29 Union St · Moosup, CT 06354

$205,000

4 bd · 1.0 ba · 1,865 sqft · SingleFamily public records · 170 Days on market

Built 1870 5,662 sqft lot Est $364k · 44% under

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Why this score? — see what drove the C+ 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 +17.2/30.0
• ARV discount +15.0/15.0
• Appreciation +9.6/10.0
• DSCR +5.4/10.0
• 1% rule +4.4/10.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming older home that has been completely renovated. Nice open kitchen, wood floors, rustic beams, fireplaced living room is for decor only. The upstairs has spacious bedrooms and a common living area. The roof was just replaced. Nice fenced in side yard. Walking distance to town.

Key facts

• Roof
• Many renovations
• 5,662 sq ft lot

Tags

• PARTIALLY FENCED YARD
• MANY RENOVATIONS
• ROOF

Property features AI

Exterior

• Utilities: Public water connected; Public sewer connected; Oil fuel tank located in basement
• Home design: Single-family home
• Construction: Frame construction; Stone foundation; Built prior to public record (year not provided)
• Exterior features: Level lot; Vinyl siding; Asphalt shingle roof

Interior

• Kitchen: Oven/Range; Refrigerator; Dishwasher
• Bedrooms: 4 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heat; Oil-fired hot water
• Interior features: Full, unfinished basement; Attic accessible via hatch; One fireplace; Total of 10 rooms
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $147 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $193k (6.0% below list).
• Recommended offer: $180k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#113 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, cost of living A; Watch: employment D+, amenities F, commute F.
• Plainfield School District (town): math 24% / reading 41% proficiency, ranked #117 of 153 in CT (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Plainfield High School (math 17% / reading 42%, grade F, #139 of 194 statewide, top 74%, 535 students, 49% FRL).
• Market conditions: 27 active listings in the ZIP; 149 units permitted in Northeastern Connecticut Planning Region in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $20k of equity ($1k loan paydown + $19k appreciation (9.2% local appreciation)).
• At projected returns (9.2% appreciation + 3.0% rent growth), your $57k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 23y ago; this cycle's ask has dropped $55k (21%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $180,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1870 — 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: 0.94% ✗
• Cap rate: 7.15%
• Cash-on-cash: 3.07%
• DSCR: 1.14
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $363,675
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 High St	0.71mi	3/1.5 (-1)	1,863 (-0%)	3mo	$313,000	$168	57
111 Sterling Hill Rd	0.54mi	4/3.0	1,800 (-4%)	9mo	$450,000	$250	53
18 Highland ST EXT	0.63mi	3/2.0 (-1)	1,839 (-1%)	12mo	$403,000	$219	50
10 Withey Hill Rd	0.51mi	4/2.0	1,802 (-3%)	24mo	$300,000	$166	47
12 Walas Rd	0.65mi	3/2.5 (-1)	1,726 (-8%)	6mo	$486,000	$282	41
74 Salisbury Ave	0.43mi	3/2.0 (-1)	2,132 (+14%)	10mo	$370,000	$174	39
52 Belair Dr	0.66mi	4/2.0	1,669 (-10%)	16mo	$325,000	$195	34
19 High St	0.70mi	3/2.0 (-1)	1,652 (-11%)	11mo	$230,000	$139	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 24.8%
• Equity multiple: 2.91×
• Total profit: $109,724
• Equity at exit: $172,664

10-year hold

• IRR: 22.1%
• Equity multiple: 6.46×
• Total profit: $313,303
• Equity at exit: $360,271

Cash invested: $57,400 (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 06354

• Home prices YoY: 3.0%
• Active inventory: 27
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,927 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$215 /mo · $2,577/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $147

Break-even live

Break-even rent $1,741

Max offer price $205,000

Occupancy floor 87%

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-05-01
   status Under Contract
2. 2026-04-14
   price $205,000
3. 2026-03-30
   price $214,900
4. 2026-02-13
   price $225,000
5. 2026-01-14
   price $235,500
6. 2025-12-18
   price $247,500
7. 2025-11-12
   listed $260,000 Active
8. 2024-02-28
   soldstatus $243,000 Closed 284-char remark

   Show marketing remark (284 chars)

   Charming older home that has been completely renovated. Nice open kitchen, wood floors, rustic beams, fireplaced living room is for decor only. The upstairs has spacious bedrooms and a common living area. The roof was just replaced. Nice fenced in side yard. Walking distance to town.

9. 2024-01-24
   status Under Contract 284-char remark

   Show marketing remark (284 chars)

   Charming older home that has been completely renovated. Nice open kitchen, wood floors, rustic beams, fireplaced living room is for decor only. The upstairs has spacious bedrooms and a common living area. The roof was just replaced. Nice fenced in side yard. Walking distance to town.

10. 2023-12-20
    price $239,900 284-char remark

    Show marketing remark (284 chars)

    Charming older home that has been completely renovated. Nice open kitchen, wood floors, rustic beams, fireplaced living room is for decor only. The upstairs has spacious bedrooms and a common living area. The roof was just replaced. Nice fenced in side yard. Walking distance to town.

11. 2023-11-08
    price $249,900 284-char remark

    Show marketing remark (284 chars)

    Charming older home that has been completely renovated. Nice open kitchen, wood floors, rustic beams, fireplaced living room is for decor only. The upstairs has spacious bedrooms and a common living area. The roof was just replaced. Nice fenced in side yard. Walking distance to town.

