42 Pierce Rd · Mashantucket, CT 06365

$105,000

1 bd · 1.0 ba · 400 sqft · SingleFamily · 80 Days on market

Built 2015 76 ac lot $200/mo HOA · 10% 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 +7.5/15.0
• Schools +4.1/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Just come and relax in your own place at Strawberry Park, it has a lot to offer you, gated resort, with lots of amenities like pools, playgrounds, pickleball, dog park, So pet friendly. Sit and enjoy the quietness of the park, in the back where the home is located, your view is the field next door, so watch the deer go by, home is a Breckenridge, has a covered deck to relax under on warm days with tv, vaulted ceilings, sleeps 8 people. All furnished all you have to do is move in. Parking for 2-3 vehicles. Home is tied into shared septic. Close to Foxwoods Casino, Mohegan Casino, shopping and more. Come and View today.

Key facts

• Dog park
• Covered deck
• Playgrounds

Tags

• GATED RESORT
• POOLS
• PLAYGROUNDS
• PICKLEBALL
• DOG PARK
• COVERED DECK

Property features AI

Finance

• Other: Located in New London County, Connecticut; Nearby amenities: park, playground/tot lot, shopping/mall; GPS-friendly directions
• Financial info: Professional on-site property management
• HOA & community: Homeowners association with quarterly fee; HOA services include clubhouse, front desk receptionist, grounds maintenance, snow removal, water, property management, pool service, and road maintenance; Community amenities include clubhouse, park, playground/tot lot, pool, and tennis courts

Exterior

• Utilities: Private or shared well water; Septic sewage; Propane fuel with above-ground tank
• Home design: Single-family home; Located in a gated planned unit development
• Construction: Vinyl siding; Grey exterior; Asphalt shingle roof; Other construction description; No foundation specified
• Exterior features: Rear, level, open lot; In-ground swimming pool

Interior

• Kitchen: Gas cooktop; Refrigerator
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Gravity warm air heat (propane fuel); Window unit cooling; Propane hot water
• Interior features: Total of 3 rooms; No basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $105k.

Deal economics

• At list price, monthly cash flow is $623 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $105k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.4% vs local median 3.6% in Mashantucket — 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 71/100 on livability (#89 in CT) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: schools D, amenities F, commute F.
• Preston School District (rural): math 42% / reading 49% proficiency, ranked #88 of 153 in CT (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 23 active listings in the ZIP; 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 $726 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $29k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.
• 35 sale attempts since 23y 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 $40k; list at $105k implies a 162% gain — meaningful room to come down on a strong offer.

Recommended offer $98,700 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 1.87% ✓
• Cap rate: 13.41%
• Cash-on-cash: 25.41%
• DSCR: 2.13
• GRM: 4.5

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: 19.1%
• Equity multiple: 1.78×
• Total profit: $22,788
• Equity at exit: $15,656

10-year hold

• IRR: 27.5%
• Equity multiple: 3.43×
• Total profit: $71,518
• Equity at exit: $9,078

Cash invested: $29,400 (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 06365

• Home prices YoY: -14.0%
• Active inventory: 23
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,960 medium
• Mortgage (P&I): −$551
• Tax est. 1.5%: −$131 /mo · $1,575/yr
• Insurance: −$44
• HOA: −$200
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $623

Break-even live

Break-even rent $1,172

Max offer price $105,000

Occupancy floor 63%

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: $26,250
• Closing costs: $3,150
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $200 · $2,400/yr
• Likely covers: landscapingpoolsecurity

