46 Edstrom Rd Lot B · Marlborough, CT 06447

$50,000

2 bd · 2.0 ba · 952 sqft · Manufactured public records · 35 Days on market

Built 1980 $750/mo HOA · 37% 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 +5.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away in a peaceful setting in Marlborough, this spacious mobile home offers large, comfortable rooms and a warm, inviting layout. Enjoy cozy evenings by the pellet stove, along with the added convenience of a generator for peace of mind. The home is in move-in condition with newer windows and a brand-new water heater installed on 3/23/26, while still offering an opportunity to add your own updates and personal touches. Outside, you'll find three sheds-including one perfect for a charming she-shed/workshop/studio-and a unique bridge leading over a small stream to a private, wooded area behind the home, creating a truly special retreat-like setting.

Key facts

• Water heater
• Pellet stove
• Newer windows

Tags

• PELLET STOVE
• GENERATOR
• NEWER WINDOWS
• WATER HEATER
• THREE SHEDS
• PRIVATE WOODED AREA

Property features AI

Finance

• Other: Nearby amenities include a lake and medical facilities
• HOA & community: Homeowners association with monthly fee; HOA fee $750 monthly; HOA covers trash pickup, snow removal, property management, and road maintenance

Exterior

• Parking: Off-street parking; 2 parking spaces
• Utilities: Shared well water; Septic sewage system; Power: propane-fueled systems with above-ground fuel tank
• Home design: Single-family home for sale; On leased land; Prefabricated construction; Mustard exterior color
• Construction: Asphalt shingle roof; Aluminum siding; No foundation specified (None listed); Prefab construction
• Exterior features: Enclosed porch; Open porch; Covered deck; Yard shed; Open lot

Interior

• Kitchen: Oven/Range; Microwave; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot air heat via propane; Window cooling unit(s); Propane hot water (domestic)
• Interior features: Cable available; Total of 4 rooms; No basement
• Laundry & utility: Washer and dryer included; Laundry located outside bedroom in hallway on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $50k.

Deal economics

• At list price, monthly cash flow is $415 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $48k (3.0% 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 08 (rural): math 54% / reading 65% proficiency, ranked #34 of 153 in CT (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 6% free/reduced lunch — higher-income household profile.
• Market conditions: 24 active listings in the ZIP; 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 $346 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 $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $32k; list at $50k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 37% of rent.
• Climate carrying-cost: severe flood risk; major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 4.01% ✓
• Cap rate: 17.85%
• Cash-on-cash: 41.29%
• DSCR: 2.84
• GRM: 2.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 31.9%
• Equity multiple: 2.35×
• Total profit: $18,879
• Equity at exit: $7,455

10-year hold

• IRR: 39.2%
• Equity multiple: 4.76×
• Total profit: $52,673
• Equity at exit: $4,323

Cash invested: $14,000 (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 06447

• Home prices YoY: -24.0%
• Active inventory: 24
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $2,006 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$70 /mo · $845/yr
• Insurance: −$21
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$750
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $415

Break-even live

Break-even rent $1,481

Max offer price $50,000

Occupancy floor 74%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $750 · $9,000/yr
• Likely covers: water

Listing history 19 events

1. 2026-06-18
   days on market $50,000 Active 35 DOM
2. 2026-06-17
   days on market $50,000 Active 34 DOM
3. 2026-06-16
   days on market $50,000 Active 33 DOM
4. 2026-06-15
   days on market $50,000 Active 32 DOM
5. 2026-06-13
   days on market $50,000 Active 30 DOM
6. 2026-06-13
   days on market $50,000 Active 29 DOM
7. 2026-06-10
   days on market $50,000 Active 27 DOM
8. 2026-06-09
   days on market $50,000 Active 26 DOM
9. 2026-06-08
   days on market $50,000 Active 25 DOM
10. 2026-06-07
    days on market $50,000 Active 24 DOM
11. 2026-06-05
    days on market $50,000 Active 21 DOM
12. 2026-06-03
    days on market $50,000 Active 20 DOM
13. 2026-06-02
    days on market $50,000 Active 19 DOM
14. 2026-06-01
    days on market $50,000 Active 18 DOM
15. 2026-05-31
    days on market $50,000 Active 17 DOM
16. 2026-05-19
    status Active
17. 2026-03-27
    historical
18. 2026-03-21
    listed $50,000 Active
19. 1988-04-28
    soldstatus $32,000

ⓘ 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: $845 · $70/mo
• Projected year-2 tax: $958 · $80/mo
• Expected delta: +$112/yr (+$9/mo · 13.3%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,078
• − Mortgage interest: −$2,801
• − Property taxes: −$845
• − Insurance: −$1,048
• − Repairs & maintenance: −$1,926
• − Management: −$1,926
• − HOA: −$9,000
• − Depreciation: −$1,455
• Taxable income: $5,077
• Est. tax owed @ 24.0%: −$1,219
• After-tax cash flow: $3,764/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 08
• NCES district ID: 0903750
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 65% ▼ -6.00%
• Median HH income: $106,389
• Composite: 56.01/100
• National rank: #1190
• State rank: #34 of 153 in CT

Livability — Marlborough

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

Census & demographics

• Population (ZIP): 6,106

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 11% Two or more races 8% Asian 5% Black 2%
• Hispanic origin (detail): Puerto Rican 8%
• Common ancestry: Romanian 9% Lithuanian 5% Italian 2%
• Foreign-born: 6% · Canada, China, Dominican Republic
• Languages at home: 89% English-only · Spanish 8% Other Asian/Pacific 2% Russian/Polish/Slavic 1%

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: ▼ -72.58%
• Current HPI: 230.0302
• 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

+56.2% since first listed

4 events — show timeline

• 2026-05-19 Relisted — Smart MLS
• 2026-03-27 Listing Removed — Smart MLS
• 2026-03-21 Listed $50,000 Smart MLS
• 1988-04-28 Sold (Public Records) $32,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $845 · +3.9% YoY. Source: county tax records.