16 North St · Madison, CT 06443

$154,000

1 bd · 1.0 ba · 476 sqft · SingleFamily · 79 Days on market

Built 1940 Good condition 2,178 sqft lot $324/sqft · 20% below area Est $192k · 20% 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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Schools +6.6/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Escape to the Connecticut shoreline with this beautifully maintained seasonal cottage in Dud's Village in Madison-the perfect summer retreat just minutes from the beach. Located less than one mile from Hammonasset Beach State Park, Connecticut's largest shoreline park, this charming getaway offers effortless access to two miles of sandy beaches, scenic walking and biking trails, and endless summer activities. Residents of Dud's Village also enjoy a private path that leads directly to the beach, making spontaneous sunset walks and beach days part of everyday life. This fully furnished, move-in-ready cottage has been thoughtfully maintained and cared for, allowing you to start enjoying the season immediately. The cozy interior includes one bedroom with built-in storage, a nicely stocked kitchen, a sleeper sofa for additional guests, a remodeled bathroom with a fresh modern feel, and the added convenience of an in-unit washer and dryer. Step outside to your spacious wrap-around deck, designed for relaxed coastal living and easy entertaining. The outdoor space comes complete with a grill, tabletop firepit, and patio seating, creating the perfect setting for summer evenings, morning coffee, or gathering with friends after a day at the beach.

Key facts

• Remodeled bathroom
• 2,178 sq ft lot
• 2 parking spots

Tags

• PRIVATE PATH TO BEACH
• SPACIOUS WRAP-AROUND DECK
• REMODELED BATHROOM
• IN-UNIT WASHER AND DRYER
• NICELY STOCKED KITCHEN
• TWO MILES OF SANDY BEACHES

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $154k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $489 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $154k).
• Recommended offer: $145k (6.0% 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.
• Madison School District (suburban): math 69% / reading 75% proficiency, ranked #10 of 153 in CT (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical; only 3% free/reduced lunch — higher-income household profile.
• Market conditions: 105 active listings in the ZIP; 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 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 $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $43k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 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 $130k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,760 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.28% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.62%
• DSCR: 1.61
• GRM: 6.5

CMA / ARV

• ARV (median comp): $192,302
• List price: $154,000
• Delta: -19.92%
• 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
28 1st St	0.07mi	1/1.0	470 (-1%)	9mo	$187,000	$398	87
48 East St	0.09mi	2/1.0 (+1)	480 (+1%)	9mo	$182,000	$379	82
25 1st St	0.09mi	1/1.0	468 (-2%)	22mo	$185,000	$395	75
73 South St	0.07mi	1/1.0	523 (+10%)	7mo	$135,000	$258	74
20 First St	0.07mi	1/1.0	410 (-14%)	9mo	$141,500	$345	66
9 Third St	0.10mi	1/1.0	520 (+9%)	22mo	$185,400	$357	62
133 W Main St Trlr C6	0.69mi	1/1.0	520 (+9%)	6mo	$13,000	$25	47

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: 3.8%
• Equity multiple: 1.14×
• Total profit: $6,247
• Equity at exit: $22,962

10-year hold

• IRR: 13.3%
• Equity multiple: 2.06×
• Total profit: $45,699
• Equity at exit: $13,315

Cash invested: $43,120 (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 06443

• Active inventory: 105
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,967 medium
• Mortgage (P&I): −$808
• Tax est. 1.5%: −$192 /mo · $2,310/yr
• Insurance: −$64
• HOA: −$0
• Vacancy / Maint / Mgmt: −$413
• Net cashflow: $489

Break-even live

Break-even rent $1,347

Max offer price $154,000

Occupancy floor 70%

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: $38,500
• Closing costs: $4,620
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-18
   days on market $154,000 Active 79 DOM
2. 2026-06-17
   days on market $154,000 Active 78 DOM
3. 2026-06-16
   days on market $154,000 Active 77 DOM
4. 2026-06-15
   days on market $154,000 Active 76 DOM
5. 2026-06-13
   days on market $154,000 Active 74 DOM
6. 2026-06-12
   days on market $154,000 Active 73 DOM
7. 2026-06-09
   days on market $154,000 Active 70 DOM
8. 2026-06-08
   days on market $154,000 Active 69 DOM
9. 2026-06-07
   days on market $154,000 Active 68 DOM
10. 2026-06-04
    days on market $154,000 Active 64 DOM
11. 2026-06-02
    days on market $154,000 Active 63 DOM
12. 2026-06-01
    days on market $154,000 Active 62 DOM
13. 2026-05-31
    days on market $154,000 Active 61 DOM
14. 2026-05-31
    days on market $154,000 Active 60 DOM
15. 2026-04-01
    listed $154,000 Active 1256-char remark