Listing history 50 events

1. 2026-06-19
   days on market $105,000 Active 80 DOM
2. 2026-06-18
   days on market $105,000 Active 79 DOM
3. 2026-06-17
   days on market $105,000 Active 78 DOM
4. 2026-06-16
   days on market $105,000 Active 77 DOM
5. 2026-06-15
   days on market $105,000 Active 76 DOM
6. 2026-06-14
   days on market $105,000 Active 74 DOM
7. 2026-06-13
   days on market $105,000 Active 73 DOM
8. 2026-06-10
   days on market $105,000 Active 71 DOM
9. 2026-06-09
   days on market $105,000 Active 70 DOM
10. 2026-06-08
    days on market $105,000 Active 69 DOM
11. 2026-06-07
    days on market $105,000 Active 68 DOM
12. 2026-06-05
    days on market $105,000 Active 65 DOM
13. 2026-06-02
    days on market $105,000 Active 63 DOM
14. 2026-06-01
    days on market $105,000 Active 62 DOM
15. 2026-05-31
    days on market $105,000 Active 61 DOM
16. 2026-05-30
    days on market $105,000 Active 60 DOM
17. 2026-03-31
    listed $105,000 Active
18. 2025-10-31
    historical
19. 2025-06-26
    price $99,900
20. 2025-04-30
    listed $105,000 Active
21. 2017-09-30
    historical
22. 2017-09-30
    historical
23. 2016-05-09
    listed $32,000
24. 2016-05-09
    listed $32,000
25. 2015-12-31
    historical
26. 2015-12-31
    historical
27. 2015-12-31
    historical
28. 2015-12-31
    historical
29. 2015-11-20
    soldstatus $40,000 Sold
30. 2015-11-20
    soldstatus $40,000
31. 2015-10-01
    historical
32. 2015-09-16
    historical
33. 2015-09-15
    soldstatus $29,000
34. 2015-08-27
    historical
35. 2015-08-26
    status Pending
36. 2015-08-25
    historical
37. 2015-08-12
    price $50,000
38. 2015-06-17
    listed $74,900
39. 2015-06-07
    listed $75,000 Active - New
40. 2015-06-03
    listed $50,000
41. 2015-05-27
    listed $94,000
42. 2015-05-01
    historical
43. 2015-03-08
    historical
44. 2015-02-16
    listed $35,000
45. 2014-12-31
    historical
46. 2014-12-31
    historical
47. 2014-12-30
    historical
48. 2014-10-07
    listed $44,900
49. 2014-10-07
    listed $44,900
50. 2014-10-01
    historical

ⓘ 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: $23,517
• − Mortgage interest: −$5,882
• − Property taxes: −$1,575
• − Insurance: −$525
• − Repairs & maintenance: −$1,881
• − Management: −$1,881
• − HOA: −$2,400
• − Depreciation: −$3,055
• Taxable income: $6,318
• Est. tax owed @ 24.0%: −$1,516
• After-tax cash flow: $5,954/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: Preston School District
• NCES district ID: 0903420
• Math proficiency: 42% ▼ -9.00%
• Reading proficiency: 49% ▼ -13.00%
• Median HH income: $71,322
• Composite: 41.07/100
• National rank: #3575
• State rank: #88 of 153 in CT

Livability — Mashantucket

• Score: 71/100
• State rank: #89
• US rank: #6996

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 62
• Population (ZIP): 4,781

Population outlook (Southeastern Connecticut County) Hauer SSP2

• By 2040: 293,442

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 3% Two or more races 2% Asian 1% Black 1%
• Common ancestry: Lithuanian 14% Romanian 14% Slovak 2%
• Foreign-born: 3% · Canada, Dominican Republic
• Languages at home: 96% English-only · Spanish 2% Tagalog/Filipino 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: ▼ -31.95%
• Current HPI: 195.6282
• 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

