11 Brook Trl · East Hampton, CT 06424

$209,000

2 bd · 1.0 ba · 1,141 sqft · SingleFamily public records · 17 Days on market

Built 1950 0.48 ac lot Est $355k · 41% under

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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 +25.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +7.4/10.0
• 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

A rare blank-slate opportunity on nearly half an acre (0.46 ac) in a quiet East Hampton neighborhood. This 2-bed, 1-bath home offers approximately 1,141 sq ft and has been opened up and prepped for renovation - giving you the freedom to design and finish it exactly the way you want, without working around an existing layout. A great fit for investors, flippers, or hands-on buyers ready to build real equity. The generous lot, established location, and proximity to town, schools, and Lake Pocotopaug recreation make this a strong candidate for the right vision. Comparable renovated homes in the area support attractive upside.

Key facts

• Proximity to schools
• Generous lot
• Proximity to town

Tags

• GENEROUS LOT
• PROXIMITY TO TOWN
• PROXIMITY TO SCHOOLS

Property features AI

Finance

• Other: Located in Middlesex County, Connecticut; GPS-friendly directions available

Exterior

• Utilities: Private well water; Connected to public sewer; No hot water reported
• Home design: Single-family home
• Construction: Frame construction; Concrete foundation
• Exterior features: Vinyl siding

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heat; No fuel specified for heating
• Interior features: Crawl space basement; One fireplace

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $468 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $209k).
• Recommended offer: $206k (1.5% below list) — sets the bar for market timing.

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.
• 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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($206k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $30k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $145k; 44% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 — expect insurance premiums to compound above CPI over the hold.

Recommended offer $205,865 (1.5% below list)

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.24% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.59%
• DSCR: 1.43
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $354,851
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Wordsworth Rd	0.16mi	2/1.5	1,100 (-4%)	8mo	$225,000	$205	78
5 Seminole Trl	0.37mi	2/1.0	1,068 (-6%)	1mo	$302,500	$283	71
15 Wangonk Trl	0.18mi	3/1.5 (+1)	1,170 (+2%)	22mo	$555,000	$474	61
204 E High St	0.39mi	2/1.0	1,183 (+4%)	19mo	$254,000	$215	60
6 Wangonk Trl	0.14mi	3/1.0 (+1)	1,056 (-7%)	21mo	$333,000	$315	59
14 Barrie Rd	0.29mi	1/1.0 (-1)	1,008 (-12%)	10mo	$313,000	$311	54
15 Barrie Rd	0.29mi	3/2.0 (+1)	1,300 (+14%)	1mo	$375,000	$288	53
23 Oneill Ln	0.46mi	3/2.0 (+1)	1,239 (+9%)	13mo	$669,000	$540	44
79 Spellman Point Rd	0.67mi	3/2.0 (+1)	1,311 (+15%)	13mo	$700,000	$534	24

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: -1.8%
• Equity multiple: 0.93×
• Total profit: $-3,958
• Equity at exit: $31,163

10-year hold

• IRR: 8.0%
• Equity multiple: 1.60×
• Total profit: $35,398
• Equity at exit: $18,071

Cash invested: $58,520 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,586 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$392 /mo · $4,709/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $468

Break-even live

Break-even rent $1,994

Max offer price $209,000

Occupancy floor 77%

Sensitivity live

Price	-10% $586	-5% $527	+0% $468	+5% $409	+10% $349
Rent	-10% $263	-5% $366	+0% $468	+5% $570	+10% $672
Rate	-1.0pp $573	-0.5pp $521	base $468	+0.5pp $414	+1.0pp $358

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Seminole Trl East Hampton, CT	2.0	1.5	1000	$2,900	$2.90	44d	1	0.38mi
502 Edgewater Cir Unit C East Hampton, CT	2.0	2.0	1017	$2,650	$2.61	2d	1	0.56mi
501 Edgewater Cir Unit G East Hampton, CT	2.0	2.0	1017	$2,650	$2.61	2d	1	0.58mi
22 Lakeview St Unit 1 East Hampton, CT	3.0	1.5	980	$2,000	$2.04	24d	1	0.99mi
24 Main St Unit 2 East Hampton, CT	2.0	1.0	786	$1,995	$2.54	45d	1	1.42mi
24 Main St Unit 1 East Hampton, CT	3.0	1.0	1009	$2,395	$2.37	44d	1	1.42mi

Listing history 14 events

1. 2026-06-21
   days on market $209,000 Active 17 DOM
2. 2026-06-18
   days on market $209,000 Active 15 DOM
3. 2026-06-17
   days on market $209,000 Active 14 DOM
4. 2026-06-16
   days on market $209,000 Active 13 DOM
5. 2026-06-16
   price $209,000 Active 12 DOM
6. 2026-06-15
   days on market $229,000 Active 12 DOM
7. 2026-06-13
   days on market $229,000 Active 10 DOM
8. 2026-06-12
   pricedays on market $229,000 Active 9 DOM
9. 2026-06-09
   days on market $239,000 Active 6 DOM
10. 2026-06-08
    days on market $239,000 Active 5 DOM
11. 2026-06-07
    days on market $239,000 Active 4 DOM
12. 2026-06-07
    days on market $239,000 Active 3 DOM
13. 2026-06-04
    remarks 630-char remark
14. 2026-06-04
    listed $239,000 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: $4,709 · $392/mo
• Projected year-2 tax: $4,709 · $392/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% 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 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: $31,037
• − Mortgage interest: −$11,707
• − Property taxes: −$4,709
• − Insurance: −$1,045
• − Repairs & maintenance: −$2,483
• − Management: −$2,483
• − Depreciation: −$6,080
• Taxable income: $2,529
• Est. tax owed @ 24.0%: −$607
• After-tax cash flow: $5,006/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

+143.9% since first listed

6 events — show timeline

• 2026-06-03 Listed $239,000 Smart MLS
• 2026-06-02 Listing Removed — Smart MLS
• 2026-06-02 Listed $239,000 Smart MLS
• 2005-06-21 Sold (Public Records) $145,000 Public Records
• 2005-06-21 Sold (Public Records) $145,000 Public Records
• 1998-10-07 Sold (Public Records) $98,000 Public Records

Property tax history

+2.8%/yr

Latest (2022): $4,709 · +0.4% YoY. Source: county tax records.