52 Moss St · Pawcatuck, CT 06379

$389,900

3 bd · 1.5 ba · 1,229 sqft · SingleFamily public records · 8 Days on market

Built 1898 6,969 sqft lot $317/sqft · 18% below area Est $463k · 16% under

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Why this score? — see what drove the D 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 +14.6/15.0
• Cash flow +9.5/30.0
• Schools +5.5/10.0
• Livability +3.6/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Relax on the traditional front porch of this 3 bedroom 1 1/2 bath Victorian home. Property is located on a corner lot with a fence in yard and detached garage. Original hardwood floors and attached 3 seasons roof off kitchen. New roof. Offering sidewalks to easily walk to Pawcatuck River, Park and to downtown Westerly amenities.

Key facts

• Functional kitchen
• Fenced-in back yard
• Three-season room

Tags

• SOUTH-FACING FRONT PORCH
• FUNCTIONAL KITCHEN
• THREE-SEASON ROOM
• FENCED-IN BACK YARD
• MATURE FIG TREE
• HEIRLOOM LILACS

Property features AI

Exterior

• Parking: Detached garage; Driveway and off-street parking (3 spaces total)
• Utilities: Public water connected; Public sewer connected; Oil fuel with tank located in basement
• Home design: Single-family home
• Construction: Frame construction; Vinyl siding; Asphalt shingle roof; White exterior color; Foundation: slab and stone
• Exterior features: Corner lot; Level lot; Partially and fully fenced yard with wood and privacy fencing; Professionally landscaped; Paved driveway

Interior

• Kitchen: Oven/Range; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard heating (oil-fired); Window air conditioning unit; Tankless hot water
• Interior features: 6 total rooms; Full, unfinished basement with storage, interior access, walk-out and concrete floor; Attic with pull-down stairs; Laundry room; Workshop
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $390k.

Deal economics

• At list price, monthly cash flow is $-269 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $342k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $282k (27.8% below list).
• Recommended offer: $282k (27.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#81 in CT) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, health & safety A; Watch: amenities F, commute F.
• Stonington School District (suburban): math 54% / reading 70% proficiency, ranked #43 of 153 in CT (top 28%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: West Vine Street School (math 52% / reading 62%, grade C+, #177 of 553 statewide, top 34%, 354 students, 41% FRL); Stonington Middle School (math 51% / reading 71%, grade B+, #41 of 175 statewide, top 25%, 379 students, 26% FRL); Stonington High School (math 47% / reading 77%, grade B-, #40 of 194 statewide, top 21%, 585 students, 21% FRL) — zoned schools average 29% FRL vs 14% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 26 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 487 units permitted in Southeastern Connecticut Planning Region in 2024 (244 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y ago 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.

Risks & watch-outs

• Watch-outs: built in 1898 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $281,669 (27.8% 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. Built in 1898 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
6. 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.
7. 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.
8. 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: 0.72% ✗
• Cap rate: 5.47%
• Cash-on-cash: -2.95%
• DSCR: 0.87
• GRM: 11.5

CMA / ARV

• ARV (median comp): $462,690
• List price: $389,900
• Delta: -15.73%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Spring St	0.61mi	3/2.0	1,212 (-1%)	1mo	$447,000	$369	66
39 Chester Ave	0.71mi	3/1.0	1,233 (+0%)	10mo	$419,900	$341	56
26 Westminster St	0.63mi	3/1.0	1,176 (-4%)	7mo	$459,000	$390	55
29 John St	0.61mi	3/2.0	1,100 (-10%)	7mo	$450,000	$409	46
1 Jovere Dr	0.74mi	3/1.5	1,062 (-14%)	4mo	$435,000	$410	40
35 John St	0.65mi	4/1.0 (+1)	1,338 (+9%)	12mo	$400,000	$299	38
44 George St	0.67mi	4/2.0 (+1)	1,388 (+13%)	5mo	$565,000	$407	36

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: -21.3%
• Equity multiple: 0.26×
• Total profit: $-80,365
• Equity at exit: $58,135

10-year hold

• IRR: -14.9%
• Equity multiple: 0.15×
• Total profit: $-92,332
• Equity at exit: $33,711

Cash invested: $109,172 (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 06379

• Active inventory: 26
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,817 high
• Mortgage (P&I): −$2,045
• Tax from tax record: −$287 /mo · $3,439/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$592
• Net cashflow: $-269

Break-even live

Break-even rent $3,157

Max offer price $342,462

Occupancy floor —

Sensitivity live

Price	-10% $-48	-5% $-158	+0% $-269	+5% $-379	+10% $-489
Rent	-10% $-491	-5% $-380	+0% $-269	+5% $-157	+10% $-46
Rate	-1.0pp $-72	-0.5pp $-169	base $-269	+0.5pp $-370	+1.0pp $-472