    Show marketing remark (1256 chars)

    Escape to the Connecticut shoreline with this beautifully maintained seasonal cottage in Dud's Village in Madison-the perfect summer retreat just minutes from the beach. Located less than one mile from Hammonasset Beach State Park, Connecticut's largest shoreline park, this charming getaway offers effortless access to two miles of sandy beaches, scenic walking and biking trails, and endless summer activities. Residents of Dud's Village also enjoy a private path that leads directly to the beach, making spontaneous sunset walks and beach days part of everyday life. This fully furnished, move-in-ready cottage has been thoughtfully maintained and cared for, allowing you to start enjoying the season immediately. The cozy interior includes one bedroom with built-in storage, a nicely stocked kitchen, a sleeper sofa for additional guests, a remodeled bathroom with a fresh modern feel, and the added convenience of an in-unit washer and dryer. Step outside to your spacious wrap-around deck, designed for relaxed coastal living and easy entertaining. The outdoor space comes complete with a grill, tabletop firepit, and patio seating, creating the perfect setting for summer evenings, morning coffee, or gathering with friends after a day at the beach.

16. 2025-10-17
    soldstatus $130,000 Closed 1489-char remark

    Show marketing remark (1489 chars)

    If you're dreaming of summers by the shoreline, this charming cottage in Dud's Village, Madison, offers the perfect seasonal escape. Less than a mile from Hammonasset Beach State Park-Connecticut's largest shoreline park-this move-in-ready cottage offers easy access to two miles of sandy beaches, scenic walking and biking paths, and endless outdoor activities. A private path from the village leads directly to the beach. Dud's Village is a seasonal community of well-kept cottages open from April 1 to October 31, ideal for those seeking a cozy, low-maintenance getaway. The village's friendly, close-knit atmosphere adds to its charm, all just minutes from downtown Madison's shops, dining, and attractions. The cottage comes fully furnished, including a sleeper sofa that accommodates two, and is equipped with a washer and dryer for added convenience. It also features a remodeled bathroom for a fresh, modern feel. Outdoors, enjoy a gas fireplace, grill, two patio sets, and a spacious wrap-around deck perfect for relaxing or entertaining. Additional highlights include proximity to Mohegan Sun Casino (just 35 miles away) and a low-maintenance lifestyle. The property is on a land lease with an annual lease of $5,200, and yearly taxes are $2,044. A cash purchase is required for the land lease structure. Buyers must be approved by the landowner, and rentals are not permitted per community rules. Visit the Dud's Village website for details. Whether you're after beach days,

17. 2025-09-22
    status Under Contract 1489-char remark

    Show marketing remark (1489 chars)

    If you're dreaming of summers by the shoreline, this charming cottage in Dud's Village, Madison, offers the perfect seasonal escape. Less than a mile from Hammonasset Beach State Park-Connecticut's largest shoreline park-this move-in-ready cottage offers easy access to two miles of sandy beaches, scenic walking and biking paths, and endless outdoor activities. A private path from the village leads directly to the beach. Dud's Village is a seasonal community of well-kept cottages open from April 1 to October 31, ideal for those seeking a cozy, low-maintenance getaway. The village's friendly, close-knit atmosphere adds to its charm, all just minutes from downtown Madison's shops, dining, and attractions. The cottage comes fully furnished, including a sleeper sofa that accommodates two, and is equipped with a washer and dryer for added convenience. It also features a remodeled bathroom for a fresh, modern feel. Outdoors, enjoy a gas fireplace, grill, two patio sets, and a spacious wrap-around deck perfect for relaxing or entertaining. Additional highlights include proximity to Mohegan Sun Casino (just 35 miles away) and a low-maintenance lifestyle. The property is on a land lease with an annual lease of $5,200, and yearly taxes are $2,044. A cash purchase is required for the land lease structure. Buyers must be approved by the landowner, and rentals are not permitted per community rules. Visit the Dud's Village website for details. Whether you're after beach days,

