59 Kings Hwy #5 · Gales Ferry, CT 06335

$125,000

2 bd · 2.0 ba · 924 sqft · SingleFamily · 51 Days on market

Built 2025 Good condition $135/sqft · 41% below area Est $211k · 41% under $500/mo HOA · 26% 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 +21.3/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +6.8/10.0
• Condition / age +4.0/5.0
• Schools +3.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

A 2025 two-bedroom, two-bath mobile home offering a comfortable layout, an open eat-in kitchen with stainless steel appliances, a living room, and a designated laundry space. It features a spacious primary bedroom with its own private bath, followed by an additional bedroom and a communal bath. This is a Connecticut 8-30g, 80 percent home. It sits on leased land within a managed community, and park approval is required for residency. A nice option for anyone looking for a newer home in a community setting.

Key facts

• Open eat-in kitchen
• Private bath
• Managed community

Tags

• OPEN EAT-IN KITCHEN
• STAINLESS STEEL APPLIANCES
• DESIGNATED LAUNDRY SPACE
• PRIVATE BATH
• MANAGED COMMUNITY

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Recommended offer: $121k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 78/100 on livability (#40 in CT, #2,751 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, amenities F, commute F.
• Ledyard School District (rural): math 34% / reading 49% proficiency, ranked #92 of 153 in CT (top 60%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Juliet W. Long School (math 33% / reading 47%, grade F, #296 of 553 statewide, top 54%, 273 students, 18% FRL); Ledyard Middle School (math 28% / reading 43%, grade F, #120 of 175 statewide, top 70%, 534 students, 27% FRL); Ledyard High School (math 42% / reading 67%, grade C-, #63 of 194 statewide, top 39%, 743 students, 25% FRL).
• Market conditions: 29 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 487 units permitted in Southeastern Connecticut Planning Region in 2024 (244 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 26% of rent.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. 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?
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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.57% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.25%
• DSCR: 1.28
• GRM: 5.3

CMA / ARV

• ARV (median comp): $210,609
• List price: $125,000
• Delta: -40.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
59-9 Kings Hwy	0.00mi	2/2.0	880 (-5%)	11mo	$109,900	$125	83
59-8-8 Kings Hwy	0.37mi	2/2.0	880 (-5%)	11mo	$125,900	$143	66
944 Long Cove Rd Trlr 3	0.63mi	2/2.0	980 (+6%)	15mo	$108,500	$111	48
4 Parkwood Dr	0.37mi	3/1.0 (+1)	1,008 (+9%)	14mo	$326,000	$323	47
944 Long Cove Rd Trlr 1	0.63mi	2/2.0	980 (+6%)	20mo	$109,900	$112	44
932 Long Cove Rd Trlr 8	0.57mi	2/1.0	814 (-12%)	10mo	$72,500	$89	41

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.4%
• Equity multiple: 0.76×
• Total profit: $-8,309
• Equity at exit: $18,638

10-year hold

• IRR: 3.5%
• Equity multiple: 1.26×
• Total profit: $9,082
• Equity at exit: $10,808

Cash invested: $35,000 (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 06335

• Home prices YoY: -22.0%
• Active inventory: 29
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,957 medium
• Mortgage (P&I): −$656
• Tax est. 1.5%: −$156 /mo · $1,875/yr
• Insurance: −$52
• HOA: −$500
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $182

Break-even live

Break-even rent $1,726

Max offer price $125,000

Occupancy floor 86%

Sensitivity live

Price	-10% $269	-5% $225	+0% $182	+5% $139	+10% $96
Rent	-10% $28	-5% $105	+0% $182	+5% $260	+10% $337
Rate	-1.0pp $245	-0.5pp $214	base $182	+0.5pp $150	+1.0pp $117

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1550 Connecticut 12 Unit 5 Gales Ferry, CT	1.0	1.0	800	$1,800	$2.25	15d	1	0.58mi
1550 Connecticut 12 Unit 6 Gales Ferry, CT	1.0	1.0	800	$1,800	$2.25	45d	1	0.58mi
1538 Connecticut 12 Unit A1 Gales Ferry, CT	2.0	1.0	786	$2,000	$2.54	22d	1	0.73mi
34 Hurlbutt Rd Gales Ferry, CT	2.0	1.0	1098	$2,350	$2.14	15d	1	0.80mi

HOA detail

• Monthly dues: $500 · $6,000/yr

Listing history 4 events

1. 2026-05-13
   status Under Contract 511-char remark

   Show marketing remark (511 chars)

   A 2025 two-bedroom, two-bath mobile home offering a comfortable layout, an open eat-in kitchen with stainless steel appliances, a living room, and a designated laundry space. It features a spacious primary bedroom with its own private bath, followed by an additional bedroom and a communal bath. This is a Connecticut 8-30g, 80 percent home. It sits on leased land within a managed community, and park approval is required for residency. A nice option for anyone looking for a newer home in a community setting.