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: $97,475
• Closing costs: $11,697
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
143 W Broad St #2 Pawcatuck, CT	3.0	1.0	1115	$2,250	$2.02	0d	1	0.38mi
9 York Ave Westerly, RI	2.0	1.0	1072	$2,100	$1.96	19d	1	0.69mi
8 Wells Ave Pawcatuck, CT	3.0	2.5	1120	$2,750	$2.46	4d	1	0.76mi
33 Railroad Ave #2 Westerly, RI	2.0	1.0	900	$2,400	$2.67	4d	1	0.84mi
15 Trumbull St Stonington, CT	3.0	2.5	1466	$6,000	$4.09	46d	1	0.90mi
9 Woodlund Ave Westerly, RI	3.0	1.0	1347	$3,200	$2.38	4d	1	1.02mi
9 Woodlund Ave Westerly, RI	3.0	1.0	1347	$3,200	$2.38	13d	1	1.02mi
16 West St Unit 3 Westerly, RI	2.0	1.0	1307	$1,750	$1.34	0d	1	1.04mi

Listing history 5 events

1. 2026-05-08
   status Under Contract 1163-char remark
2. 2026-04-30
   listed $389,900 Active 1163-char remark
3. 2020-09-30
   soldstatus $236,000 Closed 330-char remark

   Show marketing remark (330 chars)

   Relax on the traditional front porch of this 3 bedroom 1 1/2 bath Victorian home. Property is located on a corner lot with a fence in yard and detached garage. Original hardwood floors and attached 3 seasons roof off kitchen. New roof. Offering sidewalks to easily walk to Pawcatuck River, Park and to downtown Westerly amenities.

4. 2020-09-30
   soldstatus $236,000

   Show marketing remark (330 chars)

   Relax on the traditional front porch of this 3 bedroom 1 1/2 bath Victorian home. Property is located on a corner lot with a fence in yard and detached garage. Original hardwood floors and attached 3 seasons roof off kitchen. New roof. Offering sidewalks to easily walk to Pawcatuck River, Park and to downtown Westerly amenities.

5. 2020-08-13
   listed $229,900 Active 330-char remark

   Show marketing remark (330 chars)

   Relax on the traditional front porch of this 3 bedroom 1 1/2 bath Victorian home. Property is located on a corner lot with a fence in yard and detached garage. Original hardwood floors and attached 3 seasons roof off kitchen. New roof. Offering sidewalks to easily walk to Pawcatuck River, Park and to downtown Westerly amenities.

ⓘ 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: $3,439 · $287/mo
• Projected year-2 tax: $5,891 · $491/mo
• Expected delta: +$2,452/yr (+$204/mo · 71.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥91°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $33,800
• − Mortgage interest: −$21,840
• − Property taxes: −$3,439
• − Insurance: −$1,950
• − Repairs & maintenance: −$2,704
• − Management: −$2,704
• − Depreciation: −$11,343
• Taxable loss: −$10,179
• Est. tax savings @ 24.0%: +$2,443
• After-tax cash flow: $-779/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: Stonington School District
• NCES district ID: 0904380
• Math proficiency: 54% ▼ -10.00%
• Reading proficiency: 70% ▼ -7.00%
• Median HH income: $75,939
• Composite: 55.15/100
• National rank: #1280
• State rank: #43 of 153 in CT

Livability — Pawcatuck

• Score: 72/100
• State rank: #81
• US rank: #6033

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pawcatuck, CT
• City population: 9,003
• Population (ZIP): 9,003

Population outlook (Southeastern Connecticut County) Hauer SSP2

• By 2040: 293,442

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 8% Hispanic / Latino 3% Black 3% Asian 2%
• Common ancestry: Russian 6% Lithuanian 5% Slovak 5%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Other Indo-European 3% Spanish 1% French/Haitian/Cajun 0%

Political lean MEDSL · Southeastern Connecticut

• 2024 margin: D (+13.0) · D 55.6% · R 42.6% · Other 1.8%
• All cycles: 2024: D+13.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -139.18%
• Current HPI: 187.2421
• 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

+82.7% since first listed

6 events — show timeline

• 2026-05-29 Sold (MLS) $420,000 Smart MLS
• 2026-05-08 Pending — Smart MLS
• 2026-04-30 Listed $389,900 Smart MLS
• 2020-09-30 Sold (Public Records) $236,000 Public Records
• 2020-09-30 Sold (MLS) $236,000 Smart MLS
• 2020-08-13 Listed $229,900 Smart MLS

Property tax history

+2.8%/yr

Latest (2022): $3,439 · -0.2% YoY. Source: county tax records.