+200.9% since first listed

73 events — show timeline

• 2026-03-31 Listed $105,000 Smart MLS
• 2025-10-31 Listing Removed — Smart MLS
• 2025-06-26 Price Changed $99,900 Smart MLS
• 2025-04-30 Listed $105,000 Smart MLS
• 2017-09-30 Listing Removed — Smart MLS
• 2017-09-30 Listing Removed — Smart MLS
• 2016-05-09 Listed $32,000 Smart MLS
• 2016-05-09 Listed $32,000 Smart MLS
• 2015-12-31 Listing Removed — Smart MLS
• 2015-12-31 Listing Removed — Smart MLS
• 2015-12-31 Listing Removed — Smart MLS
• 2015-12-31 Listing Removed — Smart MLS
• 2015-11-20 Sold (MLS) $40,000 Smart MLS
• 2015-11-20 Sold (MLS) $40,000 RIS
• 2015-10-01 Listing Removed — Smart MLS
• 2015-09-16 Listing Removed — Smart MLS
• 2015-09-15 Sold (MLS) $29,000 Smart MLS
• 2015-08-27 Listing Removed — Smart MLS
• 2015-08-26 Pending — RIS
• 2015-08-25 Listing Removed — Smart MLS
• 2015-08-12 Price Changed $50,000 RIS
• 2015-06-17 Listed $74,900 Smart MLS
• 2015-06-07 Listed $75,000 RIS
• 2015-06-03 Listed $50,000 Smart MLS
• 2015-05-27 Listed $94,000 Smart MLS
• 2015-05-01 Listing Removed — Smart MLS
• 2015-03-08 Listing Removed — Smart MLS
• 2015-02-16 Listed $35,000 Smart MLS
• 2014-12-31 Listing Removed — Smart MLS
• 2014-12-31 Listing Removed — Smart MLS
• 2014-12-30 Listing Removed — Smart MLS
• 2014-10-07 Listed $44,900 Smart MLS
• 2014-10-07 Listed $44,900 Smart MLS
• 2014-10-01 Listing Removed — Smart MLS
• 2014-10-01 Listing Removed — Smart MLS
• 2014-09-11 Listed $109,000 Smart MLS
• 2014-09-09 Listed $115,000 Smart MLS
• 2014-08-29 Sold (MLS) $72,500 Smart MLS
• 2014-08-26 Listed $73,000 Smart MLS
• 2014-08-08 Listed $34,900 Smart MLS
• 2014-07-24 Listed $75,000 Smart MLS
• 2014-07-24 Listed $75,000 Smart MLS
• 2014-07-08 Listed $54,900 Smart MLS
• 2014-07-08 Listed $54,900 Smart MLS
• 2014-07-08 Listed $44,900 Smart MLS
• 2014-07-07 Listing Removed — Smart MLS
• 2014-07-07 Listing Removed — Smart MLS
• 2014-07-07 Listing Removed — Smart MLS
• 2014-01-31 Sold (MLS) $50,000 Smart MLS
• 2013-11-05 Sold (MLS) $50,000 Smart MLS
• 2013-09-30 Listing Removed — Smart MLS
• 2013-08-21 Listed $65,000 Smart MLS
• 2013-08-21 Listed $65,000 Smart MLS
• 2013-08-21 Listed $65,000 Smart MLS
• 2013-08-21 Listed $65,000 Smart MLS
• 2013-08-21 Listed $65,000 Smart MLS
• 2013-08-09 Sold (MLS) $50,000 Smart MLS
• 2013-06-30 Listing Removed — Smart MLS
• 2013-05-03 Sold (MLS) $62,000 Smart MLS
• 2013-03-11 Listed $28,500 Smart MLS
• 2012-11-30 Listing Removed — Smart MLS
• 2012-10-25 Listed $85,000 Smart MLS
• 2012-05-16 Listed $79,900 Smart MLS
• 2012-05-05 Listed $60,000 Smart MLS
• 2011-09-19 Listed $65,000 Smart MLS
• 2011-09-19 Listed $49,000 Smart MLS
• 2008-11-20 Listing Removed — Smart MLS
• 2008-10-06 Listed $68,000 Smart MLS
• 2007-11-20 Listed $120,000 Smart MLS
• 2007-10-31 Listing Removed — RIS
• 2007-02-02 Listed $189,900 RIS
• 2004-03-28 Listing Removed — Smart MLS
• 2003-12-28 Listed $34,900 Smart MLS