3 bd · 2.0 ba ·
1,056 sqft ·
Built 2026
· Manufactured
· Active
· 31 DOM
Cashflow @ list (25.0% down · 7.5%)
Estimated rent
$2,133/mo
Mortgage (P&I)
−$472
Tax + insurance
−$150
HOA
−$0
Vac / Maint / Mgmt
−$448
Net cashflow
$1,062/mo
Annual
$12,750/yr
Cap rate
20.44%
Cash-on-cash
50.54%
DSCR
3.25
1% rule
2.37%
Cash to close
$25,228
Investor read
This is a 3-bed/2.0-bath manufactured listed at $90k.
At list price, monthly cash flow is $1k ($13k/yr) — positive.
The deal already cash-flows at list — no discount required.
Meets the 1% rule at list price ($2k rent vs $90k).
It's been on market 31 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
Recommended offer: $87k (3.0% below list) — sets the bar for market timing.
Local home prices are declining (-3.0%/yr); year-one equity from $623 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
Location reads 73/100 on livability (#76 in CT) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, commute A-; Watch: schools D+, amenities F, health & safety F.
East Hartford School District (urban): math 17% / reading 30% proficiency, ranked #140 of 153 in CT (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
Market conditions: 100 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~3 years — after that, you're playing with house money.
Cap rate 20.4% vs local median 4.2% in East Hartford — 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.
This rent runs 32% of the median local income ($80k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.
Questions for listing agent
It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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?
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.
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.
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.
CashFlowRE · CFR-QNJQFND4FBF9SN
· Data 3 weeks agocashflowre.app · 2026-05-29