2. 2026-03-30
   status Active 511-char remark

   Show marketing remark (511 chars)

   A 2025 two-bedroom, two-bath mobile home offering a comfortable layout, an open eat-in kitchen with stainless steel appliances, a living room, and a designated laundry space. It features a spacious primary bedroom with its own private bath, followed by an additional bedroom and a communal bath. This is a Connecticut 8-30g, 80 percent home. It sits on leased land within a managed community, and park approval is required for residency. A nice option for anyone looking for a newer home in a community setting.

3. 2026-02-18
   historical 511-char remark

   Show marketing remark (511 chars)

   A 2025 two-bedroom, two-bath mobile home offering a comfortable layout, an open eat-in kitchen with stainless steel appliances, a living room, and a designated laundry space. It features a spacious primary bedroom with its own private bath, followed by an additional bedroom and a communal bath. This is a Connecticut 8-30g, 80 percent home. It sits on leased land within a managed community, and park approval is required for residency. A nice option for anyone looking for a newer home in a community setting.

4. 2026-02-11
   listed $125,000 Active 511-char remark

   Show marketing remark (511 chars)

   A 2025 two-bedroom, two-bath mobile home offering a comfortable layout, an open eat-in kitchen with stainless steel appliances, a living room, and a designated laundry space. It features a spacious primary bedroom with its own private bath, followed by an additional bedroom and a communal bath. This is a Connecticut 8-30g, 80 percent home. It sits on leased land within a managed community, and park approval is required for residency. A nice option for anyone looking for a newer home in a community setting.

ⓘ 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: $23,485
• − Mortgage interest: −$7,002
• − Property taxes: −$1,875
• − Insurance: −$625
• − Repairs & maintenance: −$1,879
• − Management: −$1,879
• − HOA: −$6,000
• − Depreciation: −$3,636
• Taxable income: $589
• Est. tax owed @ 24.0%: −$141
• After-tax cash flow: $2,046/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 80/100 Cosmetic rehab

This 2025 two-bedroom mobile home is in good condition with modern finishes and appliances, making it a good investment opportunity.

Value-add opportunities

• Both Landscaping — Enhances curb appeal and adds value
• Rental Landlord insurance — Protects investment

Renovation cost estimate screening

Value-add ROI direction

• Both Landscaping — Enhances curb appeal and adds value ↑
• Rental Landlord insurance — Protects investment ↑

ⓘ 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: Ledyard School District
• NCES district ID: 0902160
• Math proficiency: 34% ▼ -12.00%
• Reading proficiency: 49% ▼ -6.00%
• Median HH income: $84,854
• Composite: 39.02/100
• National rank: #4064
• State rank: #92 of 153 in CT

Livability — Gales Ferry

• Score: 78/100
• State rank: #40
• US rank: #2751

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gales Ferry, CT
• Population (ZIP): 6,100

Population outlook (Southeastern Connecticut County) Hauer SSP2

• By 2040: 293,442

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 11% Hispanic / Latino 8% Black 4% Asian 3%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 9% Lithuanian 7% Serbian 4%
• Foreign-born: 5% · Canada, China, Jamaica
• Languages at home: 94% English-only · Spanish 3% Chinese 1% French/Haitian/Cajun 1%

Political lean MEDSL · Southeastern Connecticut

• 2024 margin: D (+13.0) · D 55.6% · R 42.6% · Other 1.8%
• All cycles: 2024: D+13.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -67.79%
• Current HPI: 240.7698
• 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

4 events — show timeline

• 2026-05-13 Pending — Smart MLS
• 2026-03-30 Relisted — Smart MLS
• 2026-02-18 Listing Removed — Smart MLS
• 2026-02-11 Listed $125,000 Smart MLS