11 Ella Cir · Milford, CT 06460

$144,900

1 bd · 1.0 ba · 756 sqft · Manufactured public records · 14 Days on market

Built 1989 $450/mo HOA · 19% 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 +4.6/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Has one bedroom with small additional room (computer room ) Nice lot with wooded area in rear Shed Buyers must pass a credit and background check ( 125. ) Must meet with the board to be approved There a $400.00 mthly land lease

Key facts

• 2 closets
• Shed
• Storage closet

Tags

• LAUNDRY ROOM CLOSET
• BAY WINDOW
• SHED
• SECOND BEDROOM
• 2 CLOSETS
• STORAGE CLOSET

Property features AI

Finance

• Financial info: Property managed by a professional off-site management company
• HOA & community: Homeowners association with a $450 monthly fee; Association amenities include a clubhouse; HOA covers clubhouse, grounds maintenance, trash pickup, snow removal, property management, and road maintenance

Exterior

• Parking: Driveway (paved); 2 total parking spaces
• Utilities: Public water connected; Public sewer connected; Natural gas available
• Home design: Single-family home
• Construction: Prefab construction; Piling foundation; White exterior color
• Exterior features: Level lot; Private asphalt driveway; Vinyl siding; Asphalt shingle roof; Property sits on leased land

Interior

• Kitchen: Gas range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Hot air heating fueled by natural gas; Natural gas hot water with a 40-gallon tank
• Interior features: Total of 4 rooms; No basement
• Laundry & utility: Laundry located in primary bathroom on the main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $565 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Milford School District (urban): math 44% / reading 58% proficiency, ranked #73 of 153 in CT (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Joseph A. Foran High School (math 47% / reading 67%, grade C, #52 of 194 statewide, top 31%, 765 students, 26% FRL).
• Market conditions: Rents rising (+2.2%/yr); 175 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 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 $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 2.2% rent growth), your $41k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 20y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $66k; list at $145k implies a 121% gain — meaningful room to come down on a strong offer.

Recommended offer $144,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.67% ✓
• Cap rate: 10.97%
• Cash-on-cash: 16.70%
• DSCR: 1.74
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.19% rent growth · sell at horizon

5-year hold

• IRR: 6.9%
• Equity multiple: 1.27×
• Total profit: $10,783
• Equity at exit: $21,605

10-year hold

• IRR: 15.4%
• Equity multiple: 2.20×
• Total profit: $48,825
• Equity at exit: $12,528

Cash invested: $40,572 (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 06460

• Rents YoY: 2.2%
• Active inventory: 175
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,415 high
• Mortgage (P&I): −$760
• Tax from tax record: −$73 /mo · $872/yr
• Insurance: −$60
• HOA: −$450
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $565

Break-even live

Break-even rent $1,700

Max offer price $144,900

Occupancy floor 72%

Sensitivity live

Price	-10% $647	-5% $606	+0% $565	+5% $524	+10% $483
Rent	-10% $374	-5% $469	+0% $565	+5% $660	+10% $756
Rate	-1.0pp $638	-0.5pp $602	base $565	+0.5pp $527	+1.0pp $489

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1080 New Haven Ave #91 Milford, CT	2.0	1.5	963	$2,300	$2.39	3d	1	0.97mi
70 Tumblebrook Rd Milford, CT	2.0	1.0	1056	$3,500	$3.31	44d	1	1.07mi
153 Penn Cmn #153 Milford, CT	2.0	1.5	1092	$2,500	$2.29	11d	1	1.08mi
40 Chapel St #210 Milford, CT	1.0	1.0	887	$2,100	$2.37	3d	1	1.33mi
157 1/2 Kings Hwy Unit L Milford, CT	1.0	1.0	802	$2,400	$2.99	44d	1	1.45mi
23 Village Rd Milford, CT	2.0	1.5	1058	$3,100	$2.93	4d	1	1.48mi
140 Beach Ave Unit 2 Milford, CT	2.0	1.0	1096	$2,600	$2.37	44d	1	1.49mi

HOA detail

• Monthly dues: $450 · $5,400/yr

Listing history 11 events

1. 2026-06-18
   days on market $144,900 Active 14 DOM
2. 2026-06-17
   days on market $144,900 Active 13 DOM
3. 2026-06-16
   days on market $144,900 Active 12 DOM
4. 2026-06-15
   days on market $144,900 Active 11 DOM
5. 2026-06-14
   days on market $144,900 Active 9 DOM
6. 2026-06-13
   pricedays on market $144,900 Active 8 DOM
7. 2026-06-10
   days on market $154,900 Active 6 DOM
8. 2026-06-09
   days on market $154,900 Active 5 DOM
9. 2026-06-08
   days on market $154,900 Active 4 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $154,900 Active 3 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: $872 · $73/mo
• Projected year-2 tax: $1,986 · $166/mo
• Expected delta: +$1,114/yr (+$93/mo · 127.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $28,977
• − Mortgage interest: −$8,117
• − Property taxes: −$872
• − Insurance: −$724
• − Repairs & maintenance: −$2,318
• − Management: −$2,318
• − HOA: −$5,400
• − Depreciation: −$4,215
• Taxable income: $5,012
• Est. tax owed @ 24.0%: −$1,203
• After-tax cash flow: $5,574/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: Milford School District
• NCES district ID: 0902520
• Math proficiency: 44% ▼ -14.00%
• Reading proficiency: 58% ▼ -11.00%
• Median HH income: $80,198
• Composite: 46.45/100
• National rank: #2444
• State rank: #73 of 153 in CT

Livability — Milford

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

Census & demographics

• Census place: Milford city (balance), CT
• County: New Haven County · 688,236 people
• City population: 52,684
• Metro: New Haven-Milford, CT
• Population (ZIP): 37,649
• Household income: $104,360
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 1254.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 8% Two or more races 7% Asian 3% Black 3%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 6% Lithuanian 4% Scotch-Irish 2%
• Foreign-born: 10% · Canada, China, Jamaica
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 3% Other Asian/Pacific 1%

Political lean MEDSL · South Central Connecticut

• 2024 margin: Strong D (+20.1) · D 59.0% · R 38.9% · Other 2.1%
• All cycles: 2024: D+20.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -396.40%
• Current HPI: 287.7738
• Rent YoY: ▲ 2.19%
• Metro: New Haven-Milford, CT
• 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

+72.3% since first listed

5 events — show timeline

• 2026-06-04 Listed $154,900 Smart MLS
• 2019-07-26 Sold (MLS) $65,500 Smart MLS
• 2018-10-09 Listed $69,900 Smart MLS
• 2006-05-19 Sold (MLS) $70,000 Smart MLS
• 2006-01-27 Listed $89,900 Smart MLS

Property tax history

+1.0%/yr

Latest (2023): $872 · +2.0% YoY. Source: county tax records.