70 Browns Ln · Niantic, CT 06371

$379,000

1 bd · 1.5 ba · 911 sqft · SingleFamily public records · 57 Days on market

Built 1950 0.80 ac lot $416/sqft · 23% below area Est $610k · 38% under

---

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 +15.0/15.0
• Cash flow +6.6/30.0
• Schools +6.4/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.9/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained single level 2 Bedroom, 1.5 Bathroom home in Old Lyme, CT. Spacious eat-in kitchen with skylights and vaulted ceiling. Partially finished lower level offers additional living space or bedroom. Full basement with walk-out and plenty of storage space. This home offers low maintenance and comfortable living. Great location, private but close to all amenities!

Key facts

• Vaulted ceiling
• Walk-out basement
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• VAULTED CEILING
• SKYLIGHT
• LOWER LEVEL FAMILY ROOM
• WALK-OUT BASEMENT
• DECK OFF THE LIVING ROOM

Property features AI

Exterior

• Utilities: Private well; Septic system; Electric service
• Home design: Single-family home
• Construction: Frame construction; Concrete foundation; Asphalt shingle roof; Vinyl siding; Built structure consistent with public records (living area ~911)
• Exterior features: Deck; Sloping lot

Interior

• Kitchen: Electric range; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Radiator heat (oil-fired); Wall cooling unit; Oil tank located in basement
• Interior features: Cable pre-wired; Full walk-out basement; Attic with hatch access
• Laundry & utility: Laundry in lower level; Washer; Dryer; Domestic hot water

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath single-family listed at $379k.

Deal economics

• At list price, monthly cash flow is $-627 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (29.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (40.7% below list).
• Recommended offer: $225k (40.7% below list) — sets the bar for 1% rule.
• Cap rate 4.3% vs local median 3.0% in Niantic — 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 (#35 in CT, #2,462 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A; Watch: cost of living D+, amenities F, commute F.
• Regional School District 18 (rural): math 67% / reading 76% proficiency, ranked #16 of 153 in CT (top 10%) — strong family-tenant draw, lease renewals of 3-5y typical; only 7% free/reduced lunch — higher-income household profile.
• Zoned schools: Mile Creek School (math 77% / reading 77%, grade A, #28 of 553 statewide, top 7%, 310 students, 14% FRL); Lyme-Old Lyme High School (math 67% / reading 77%, grade B+, #14 of 194 statewide, top 8%, 407 students, 12% FRL).
• Market conditions: 68 active listings in the ZIP; 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 $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($368k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 29y ago; this cycle's ask has dropped $30k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $190k; list at $379k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $224,887 (40.7% 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. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 41% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
6. 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?
7. 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.
8. 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.
9. 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: 0.59% ✗
• Cap rate: 4.31%
• Cash-on-cash: -7.09%
• DSCR: 0.68
• GRM: 14.0

CMA / ARV

• ARV (median comp): $609,778
• List price: $379,000
• Delta: -37.85%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
366 Shore Rd	0.52mi	2/1.0 (+1)	972 (+7%)	1mo	$379,000	$390	57

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: -28.7%
• Equity multiple: 0.04×
• Total profit: $-101,457
• Equity at exit: $56,510

10-year hold

• IRR: -28.4%
• Equity multiple: -0.32×
• Total profit: $-140,181
• Equity at exit: $32,769

Cash invested: $106,120 (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 06371

• Home prices YoY: -25.3%
• Active inventory: 68
• Price-to-rent: 14.0×

Monthly cashflow live

• Estimated rent: $2,249 medium
• Mortgage (P&I): −$1,988
• Tax from tax record: −$258 /mo · $3,100/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-627

Break-even live

Break-even rent $3,043

Max offer price $268,210

Occupancy floor —

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: $94,750
• Closing costs: $11,370
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-19
   days on market $379,000 Active 57 DOM
2. 2026-06-18
   days on market $379,000 Active 56 DOM
3. 2026-06-17
   days on market $379,000 Active 55 DOM
4. 2026-06-16
   days on market $379,000 Active 54 DOM
5. 2026-06-15
   days on market $379,000 Active 53 DOM
6. 2026-06-14
   days on market $379,000 Active 51 DOM
7. 2026-06-13
   days on market $379,000 Active 50 DOM
8. 2026-06-10
   days on market $379,000 Active 48 DOM
9. 2026-06-09
   days on market $379,000 Active 47 DOM
10. 2026-06-09
    price $379,000 Active 46 DOM
11. 2026-06-08
    days on market $399,000 Active 46 DOM
12. 2026-06-07
    days on market $399,000 Active 45 DOM
13. 2026-06-03
    days on market $399,000 Active 41 DOM
14. 2026-06-02
    days on market $399,000 Active 40 DOM
15. 2026-06-01
    days on market $399,000 Active 39 DOM
16. 2026-05-31
    days on market $399,000 Active 38 DOM
17. 2026-05-30
    days on market $399,000 Active 37 DOM
18. 2026-05-10
    historical Under Contract - Continue to Show 700-char remark
19. 2026-05-08
    price $399,000 700-char remark
20. 2026-04-23
    listed $409,000 Active 700-char remark
21. 2018-05-25
    soldstatus $190,000 Closed 374-char remark

    Show marketing remark (374 chars)

    Well maintained single level 2 Bedroom, 1.5 Bathroom home in Old Lyme, CT. Spacious eat-in kitchen with skylights and vaulted ceiling. Partially finished lower level offers additional living space or bedroom. Full basement with walk-out and plenty of storage space. This home offers low maintenance and comfortable living. Great location, private but close to all amenities!

