue to Show 18 DOM
8. 2026-06-10
   days on market $135,000 Under Contract - Continue to Show 16 DOM
9. 2026-06-09
   days on market $135,000 Under Contract - Continue to Show 15 DOM
10. 2026-06-08
    days on market $135,000 Under Contract - Continue to Show 14 DOM
11. 2026-06-07
    days on market $135,000 Under Contract - Continue to Show 13 DOM
12. 2026-06-03
    days on market $135,000 Under Contract - Continue to Show 9 DOM
13. 2026-06-02
    days on market $135,000 Under Contract - Continue to Show 8 DOM
14. 2026-06-01
    days on market $135,000 Under Contract - Continue to Show 7 DOM
15. 2026-05-31
    days on market $135,000 Under Contract - Continue to Show 6 DOM
16. 2026-05-31
    days on market $135,000 Under Contract - Continue to Show 5 DOM
17. 2026-05-25
    listed $135,000 Active
18. 2022-06-14
    soldstatus $108,000 Closed 543-char remark

    Show marketing remark (543 chars)

    Brand shiny NEW 2022 Titan Mobile Home in the Valley View Mobile Home Park located in Storrs, CT. 8 minutes to UConn campus. Located just 6 minutes to Rt 84 east or west. 2 bedrooms, Primary bedroom has a full bathroom, plus full bathroom in the hallway, open kitchen-Dining room area & living room combination. Modern Stainless appliances and beautiful kitchen with Granite counters and plenty of cabinets. Located on one of the nicest lots in the park! Off street parking and a nice flat lot. Call today to schedule your private showing!

19. 2022-05-02
    historical Under Contract - Continue to Show 543-char remark

    Show marketing remark (543 chars)

    Brand shiny NEW 2022 Titan Mobile Home in the Valley View Mobile Home Park located in Storrs, CT. 8 minutes to UConn campus. Located just 6 minutes to Rt 84 east or west. 2 bedrooms, Primary bedroom has a full bathroom, plus full bathroom in the hallway, open kitchen-Dining room area & living room combination. Modern Stainless appliances and beautiful kitchen with Granite counters and plenty of cabinets. Located on one of the nicest lots in the park! Off street parking and a nice flat lot. Call today to schedule your private showing!

20. 2022-04-13
    listed $119,000 Active 543-char remark

    Show marketing remark (543 chars)

    Brand shiny NEW 2022 Titan Mobile Home in the Valley View Mobile Home Park located in Storrs, CT. 8 minutes to UConn campus. Located just 6 minutes to Rt 84 east or west. 2 bedrooms, Primary bedroom has a full bathroom, plus full bathroom in the hallway, open kitchen-Dining room area & living room combination. Modern Stainless appliances and beautiful kitchen with Granite counters and plenty of cabinets. Located on one of the nicest lots in the park! Off street parking and a nice flat lot. Call today to schedule your private showing!

ⓘ 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: $1,258 · $105/mo
• Projected year-2 tax: $2,074 · $173/mo
• Expected delta: +$816/yr (+$68/mo · 64.8%)

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

Taxation est. · year 1

• Rental income: $24,476
• − Mortgage interest: −$7,562
• − Property taxes: −$1,258
• − Insurance: −$675
• − Repairs & maintenance: −$1,958
• − Management: −$1,958
• − HOA: −$6,900
• − Depreciation: −$3,927
• Taxable income: $238
• Est. tax owed @ 24.0%: −$57
• After-tax cash flow: $1,951/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: Mansfield School District
• NCES district ID: 0902340
• Math proficiency: 59% ▼ -12.00%
• Reading proficiency: 70% ▼ -6.00%
• Median HH income: $60,954
• Composite: 55.81/100
• National rank: #1209
• State rank: #36 of 153 in CT

Livability — Mansfield

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 10,782

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Asian 12% Hispanic / Latino 6% Black 5% Two or more races 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Lithuanian 6% Romanian 5% Slovak 3%
• Foreign-born: 14% · China, Canada, Dominican Republic
• Languages at home: 82% English-only · Chinese 6% Other Indo-European 4% Spanish 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: ▼ -49.53%
• Current HPI: 251.3467
• 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

+13.4% since first listed

4 events — show timeline

• 2026-05-25 Listed $135,000 Smart MLS
• 2022-06-14 Sold (MLS) $108,000 Smart MLS
• 2022-05-02 Contingent — Smart MLS
• 2022-04-13 Listed $119,000 Smart MLS

Property tax history

+0.4%/yr

Latest (2023): $1,258 · +11.0% YoY. Source: county tax records.