18. 2025-08-26
    status Active 1489-char remark

    Show marketing remark (1489 chars)

    If you're dreaming of summers by the shoreline, this charming cottage in Dud's Village, Madison, offers the perfect seasonal escape. Less than a mile from Hammonasset Beach State Park-Connecticut's largest shoreline park-this move-in-ready cottage offers easy access to two miles of sandy beaches, scenic walking and biking paths, and endless outdoor activities. A private path from the village leads directly to the beach. Dud's Village is a seasonal community of well-kept cottages open from April 1 to October 31, ideal for those seeking a cozy, low-maintenance getaway. The village's friendly, close-knit atmosphere adds to its charm, all just minutes from downtown Madison's shops, dining, and attractions. The cottage comes fully furnished, including a sleeper sofa that accommodates two, and is equipped with a washer and dryer for added convenience. It also features a remodeled bathroom for a fresh, modern feel. Outdoors, enjoy a gas fireplace, grill, two patio sets, and a spacious wrap-around deck perfect for relaxing or entertaining. Additional highlights include proximity to Mohegan Sun Casino (just 35 miles away) and a low-maintenance lifestyle. The property is on a land lease with an annual lease of $5,200, and yearly taxes are $2,044. A cash purchase is required for the land lease structure. Buyers must be approved by the landowner, and rentals are not permitted per community rules. Visit the Dud's Village website for details. Whether you're after beach days,

19. 2025-08-07
    historical Under Contract - Continue to Show 1489-char remark

    Show marketing remark (1489 chars)

    If you're dreaming of summers by the shoreline, this charming cottage in Dud's Village, Madison, offers the perfect seasonal escape. Less than a mile from Hammonasset Beach State Park-Connecticut's largest shoreline park-this move-in-ready cottage offers easy access to two miles of sandy beaches, scenic walking and biking paths, and endless outdoor activities. A private path from the village leads directly to the beach. Dud's Village is a seasonal community of well-kept cottages open from April 1 to October 31, ideal for those seeking a cozy, low-maintenance getaway. The village's friendly, close-knit atmosphere adds to its charm, all just minutes from downtown Madison's shops, dining, and attractions. The cottage comes fully furnished, including a sleeper sofa that accommodates two, and is equipped with a washer and dryer for added convenience. It also features a remodeled bathroom for a fresh, modern feel. Outdoors, enjoy a gas fireplace, grill, two patio sets, and a spacious wrap-around deck perfect for relaxing or entertaining. Additional highlights include proximity to Mohegan Sun Casino (just 35 miles away) and a low-maintenance lifestyle. The property is on a land lease with an annual lease of $5,200, and yearly taxes are $2,044. A cash purchase is required for the land lease structure. Buyers must be approved by the landowner, and rentals are not permitted per community rules. Visit the Dud's Village website for details. Whether you're after beach days,

20. 2025-06-19
    price $140,000 1489-char remark

    Show marketing remark (1489 chars)

    If you're dreaming of summers by the shoreline, this charming cottage in Dud's Village, Madison, offers the perfect seasonal escape. Less than a mile from Hammonasset Beach State Park-Connecticut's largest shoreline park-this move-in-ready cottage offers easy access to two miles of sandy beaches, scenic walking and biking paths, and endless outdoor activities. A private path from the village leads directly to the beach. Dud's Village is a seasonal community of well-kept cottages open from April 1 to October 31, ideal for those seeking a cozy, low-maintenance getaway. The village's friendly, close-knit atmosphere adds to its charm, all just minutes from downtown Madison's shops, dining, and attractions. The cottage comes fully furnished, including a sleeper sofa that accommodates two, and is equipped with a washer and dryer for added convenience. It also features a remodeled bathroom for a fresh, modern feel. Outdoors, enjoy a gas fireplace, grill, two patio sets, and a spacious wrap-around deck perfect for relaxing or entertaining. Additional highlights include proximity to Mohegan Sun Casino (just 35 miles away) and a low-maintenance lifestyle. The property is on a land lease with an annual lease of $5,200, and yearly taxes are $2,044. A cash purchase is required for the land lease structure. Buyers must be approved by the landowner, and rentals are not permitted per community rules. Visit the Dud's Village website for details. Whether you're after beach days,

