5 Hilltop Rd · East Hampton, CT 06424

$180,000

2 bd · 1.0 ba · 812 sqft · Manufactured public records · 2 Days on market

Built 1959 $500/mo HOA · 21% of rent

---

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 +22.8/30.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +7.3/10.0
• Schools +4.8/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to one of the premier homes in this sought-after 55+ community, where comfort, quality, year-round lake views and access come together. Offering 1,385 square feet-nearly double the size of many homes in the community-this beautiful fully remodeled residence features 2 bedrooms and 1 full bath, with every detail thoughtfully updated inside and out. The oversized living room w/ vaulted ceilings captures year round water views. Spacious primary bedroom offers the same peaceful scenery. Full separate laundry room which doubles as an office or any extra room that you need. Second updated bedroom with new flooring. The custom updated open concept kitchen showcases stylish finishes, open s

Key facts

• Newer vinyl siding
• Built 1959
• Listed 2 days

Tags

• YEAR ROUND LAKE VIEWS
• OVERSIZED LIVING ROOM
• FULL SEPARATE LAUNDRY ROOM
• LARGE YARD BACKED BY WOODS
• QUALITY BUILT ADDITION
• NEWER VINYL SIDING

Property features AI

Finance

• Financial info: Property managed professionally off-site
• HOA & community: Homeowners association (monthly fee); HOA includes lake/beach access, trash pickup, sewer and road maintenance

Exterior

• Utilities: Public water connected and shared well; Public sewer connected
• Home design: Single-family home; Yellow exterior
• Construction: Metal roof; Vinyl siding; Wood foundation; Other construction details
• Exterior features: Corner lot; Lightly wooded; Walk-to-water with beach rights, water view and access; Shed; Garden area

Interior

• Kitchen: Oven/Range; Microwave; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot air heating fueled by propane (above-ground tank); Window unit cooling; Electric hot water
• Interior features: Six total rooms; No basement
• Laundry & utility: Main-level laundry room (separate room); Washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $180k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 8.4% vs local median 2.0% in East Hampton — 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 82/100 on livability (#13 in CT, #1,301 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities C-, commute F.
• East Hampton School District (town): math 43% / reading 59% proficiency, ranked #70 of 153 in CT (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Memorial School (math 62% / reading 62%, grade B, #137 of 553 statewide, top 28%, 544 students, 18% FRL); East Hampton High School (math 37% / reading 67%, grade D+, #80 of 194 statewide, top 44%, 514 students, 18% FRL).
• Market conditions: 62 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 278 units permitted in Lower Connecticut River Valley Planning Region in 2024 (89 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 18y 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 $35k; list at $180k implies a 414% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 42% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,000

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.34% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.47%
• DSCR: 1.33
• GRM: 6.2

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: -4.7%
• Equity multiple: 0.82×
• Total profit: $-8,939
• Equity at exit: $26,839

10-year hold

• IRR: 5.1%
• Equity multiple: 1.38×
• Total profit: $18,947
• Equity at exit: $15,563

Cash invested: $50,400 (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 06424

• Home prices YoY: -34.6%
• Active inventory: 62
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,403 high
• Mortgage (P&I): −$944
• Tax from tax record: −$66 /mo · $792/yr
• Insurance: −$75
• HOA: −$500
• Vacancy / Maint / Mgmt: −$505
• Net cashflow: $314

Break-even live

Break-even rent $2,006

Max offer price $180,000

Occupancy floor 82%

Sensitivity live

Price	-10% $416	-5% $365	+0% $314	+5% $263	+10% $212
Rent	-10% $124	-5% $219	+0% $314	+5% $409	+10% $504
Rate	-1.0pp $404	-0.5pp $360	base $314	+0.5pp $267	+1.0pp $220

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22 Lakeview St Unit 1 East Hampton, CT	3.0	1.5	980	$2,000	$2.04	24d	1	1.23mi
24 Main St Unit 2 East Hampton, CT	2.0	1.0	786	$1,995	$2.54	45d	1	1.24mi
24 Main St Unit 1 East Hampton, CT	3.0	1.0	1009	$2,395	$2.37	44d	1	1.24mi
20 Seminole Trl East Hampton, CT	2.0	1.5	1000	$2,900	$2.90	44d	1	1.28mi
502 Edgewater Cir Unit C East Hampton, CT	2.0	2.0	1017	$2,650	$2.61	2d	1	1.38mi
501 Edgewater Cir Unit G East Hampton, CT	2.0	2.0	1017	$2,650	$2.61	2d	1	1.43mi

HOA detail

• Monthly dues: $500 · $6,000/yr
• Likely covers: water

Listing history 3 events

1. 2026-06-21
   days on market $180,000 Active 2 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $180,000 Active 1 DOM

ⓘ 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: $792 · $66/mo
• Projected year-2 tax: $2,322 · $194/mo
• Expected delta: +$1,530/yr (+$128/mo · 193.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 42% 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: $28,841
• − Mortgage interest: −$10,083
• − Property taxes: −$792
• − Insurance: −$900
• − Repairs & maintenance: −$2,307
• − Management: −$2,307
• − HOA: −$6,000
• − Depreciation: −$5,236
• Taxable income: $1,215
• Est. tax owed @ 24.0%: −$292
• After-tax cash flow: $3,473/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 Hampton School District
• NCES district ID: 0901230
• Math proficiency: 43% ▼ -13.00%
• Reading proficiency: 59% ▼ -8.00%
• Median HH income: $91,846
• Composite: 47.55/100
• National rank: #2265
• State rank: #70 of 153 in CT

Livability — East Hampton

• Score: 82/100
• State rank: #13
• US rank: #1301

Category grades

Amenities C- Commute F Cost of living C+ 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: Lake Pocotopaug, CT
• Population (ZIP): 12,401

Population outlook (Lower Connecticut River Valley County) Hauer SSP2

• By 2040: 188,651

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 11% Lithuanian 4% Italian 4%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Lower Connecticut River Valley

• 2024 margin: D (+13.4) · D 55.9% · R 42.4% · Other 1.7%
• All cycles: 2024: D+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.67%
• Current HPI: 190.1694
• 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

+414.3% since first listed

7 events — show timeline

• 2026-06-18 Listed $180,000 Smart MLS
• 2018-09-24 Listing Removed — Smart MLS
• 2018-08-31 Price Changed $27,995 Smart MLS
• 2018-08-30 Listed $27,900 Smart MLS
• 2010-08-23 Sold (Public Records) $35,000 Public Records
• 2009-01-23 Listing Removed — Smart MLS
• 2008-11-23 Listed $35,000 Smart MLS

Property tax history

+5.9%/yr

Latest (2021): $792 · +11.1% YoY. Source: county tax records.