40 Beach Rd · Clinton, CT 06413

$275,000

2 bd · 1.5 ba · 1,056 sqft · SingleFamily public records · 26 Days on market

Built 1928 3,920 sqft lot Est $380k · 28% 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 +29.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Schools +4.6/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beach rights come with this cute little house near long island sound. Shopping,restaurants, attractions, beaches all near by. Lilac bushes are blooming! Comeand enjoy them. Property sold as is.

Key facts

• Beach rights
• Extensive renovation
• Prime location

Tags

• BEACH RIGHTS
• EXTENSIVE RENOVATION
• PRIME LOCATION

Property features AI

Finance

• Financial info: Assessed value reported
• HOA & community: Association-required beach access

Exterior

• Utilities: Private well water; Septic sewage system; Hot water: Other
• Home design: Single-family property
• Construction: Asphalt shingle roof; Asbestos exterior siding; Other construction description; No foundation listed
• Exterior features: Level lot; Beach rights with association-required access

Interior

• Bedrooms: Two bedrooms
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Hot air heat; Gas available in street for heating
• Interior features: Six total rooms; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $275k).
• Recommended offer: $271k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 2.5% in Clinton — 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.

Location & tenants

• Location reads 78/100 on livability (#34 in CT, #2,393 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime A-, employment B+; Watch: amenities C-, cost of living C-, commute D+.
• Clinton School District (suburban): math 47% / reading 56% proficiency, ranked #76 of 153 in CT (top 50%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 84 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $77k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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.
• Current owner paid $173k; list at $275k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $270,875 (1.5% below list)

Questions for the listing agent

1. Built in 1928 — 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: 1.27% ✓
• Cap rate: 10.66%
• Cash-on-cash: 15.58%
• DSCR: 1.69
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $380,160
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Robin Ln	0.07mi	3/1.0 (+1)	1,000 (-5%)	4mo	$360,000	$360	78
14 Chestnut Dr	0.39mi	2/1.0	1,040 (-2%)	4mo	$185,000	$178	74
28 Bluff Ave	0.05mi	2/1.0	960 (-9%)	11mo	$365,000	$380	71
86 Grove Beach Rd N	0.48mi	3/1.0 (+1)	935 (-12%)	3mo	$364,900	$390	49
10 Oak Dr	0.45mi	2/1.5	924 (-12%)	22mo	$162,000	$175	40

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: 6.4%
• Equity multiple: 1.25×
• Total profit: $19,080
• Equity at exit: $41,003

10-year hold

• IRR: 15.7%
• Equity multiple: 2.28×
• Total profit: $98,484
• Equity at exit: $23,777

Cash invested: $77,000 (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 06413

• Active inventory: 84
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $3,502 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$210 /mo · $2,524/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $1,000

Break-even live

Break-even rent $2,237

Max offer price $275,000

Occupancy floor 66%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Grove Way #10 Clinton, CT	2.0	1.0	840	$2,450	$2.92	43d	1	0.40mi
170 Shore Rd Clinton, CT	2.0	1.0	944	$2,900	$3.07	43d	1	0.52mi
89 Grove Beach Rd S Westbrook, CT	3.0	1.5	1441	$7,500	$5.20	43d	1	0.57mi
61 Hammock Rd N Westbrook, CT	3.0	2.0	1262	$3,000	$2.38	43d	1	1.20mi
24 College St #6 Clinton, CT	2.0	1.0	759	$1,950	$2.57	43d	1	1.25mi
14 Leeway Dr Westbrook, CT	3.0	1.5	1200	$2,300	$1.92	43d	1	1.34mi

Listing history 25 events

1. 2026-06-18
   days on market $275,000 Active 26 DOM
2. 2026-06-17
   days on market $275,000 Active 25 DOM
3. 2026-06-16
   days on market $275,000 Active 24 DOM
4. 2026-06-15
   days on market $275,000 Active 23 DOM
5. 2026-06-13
   days on market $275,000 Active 21 DOM
6. 2026-06-12
   days on market $275,000 Active 20 DOM
7. 2026-06-09
   days on market $275,000 Active 17 DOM
8. 2026-06-08
   days on market $275,000 Active 16 DOM
9. 2026-06-07
   days on market $275,000 Active 15 DOM
10. 2026-06-05
    days on market $275,000 Active 13 DOM
11. 2026-06-04
    days on market $275,000 Active 11 DOM
12. 2026-06-02
    days on market $275,000 Active 10 DOM
13. 2026-06-01
    days on market $275,000 Active 9 DOM
14. 2026-05-31
    days on market $275,000 Active 8 DOM
15. 2026-05-31
    days on market $275,000 Active 7 DOM
16. 2026-05-23
    listed $275,000 Active
17. 2026-03-14
    historical
18. 2026-03-03
    price $250,000
19. 2026-02-25
    price $300,000
20. 2026-02-03
    listed $325,000 Active
21. 2026-02-02
    historical
22. 2005-10-17
    soldstatus $173,000
23. 2005-10-17
    soldstatus $173,000
24. 2005-10-13
    soldstatus $173,000 193-char remark

    Show marketing remark (193 chars)

    Beach rights come with this cute little house near long island sound. Shopping,restaurants, attractions, beaches all near by. Lilac bushes are blooming! Comeand enjoy them. Property sold as is.

25. 2005-05-31
    listed $189,900 193-char remark

    Show marketing remark (193 chars)

    Beach rights come with this cute little house near long island sound. Shopping,restaurants, attractions, beaches all near by. Lilac bushes are blooming! Comeand enjoy them. Property sold as is.

ⓘ 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: $2,524 · $210/mo
• Projected year-2 tax: $4,204 · $350/mo
• Expected delta: +$1,680/yr (+$140/mo · 66.6%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,027
• − Mortgage interest: −$15,404
• − Property taxes: −$2,524
• − Insurance: −$1,375
• − Repairs & maintenance: −$3,362
• − Management: −$3,362
• − Depreciation: −$8,000
• Taxable income: $7,999
• Est. tax owed @ 24.0%: −$1,920
• After-tax cash flow: $10,077/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: Clinton School District
• NCES district ID: 0900810
• Math proficiency: 47% ▼ -5.00%
• Reading proficiency: 56% ▼ -7.00%
• Median HH income: $71,762
• Composite: 46.08/100
• National rank: #2514
• State rank: #76 of 153 in CT

Livability — Clinton

• Score: 78/100
• State rank: #34
• US rank: #2393

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,317

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% Hispanic / Latino 6% Two or more races 4% Asian 2% Pacific Islander 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 6% Slovak 3% Lithuanian 3%
• Foreign-born: 7% · Canada, China, Jamaica
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 2% Chinese 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: ▼ -164.95%
• Current HPI: 192.3695
• 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

+44.8% since first listed

10 events — show timeline

• 2026-05-23 Listed $275,000 Smart MLS
• 2026-03-14 Listing Removed — Smart MLS
• 2026-03-03 Price Changed $250,000 Smart MLS
• 2026-02-25 Price Changed $300,000 Smart MLS
• 2026-02-03 Listed $325,000 Smart MLS
• 2026-02-02 Coming Soon — Smart MLS
• 2005-10-17 Sold (Public Records) $173,000 Public Records
• 2005-10-17 Sold (Public Records) $173,000 Public Records
• 2005-10-13 Sold (MLS) $173,000 Smart MLS
• 2005-05-31 Listed $189,900 Smart MLS

Property tax history

-0.4%/yr

Latest (2023): $2,524 · +0.0% YoY. Source: county tax records.