22. 2018-05-22
    status Under Contract 374-char remark

    Show marketing remark (374 chars)

    Well maintained single level 2 Bedroom, 1.5 Bathroom home in Old Lyme, CT. Spacious eat-in kitchen with skylights and vaulted ceiling. Partially finished lower level offers additional living space or bedroom. Full basement with walk-out and plenty of storage space. This home offers low maintenance and comfortable living. Great location, private but close to all amenities!

23. 2018-03-22
    historical Under Contract - Continue to Show 374-char remark

    Show marketing remark (374 chars)

    Well maintained single level 2 Bedroom, 1.5 Bathroom home in Old Lyme, CT. Spacious eat-in kitchen with skylights and vaulted ceiling. Partially finished lower level offers additional living space or bedroom. Full basement with walk-out and plenty of storage space. This home offers low maintenance and comfortable living. Great location, private but close to all amenities!

24. 2018-02-15
    price $189,900 374-char remark

    Show marketing remark (374 chars)

    Well maintained single level 2 Bedroom, 1.5 Bathroom home in Old Lyme, CT. Spacious eat-in kitchen with skylights and vaulted ceiling. Partially finished lower level offers additional living space or bedroom. Full basement with walk-out and plenty of storage space. This home offers low maintenance and comfortable living. Great location, private but close to all amenities!

25. 2018-01-24
    price $195,000 374-char remark

    Show marketing remark (374 chars)

    Well maintained single level 2 Bedroom, 1.5 Bathroom home in Old Lyme, CT. Spacious eat-in kitchen with skylights and vaulted ceiling. Partially finished lower level offers additional living space or bedroom. Full basement with walk-out and plenty of storage space. This home offers low maintenance and comfortable living. Great location, private but close to all amenities!

26. 2017-10-30
    listed $199,900 Active 374-char remark

    Show marketing remark (374 chars)

    Well maintained single level 2 Bedroom, 1.5 Bathroom home in Old Lyme, CT. Spacious eat-in kitchen with skylights and vaulted ceiling. Partially finished lower level offers additional living space or bedroom. Full basement with walk-out and plenty of storage space. This home offers low maintenance and comfortable living. Great location, private but close to all amenities!

27. 2014-12-08
    soldstatus $158,000

    Show marketing remark (127 chars)

    Private cozy well maintained home. New furnace. Easy property to maintain.Two bedrooms 1.5 Baths. Great alternative to a condo.

28. 2014-12-08
    soldstatus $158,000

    Show marketing remark (127 chars)

    Private cozy well maintained home. New furnace. Easy property to maintain.Two bedrooms 1.5 Baths. Great alternative to a condo.

29. 2014-01-01
    listed $165,000

    Show marketing remark (127 chars)

    Private cozy well maintained home. New furnace. Easy property to maintain.Two bedrooms 1.5 Baths. Great alternative to a condo.

30. 2000-01-07
    soldstatus $108,000
31. 1999-10-26
    listed $114,000
32. 1998-05-03
    historical
33. 1997-08-02
    listed $119,900
34. 1995-06-30
    soldstatus $90,000

ⓘ 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: $3,100 · $258/mo
• Projected year-2 tax: $5,605 · $467/mo
• Expected delta: +$2,505/yr (+$209/mo · 80.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,986
• − Mortgage interest: −$21,230
• − Property taxes: −$3,100
• − Insurance: −$1,895
• − Repairs & maintenance: −$2,159
• − Management: −$2,159
• − Depreciation: −$11,025
• Taxable loss: −$14,582
• Est. tax savings @ 24.0%: +$3,500
• After-tax cash flow: $-4,026/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 18
• NCES district ID: 0903540
• Math proficiency: 67% ▼ -11.00%
• Reading proficiency: 76% ▼ -4.00%
• Median HH income: $87,776
• Composite: 64.19/100
• National rank: #566
• State rank: #16 of 153 in CT

Livability — Niantic

• Score: 78/100
• State rank: #35
• US rank: #2462

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 11,332
• Population (ZIP): 9,855

Population outlook (Lower Connecticut River Valley County) Hauer SSP2

• By 2040: 188,651

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 4% Asian 3%
• Common ancestry: Romanian 10% Lithuanian 6% Slovak 4%
• Foreign-born: 7% · Canada, China, South Korea
• Languages at home: 92% English-only · Other Indo-European 4% Spanish 2% Russian/Polish/Slavic 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: ▼ -80.61%
• Current HPI: 238.5046
• 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

+321.1% since first listed

19 events — show timeline

• 2026-06-08 Price Changed $379,000 Smart MLS
• 2026-05-23 Relisted — Smart MLS
• 2026-05-10 Contingent — Smart MLS
• 2026-05-08 Price Changed $399,000 Smart MLS
• 2026-04-23 Listed $409,000 Smart MLS
• 2018-05-25 Sold (MLS) $190,000 Smart MLS
• 2018-05-22 Pending — Smart MLS
• 2018-03-22 Contingent — Smart MLS
• 2018-02-15 Price Changed $189,900 Smart MLS
• 2018-01-24 Price Changed $195,000 Smart MLS
• 2017-10-30 Listed $199,900 Smart MLS
• 2014-12-08 Sold (Public Records) $158,000 Public Records
• 2014-12-08 Sold (MLS) $158,000 Smart MLS
• 2014-01-01 Listed $165,000 Smart MLS
• 2000-01-07 Sold (MLS) $108,000 Smart MLS
• 1999-10-26 Listed $114,000 Smart MLS
• 1998-05-03 Listing Removed — Smart MLS
• 1997-08-02 Listed $119,900 Smart MLS
• 1995-06-30 Sold (Public Records) $90,000 Public Records

Property tax history

-0.2%/yr

Latest (2023): $3,100 · +0.0% YoY. Source: county tax records.