141 E High St · Lake Pocotopaug, CT 06424

$499,900

4 bd · 4.0 ba · 2,000 sqft · MultiFamily public records · 145 Days on market

Built 1950 0.30 ac lot Est $438k · 14% over

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Why this score? — see what drove the D+ 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 +22.1/30.0
• DSCR +7.1/10.0
• 1% rule +5.2/10.0
• Schools +4.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.1/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

This two family is a great find.Walk to private beach and boat docking on lake pocotopaug.Ones side is new in 2009 with an office in lower level 2 full baths on both sides first floor open floor plan. Very convient to rt.2

Key facts

• Close to the lake
• Private entrance
• Lakeside community

Tags

• PRIVATE ENTRANCE
• SPACIOUS LIVING ROOM
• CLOSE TO THE LAKE
• LAKESIDE COMMUNITY

Property features AI

Exterior

• Utilities: Private well water; Public sewer connection; Above-ground oil tank
• Home design: Multi-family (2-family) property
• Construction: Frame construction; Concrete foundation; Asphalt shingle roof; Vinyl siding; Built as a multi-family residence
• Exterior features: Deck; Rolling lot

Interior

• Bedrooms: Four bedrooms
• Bathrooms: Four full bathrooms
• Heating & cooling: Baseboard heating; Oil-fired hot water
• Interior features: Nine total rooms; Full basement with partial finish and walk-out; Attic with storage space accessed via hatch

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/2.0-bath units multifamily listed at $500k.

Deal economics

• At list price, monthly cash flow is $804 ($10k/yr) — positive. Per door: $402/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $500k).
• Recommended offer: $440k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#130 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment A-; Watch: cost of living C-, schools D, amenities 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.
• Market conditions: 62 active listings in the ZIP; 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 $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($440k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 16y ago; this cycle's ask is 21635% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $220k; list at $500k implies a 127% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 41% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $439,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 145 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 8.22%
• Cash-on-cash: 6.90%
• DSCR: 1.31
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $438,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
141 E High St	0.00mi	4/4.0	2,000 (0%)	1mo	$437,750	$219	99

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: -5.7%
• Equity multiple: 0.79×
• Total profit: $-29,840
• Equity at exit: $74,537

10-year hold

• IRR: 3.9%
• Equity multiple: 1.28×
• Total profit: $39,730
• Equity at exit: $43,222

Cash invested: $139,972 (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: 16.3×

Monthly cashflow live

• Estimated rent: $5,107 high
• Mortgage (P&I): −$2,622
• Tax from tax record: −$400 /mo · $4,805/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,072
• Net cashflow: $804

Break-even live

Break-even rent $4,089

Max offer price $499,900

Occupancy floor 79%

Sensitivity live

Price	-10% $1,087	-5% $946	+0% $804	+5% $663	+10% $521
Rent	-10% $401	-5% $603	+0% $804	+5% $1,006	+10% $1,208
Rate	-1.0pp $1,056	-0.5pp $931	base $804	+0.5pp $675	+1.0pp $543

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	2	$5,108
Total (2 units)			$5,107

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: $124,975
• Closing costs: $14,997
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-04-27
   status Under Contract
2. 2026-04-08
   price $499,900
3. 2026-03-20
   historical $2,300
4. 2025-12-18
   listed $2,300
5. 2025-12-03
   price $524,900
6. 2025-12-03
   listed $542,900 Active
7. 2011-04-07
   soldstatus $220,000 222-char remark

   Show marketing remark (222 chars)

   This two family is a great find.Walk to private beach and boat docking on lake pocotopaug.Ones side is new in 2009 with an office in lower level 2 full baths on both sides first floor open floor plan. Very convient to rt.2

8. 2011-04-01
   soldstatus $220,000
9. 2011-03-03
   listed $225,000 222-char remark

   Show marketing remark (222 chars)

   This two family is a great find.Walk to private beach and boat docking on lake pocotopaug.Ones side is new in 2009 with an office in lower level 2 full baths on both sides first floor open floor plan. Very convient to rt.2

10. 2010-09-08
    historical
11. 2010-03-09
    listed $250,000

ⓘ 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: $4,805 · $400/mo
• Projected year-2 tax: $7,751 · $646/mo
• Expected delta: +$2,946/yr (+$246/mo · 61.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 41% 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: $61,284
• − Mortgage interest: −$28,002
• − Property taxes: −$4,805
• − Insurance: −$2,500
• − Repairs & maintenance: −$4,903
• − Management: −$4,903
• − Depreciation: −$14,543
• Taxable income: $1,629
• Est. tax owed @ 24.0%: −$391
• After-tax cash flow: $9,260/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 — Lake Pocotopaug

• Score: 64/100
• State rank: #130
• US rank: #14714

Category grades

Amenities F Commute F Cost of living C- Crime A+ Employment A- Housing A+ Health & safety F 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

+100.0% since first listed

11 events — show timeline

• 2026-04-27 Pending — Smart MLS
• 2026-04-08 Price Changed $499,900 Smart MLS
• 2026-03-20 Rental Removed $2,300 Avail
• 2025-12-18 Listed for Rent $2,300 Avail
• 2025-12-03 Price Changed $524,900 Smart MLS
• 2025-12-03 Listed $542,900 Smart MLS
• 2011-04-07 Sold (MLS) $220,000 Smart MLS
• 2011-04-01 Sold (Public Records) $220,000 Public Records
• 2011-03-03 Listed $225,000 Smart MLS
• 2010-09-08 Listing Removed — Smart MLS
• 2010-03-09 Listed $250,000 Smart MLS

Property tax history

+3.0%/yr

Latest (2022): $4,805 · +0.4% YoY. Source: county tax records.