46 Barbara Ave · Prospect, CT 06712

$64,000

2 bd · 1.0 ba · 938 sqft · Manufactured public records · 80 Days on market

Built 1984 $68/sqft · 47% below area Est $120k · 47% under $541/mo HOA · 30% of rent ↓ 20% since listing

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.3/10.0
• 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

Come view this charming 2-bedroom, 1-bath mobile home nestled in a private enclave in Prospect. Featuring a newly paved driveway and an enclosed carport, this property backs up to acres of pristine woodland, offering front-row seats to New England's breathtaking seasonal changes. Experience the tranquil lifestyle this unique location provides! The interior showcases natural wood flooring and warm wood-paneled walls, perfectly complementing the home's serene natural setting. Despite its peaceful, secluded feel, this property offers convenient access to Big Y, CVS, restaurants, and all the amenities of nearby Naugatuck. Don't miss this rare opportunity to enjoy country living with city convenience and affordable living!

Key facts

• Enclosed carport
• Convenient access
• Wood paneled walls

Tags

• ENCLOSED CARPORT
• PRISTINE WOODLAND
• NATURAL WOOD FLOORING
• WOOD PANELED WALLS
• CONVENIENT ACCESS

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $64k.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $64k).
• Recommended offer: $60k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Regional School District 16 (suburban): math 49% / reading 66% proficiency, ranked #50 of 153 in CT (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 41 active listings in the ZIP; 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $442 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 ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $56k (47%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 30% of rent.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $60,160 (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. 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: 2.81% ✓
• Cap rate: 14.85%
• Cash-on-cash: 30.54%
• DSCR: 2.36
• GRM: 3.0

CMA / ARV

• ARV (median comp): $120,337
• List price: $64,000
• Delta: -46.82%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.6%
• Equity multiple: 2.06×
• Total profit: $19,027
• Equity at exit: $9,543

10-year hold

• IRR: 33.5%
• Equity multiple: 4.09×
• Total profit: $55,385
• Equity at exit: $5,534

Cash invested: $17,920 (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 06712

• Home prices YoY: -27.1%
• Active inventory: 41
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,795 medium
• Mortgage (P&I): −$336
• Tax from tax record: −$59 /mo · $706/yr
• Insurance: −$27
• HOA: −$541
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $456

Break-even live

Break-even rent $1,218

Max offer price $64,000

Occupancy floor 70%

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: $16,000
• Closing costs: $1,920
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $541 · $6,492/yr

Listing history 23 events

1. 2026-06-18
   days on market $64,000 Active 80 DOM
2. 2026-06-17
   days on market $64,000 Active 79 DOM
3. 2026-06-16
   days on market $64,000 Active 78 DOM
4. 2026-06-15
   days on market $64,000 Active 77 DOM
5. 2026-06-14
   days on market $64,000 Active 75 DOM
6. 2026-06-10
   days on market $64,000 Active 72 DOM
7. 2026-06-09
   pricedays on market $64,000 Active 71 DOM
8. 2026-06-08
   days on market $69,000 Active 70 DOM
9. 2026-06-07
   days on market $69,000 Active 69 DOM
10. 2026-06-03
    days on market $69,000 Active 65 DOM
11. 2026-06-03
    days on market $69,000 Active 64 DOM
12. 2026-06-01
    days on market $69,000 Active 63 DOM
13. 2026-05-31
    days on market $69,000 Active 62 DOM
14. 2026-05-12
    price $79,000 727-char remark

    Show marketing remark (727 chars)

    Come view this charming 2-bedroom, 1-bath mobile home nestled in a private enclave in Prospect. Featuring a newly paved driveway and an enclosed carport, this property backs up to acres of pristine woodland, offering front-row seats to New England's breathtaking seasonal changes. Experience the tranquil lifestyle this unique location provides! The interior showcases natural wood flooring and warm wood-paneled walls, perfectly complementing the home's serene natural setting. Despite its peaceful, secluded feel, this property offers convenient access to Big Y, CVS, restaurants, and all the amenities of nearby Naugatuck. Don't miss this rare opportunity to enjoy country living with city convenience and affordable living!

