4 Maple Rd · Bristol, CT 06489

$135,000

2 bd · 1.0 ba · 944 sqft · Manufactured public records · 153 Days on market

Built 1999 $143/sqft · 17% below area Est $163k · 17% under $647/mo HOA · 33% of rent ↓ 14% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +13.0/30.0
• 1% rule +9.4/10.0
• Schools +5.2/10.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Occupying a prime location in the complex and offering a LEVEL yard! Sit on the covered deck and enjoy the mature landscaping & plantings! This one owner Ranch mobile home has been well maintained. Open floor plan with vaulted ceilings and oversized windows that flood the living space with natural light. Spacious living room with triple bow window overlooking association area with gazebo. Large eat-in kitchen offers plenty of counter & cabinet space, plus a full pantry. Down the hall is a generously sized main bedroom, 2nd bedroom, huge full bathroom & laundry. Enjoy the efficient Propane heat & central air conditioning. New Furnace! 2 level parking spots. Large shed for storage! Convenient location close to amenities & highway. Active 55+ community includes pool, clubhouse, fitness center, horseshoe pits, gardens, and more! Great Condo alternative with the feel of a single family home! Buyer must apply to sunwood communities for approval. Agent/Owner related.

Key facts

• Covered deck
• Open floor plan
• Mature landscaping

Tags

• COVERED DECK
• MATURE LANDSCAPING
• OPEN FLOOR PLAN
• VAULTED CEILINGS
• OVERSIZED WINDOWS
• TRIPLE BOW WINDOW

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $-434 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $58k (56.8% below list).
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $58k (56.8% below list) — sets the bar for cash-flow.
• Cap rate 6.2% vs local median 3.3% in Bristol — 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 81/100 on livability (#21 in CT, #1,585 nationally) — a professional / high-income tenant draw. Strengths: crime A+, housing A+, health & safety A+; Watch: commute F.
• Southington School District (suburban): math 52% / reading 64% proficiency, ranked #51 of 153 in CT (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Zoned schools: Thalberg Elementary School (math 52% / reading 56%, grade C, #207 of 553 statewide, top 38%, 431 students, 19% FRL); Joseph A. Depaolo Middle School (math 43% / reading 63%, grade C+, #71 of 175 statewide, top 41%, 694 students, 24% FRL); Southington High School (math 48% / reading 68%, grade C, #50 of 194 statewide, top 25%, 1,945 students, 22% FRL).
• Market conditions: 111 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $427/mo; HOA is 33% of rent.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $58,350 (56.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 153 days. Have you received any prior offers? Is the seller open to a 57% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
8. 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.
9. 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: 1.44% ✓
• Cap rate: 6.23%
• Cash-on-cash: -0.23%
• DSCR: 0.99
• GRM: 5.8

CMA / ARV

• ARV (median comp): $162,664
• List price: $135,000
• Delta: -17.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -41.2%
• Equity multiple: -0.29×
• Total profit: $-48,846
• Equity at exit: $20,129

10-year hold

• IRR: -61.5%
• Equity multiple: -1.00×
• Total profit: $-75,420
• Equity at exit: $11,672

Cash invested: $37,800 (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 06489

• Active inventory: 111
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,940 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$129 /mo · $1,547/yr
• Insurance: −$56
• Flood insurance flood zone: −$427 /mo · $5,118/yr
• HOA: −$647
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-434

Break-even live

Break-even rent $2,489

Max offer price $58,350

Occupancy floor —

Sensitivity live

Price	-10% $-357	-5% $-396	+0% $-434	+5% $-472	+10% $-510
Rent	-10% $-587	-5% $-511	+0% $-434	+5% $-357	+10% $-281
Rate	-1.0pp $-366	-0.5pp $-400	base $-434	+0.5pp $-469	+1.0pp $-504

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Stoughton Rd Southington, CT	2.0	1.0	720	$1,850	$2.57	45d	1	0.70mi
273 Queen St Unit 16F Southington, CT	2.0	1.5	920	$1,920	$2.09	25d	1	1.16mi

HOA detail

• Monthly dues: $647 · $7,764/yr
• Likely covers: landscapingpoolgym

Listing history 19 events

1. 2026-06-22
   days on market $135,000 Active 153 DOM
2. 2026-06-18
   days on market $135,000 Active 150 DOM
3. 2026-06-17
   days on market $135,000 Active 149 DOM
4. 2026-06-16
   days on market $135,000 Active 148 DOM
5. 2026-06-15
   days on market $135,000 Active 147 DOM
6. 2026-06-13
   pricedays on market $135,000 Active 145 DOM
7. 2026-06-10
   days on market $149,900 Active 142 DOM
8. 2026-06-09
   days on market $149,900 Active 141 DOM
9. 2026-06-08
   days on market $149,900 Active 140 DOM
10. 2026-06-07
    days on market $149,900 Active 139 DOM
11. 2026-06-05
    days on market $149,900 Active 136 DOM
12. 2026-06-03
    days on market $149,900 Active 135 DOM
13. 2026-06-02
    days on market $149,900 Active 134 DOM
14. 2026-06-01
    days on market $149,900 Active 133 DOM
15. 2026-05-31
    days on market $149,900 Active 132 DOM
16. 2026-02-25
    status Active 994-char remark

    Show marketing remark (994 chars)

    Occupying a prime location in the complex and offering a LEVEL yard! Sit on the covered deck and enjoy the mature landscaping & plantings! This one owner Ranch mobile home has been well maintained. Open floor plan with vaulted ceilings and oversized windows that flood the living space with natural light. Spacious living room with triple bow window overlooking association area with gazebo. Large eat-in kitchen offers plenty of counter & cabinet space, plus a full pantry. Down the hall is a generously sized main bedroom, 2nd bedroom, huge full bathroom & laundry. Enjoy the efficient Propane heat & central air conditioning. New Furnace! 2 level parking spots. Large shed for storage! Convenient location close to amenities & highway. Active 55+ community includes pool, clubhouse, fitness center, horseshoe pits, gardens, and more! Great Condo alternative with the feel of a single family home! Buyer must apply to sunwood communities for approval. Agent/Owner related.