21. 2025-05-21
    listed $150,000 Active 1489-char remark

    Show marketing remark (1489 chars)

    If you're dreaming of summers by the shoreline, this charming cottage in Dud's Village, Madison, offers the perfect seasonal escape. Less than a mile from Hammonasset Beach State Park-Connecticut's largest shoreline park-this move-in-ready cottage offers easy access to two miles of sandy beaches, scenic walking and biking paths, and endless outdoor activities. A private path from the village leads directly to the beach. Dud's Village is a seasonal community of well-kept cottages open from April 1 to October 31, ideal for those seeking a cozy, low-maintenance getaway. The village's friendly, close-knit atmosphere adds to its charm, all just minutes from downtown Madison's shops, dining, and attractions. The cottage comes fully furnished, including a sleeper sofa that accommodates two, and is equipped with a washer and dryer for added convenience. It also features a remodeled bathroom for a fresh, modern feel. Outdoors, enjoy a gas fireplace, grill, two patio sets, and a spacious wrap-around deck perfect for relaxing or entertaining. Additional highlights include proximity to Mohegan Sun Casino (just 35 miles away) and a low-maintenance lifestyle. The property is on a land lease with an annual lease of $5,200, and yearly taxes are $2,044. A cash purchase is required for the land lease structure. Buyers must be approved by the landowner, and rentals are not permitted per community rules. Visit the Dud's Village website for details. Whether you're after beach days,

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥92°F today · 19 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 5 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,600
• − Mortgage interest: −$8,626
• − Property taxes: −$2,310
• − Insurance: −$770
• − Repairs & maintenance: −$1,888
• − Management: −$1,888
• − Depreciation: −$4,480
• Taxable income: $3,638
• Est. tax owed @ 24.0%: −$873
• After-tax cash flow: $5,000/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.

Condition & rehab AI · 13 photos

Good 80/100 Cosmetic rehab

This charming, well-maintained seasonal cottage in Dud's Village, Madison, offers a perfect summer retreat with easy access to Hammonasset Beach State Park. The property is move-in ready with a good condition score and minimal repairs needed.

Value-add opportunities

• Both paint the exterior siding — Enhances curb appeal and can increase both resale and rental value
• Both replace outdoor furniture — Fresh outdoor furniture can attract more potential buyers or renters
• Both upgrade the air conditioning unit — Modernizing the HVAC system can improve comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both paint the exterior siding — Enhances curb appeal and can increase both resale and rental value ↑
• Both replace outdoor furniture — Fresh outdoor furniture can attract more potential buyers or renters ↑
• Both upgrade the air conditioning unit — Modernizing the HVAC system can improve comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Madison School District
• NCES district ID: 0902280
• Math proficiency: 69% ▲ 1.00%
• Reading proficiency: 75% ▲ 2.00%
• Median HH income: $103,788
• Composite: 66.15/100
• National rank: #435
• State rank: #10 of 153 in CT

Livability — Madison

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

Census & demographics

• Population (ZIP): 17,577

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Asian 4% Hispanic / Latino 3%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 92% English-only · Other Indo-European 2% Spanish 2% German/W. Germanic 1%

Political lean MEDSL · South Central Connecticut

• 2024 margin: Strong D (+20.1) · D 59.0% · R 38.9% · Other 2.1%
• All cycles: 2024: D+20.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -375.58%
• Current HPI: 242.8467
• 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

+2.7% since first listed

7 events — show timeline

• 2026-04-01 Listed $154,000 Smart MLS
• 2025-10-17 Sold (MLS) $130,000 Smart MLS
• 2025-09-22 Pending — Smart MLS
• 2025-08-26 Relisted — Smart MLS
• 2025-08-07 Contingent — Smart MLS
• 2025-06-19 Price Changed $140,000 Smart MLS
• 2025-05-21 Listed $150,000 Smart MLS