15. 2026-05-04
    price $89,000 727-char remark

    Show marketing remark (727 chars)

    Come view this charming 2-bedroom, 1-bath mobile home nestled in a private enclave in Prospect. Featuring a newly paved driveway and an enclosed carport, this property backs up to acres of pristine woodland, offering front-row seats to New England's breathtaking seasonal changes. Experience the tranquil lifestyle this unique location provides! The interior showcases natural wood flooring and warm wood-paneled walls, perfectly complementing the home's serene natural setting. Despite its peaceful, secluded feel, this property offers convenient access to Big Y, CVS, restaurants, and all the amenities of nearby Naugatuck. Don't miss this rare opportunity to enjoy country living with city convenience and affordable living!

16. 2026-04-14
    price $100,000 727-char remark

    Show marketing remark (727 chars)

    Come view this charming 2-bedroom, 1-bath mobile home nestled in a private enclave in Prospect. Featuring a newly paved driveway and an enclosed carport, this property backs up to acres of pristine woodland, offering front-row seats to New England's breathtaking seasonal changes. Experience the tranquil lifestyle this unique location provides! The interior showcases natural wood flooring and warm wood-paneled walls, perfectly complementing the home's serene natural setting. Despite its peaceful, secluded feel, this property offers convenient access to Big Y, CVS, restaurants, and all the amenities of nearby Naugatuck. Don't miss this rare opportunity to enjoy country living with city convenience and affordable living!

17. 2026-03-30
    listed $120,000 Active 727-char remark

    Show marketing remark (727 chars)

    Come view this charming 2-bedroom, 1-bath mobile home nestled in a private enclave in Prospect. Featuring a newly paved driveway and an enclosed carport, this property backs up to acres of pristine woodland, offering front-row seats to New England's breathtaking seasonal changes. Experience the tranquil lifestyle this unique location provides! The interior showcases natural wood flooring and warm wood-paneled walls, perfectly complementing the home's serene natural setting. Despite its peaceful, secluded feel, this property offers convenient access to Big Y, CVS, restaurants, and all the amenities of nearby Naugatuck. Don't miss this rare opportunity to enjoy country living with city convenience and affordable living!

18. 2026-03-09
    historical
19. 2026-03-04
    status Active
20. 2026-01-29
    status Under Contract
21. 2026-01-05
    status Active
22. 2025-12-24
    status Under Contract
23. 2025-11-27
    listed $98,900 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: $706 · $59/mo
• Projected year-2 tax: $1,038 · $86/mo
• Expected delta: +$332/yr (+$28/mo · 47.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,543
• − Mortgage interest: −$3,585
• − Property taxes: −$706
• − Insurance: −$320
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − HOA: −$6,492
• − Depreciation: −$1,862
• Taxable income: $5,131
• Est. tax owed @ 24.0%: −$1,232
• After-tax cash flow: $4,242/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: Regional School District 16
• NCES district ID: 0903538
• Math proficiency: 49% ▼ -12.00%
• Reading proficiency: 66% ▼ -5.00%
• Median HH income: $88,265
• Composite: 52.59/100
• National rank: #1560
• State rank: #50 of 153 in CT

Livability — Prospect

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

Census & demographics

• Population (ZIP): 9,414

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 8% Hispanic / Latino 5% Black 4% Asian 2%
• Common ancestry: Russian 7% Romanian 5% Lithuanian 3%
• Foreign-born: 11% · Canada, South Korea
• Languages at home: 86% English-only · Other Indo-European 5% Spanish 4% French/Haitian/Cajun 2%

Political lean MEDSL · Naugatuck Valley

• 2024 margin: Lean R (+7.4) · D 45.6% · R 53.0% · Other 1.4%
• All cycles: 2024: R+7.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -68.95%
• Current HPI: 185.2665
• 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

-20.1% since first listed

10 events — show timeline

• 2026-05-12 Price Changed $79,000 Smart MLS
• 2026-05-04 Price Changed $89,000 Smart MLS
• 2026-04-14 Price Changed $100,000 Smart MLS
• 2026-03-30 Listed $120,000 Smart MLS
• 2026-03-09 Listing Removed — Smart MLS
• 2026-03-04 Relisted — Smart MLS
• 2026-01-29 Pending — Smart MLS
• 2026-01-05 Relisted — Smart MLS
• 2025-12-24 Pending — Smart MLS
• 2025-11-27 Listed $98,900 Smart MLS

Property tax history

+1.0%/yr

Latest (2023): $706 · -0.1% YoY. Source: county tax records.