17. 2026-02-09
    historical 994-char remark

    Show marketing remark (994 chars)

    Occupying a prime location in the complex and offering a LEVEL yard! Sit on the covered deck and enjoy the mature landscaping & plantings! This one owner Ranch mobile home has been well maintained. Open floor plan with vaulted ceilings and oversized windows that flood the living space with natural light. Spacious living room with triple bow window overlooking association area with gazebo. Large eat-in kitchen offers plenty of counter & cabinet space, plus a full pantry. Down the hall is a generously sized main bedroom, 2nd bedroom, huge full bathroom & laundry. Enjoy the efficient Propane heat & central air conditioning. New Furnace! 2 level parking spots. Large shed for storage! Convenient location close to amenities & highway. Active 55+ community includes pool, clubhouse, fitness center, horseshoe pits, gardens, and more! Great Condo alternative with the feel of a single family home! Buyer must apply to sunwood communities for approval. Agent/Owner related.

18. 2026-01-23
    price $149,900 994-char remark

    Show marketing remark (994 chars)

    Occupying a prime location in the complex and offering a LEVEL yard! Sit on the covered deck and enjoy the mature landscaping & plantings! This one owner Ranch mobile home has been well maintained. Open floor plan with vaulted ceilings and oversized windows that flood the living space with natural light. Spacious living room with triple bow window overlooking association area with gazebo. Large eat-in kitchen offers plenty of counter & cabinet space, plus a full pantry. Down the hall is a generously sized main bedroom, 2nd bedroom, huge full bathroom & laundry. Enjoy the efficient Propane heat & central air conditioning. New Furnace! 2 level parking spots. Large shed for storage! Convenient location close to amenities & highway. Active 55+ community includes pool, clubhouse, fitness center, horseshoe pits, gardens, and more! Great Condo alternative with the feel of a single family home! Buyer must apply to sunwood communities for approval. Agent/Owner related.

19. 2026-01-03
    listed $175,000 Active 994-char remark

    Show marketing remark (994 chars)

    Occupying a prime location in the complex and offering a LEVEL yard! Sit on the covered deck and enjoy the mature landscaping & plantings! This one owner Ranch mobile home has been well maintained. Open floor plan with vaulted ceilings and oversized windows that flood the living space with natural light. Spacious living room with triple bow window overlooking association area with gazebo. Large eat-in kitchen offers plenty of counter & cabinet space, plus a full pantry. Down the hall is a generously sized main bedroom, 2nd bedroom, huge full bathroom & laundry. Enjoy the efficient Propane heat & central air conditioning. New Furnace! 2 level parking spots. Large shed for storage! Convenient location close to amenities & highway. Active 55+ community includes pool, clubhouse, fitness center, horseshoe pits, gardens, and more! Great Condo alternative with the feel of a single family home! Buyer must apply to sunwood communities for approval. Agent/Owner related.

ⓘ 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: $1,547 · $129/mo
• Projected year-2 tax: $2,218 · $185/mo
• Expected delta: +$671/yr (+$56/mo · 43.4%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 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: $23,283
• − Mortgage interest: −$7,562
• − Property taxes: −$1,547
• − Insurance: −$5,794
• − Repairs & maintenance: −$1,863
• − Management: −$1,863
• − HOA: −$7,764
• − Depreciation: −$3,927
• Taxable loss: −$7,037
• Est. tax savings @ 24.0%: +$1,689
• After-tax cash flow: $-3,518/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: Southington School District
• NCES district ID: 0904230
• Math proficiency: 52% ▼ -9.00%
• Reading proficiency: 64% ▼ -5.00%
• Median HH income: $81,467
• Composite: 52.38/100
• National rank: #1581
• State rank: #51 of 153 in CT

Livability — Bristol

• Score: 81/100
• State rank: #21
• US rank: #1585

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hartford County · 754,208 people
• City population: 61,684
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 32,706
• Household income: $126,465
• Rent vs Own: 18.0% rent · 82.0% own
• Severe rent burden: 513.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Asian 2% Black 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 13% Lithuanian 7% Russian 2%
• Foreign-born: 9% · Canada, China, Jamaica
• Languages at home: 88% English-only · Other Indo-European 4% Spanish 3% Russian/Polish/Slavic 2%

Political lean MEDSL · Capitol

• 2024 margin: Strong D (+21.9) · D 60.1% · R 38.2% · Other 1.7%
• All cycles: 2024: D+21.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -161.57%
• Current HPI: 179.8884
• Rent YoY: —
• Metro: Hartford-East Hartford-Middletown, 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

-14.3% since first listed

4 events — show timeline

• 2026-02-25 Relisted — Smart MLS
• 2026-02-09 Listing Removed — Smart MLS
• 2026-01-23 Price Changed $149,900 Smart MLS
• 2026-01-03 Listed $175,000 Smart MLS

Property tax history

+1.4%/yr

Latest (2025): $1,547 · +5.7% YoY. Source: county tax records.