12. 2023-10-19
    price $259,900 284-char remark

    Show marketing remark (284 chars)

    Charming older home that has been completely renovated. Nice open kitchen, wood floors, rustic beams, fireplaced living room is for decor only. The upstairs has spacious bedrooms and a common living area. The roof was just replaced. Nice fenced in side yard. Walking distance to town.

13. 2023-09-28
    listed $269,900 Active 284-char remark

    Show marketing remark (284 chars)

    Charming older home that has been completely renovated. Nice open kitchen, wood floors, rustic beams, fireplaced living room is for decor only. The upstairs has spacious bedrooms and a common living area. The roof was just replaced. Nice fenced in side yard. Walking distance to town.

14. 2023-05-22
    soldstatus $125,000
15. 2023-05-19
    soldstatus $125,000 Closed 800-char remark

    Show marketing remark (800 chars)

    BEAUTIFUL EXPOSED BEAMS throughout the first floor with fireplaces in each room (not in use). HARDWOOD flooring in APPLIANCED kitchen w/ BUTCHER BLOCK ISLAND, dining area and family room. LARGE living room has carpet and BUILT IN BOOKSHELVES. 1st floor laundry for convenience and stairs that lead to 3 bedrooms upstairs one has an office/nursery, a sitting room (town has listed as 4 bedrooms). UPDATED electrical, VINYL, REPLACEMENT windows, 2020 HOT water heater, UPDATED plumbing, CITY WATER & SEWER TOO. PRIVACY fence to enjoy your yard and this home sits on a dead end close to 395. 1994 home was insulated in attic and outer walls, sills replaced. ALOT of space with 1865 sq ft and off-street parking. HOME is in NEED of a chimney and roof is 1994. Neighborhood setting. *** SOLD AS IS***

16. 2023-04-23
    status Under Contract 800-char remark

    Show marketing remark (800 chars)

    BEAUTIFUL EXPOSED BEAMS throughout the first floor with fireplaces in each room (not in use). HARDWOOD flooring in APPLIANCED kitchen w/ BUTCHER BLOCK ISLAND, dining area and family room. LARGE living room has carpet and BUILT IN BOOKSHELVES. 1st floor laundry for convenience and stairs that lead to 3 bedrooms upstairs one has an office/nursery, a sitting room (town has listed as 4 bedrooms). UPDATED electrical, VINYL, REPLACEMENT windows, 2020 HOT water heater, UPDATED plumbing, CITY WATER & SEWER TOO. PRIVACY fence to enjoy your yard and this home sits on a dead end close to 395. 1994 home was insulated in attic and outer walls, sills replaced. ALOT of space with 1865 sq ft and off-street parking. HOME is in NEED of a chimney and roof is 1994. Neighborhood setting. *** SOLD AS IS***

17. 2023-04-19
    price $125,000 800-char remark

    Show marketing remark (800 chars)

    BEAUTIFUL EXPOSED BEAMS throughout the first floor with fireplaces in each room (not in use). HARDWOOD flooring in APPLIANCED kitchen w/ BUTCHER BLOCK ISLAND, dining area and family room. LARGE living room has carpet and BUILT IN BOOKSHELVES. 1st floor laundry for convenience and stairs that lead to 3 bedrooms upstairs one has an office/nursery, a sitting room (town has listed as 4 bedrooms). UPDATED electrical, VINYL, REPLACEMENT windows, 2020 HOT water heater, UPDATED plumbing, CITY WATER & SEWER TOO. PRIVACY fence to enjoy your yard and this home sits on a dead end close to 395. 1994 home was insulated in attic and outer walls, sills replaced. ALOT of space with 1865 sq ft and off-street parking. HOME is in NEED of a chimney and roof is 1994. Neighborhood setting. *** SOLD AS IS***

18. 2023-04-19
    status Active 800-char remark

    Show marketing remark (800 chars)

    BEAUTIFUL EXPOSED BEAMS throughout the first floor with fireplaces in each room (not in use). HARDWOOD flooring in APPLIANCED kitchen w/ BUTCHER BLOCK ISLAND, dining area and family room. LARGE living room has carpet and BUILT IN BOOKSHELVES. 1st floor laundry for convenience and stairs that lead to 3 bedrooms upstairs one has an office/nursery, a sitting room (town has listed as 4 bedrooms). UPDATED electrical, VINYL, REPLACEMENT windows, 2020 HOT water heater, UPDATED plumbing, CITY WATER & SEWER TOO. PRIVACY fence to enjoy your yard and this home sits on a dead end close to 395. 1994 home was insulated in attic and outer walls, sills replaced. ALOT of space with 1865 sq ft and off-street parking. HOME is in NEED of a chimney and roof is 1994. Neighborhood setting. *** SOLD AS IS***

19. 2023-04-19
    historical Under Contract - Continue to Show 800-char remark

    Show marketing remark (800 chars)

    BEAUTIFUL EXPOSED BEAMS throughout the first floor with fireplaces in each room (not in use). HARDWOOD flooring in APPLIANCED kitchen w/ BUTCHER BLOCK ISLAND, dining area and family room. LARGE living room has carpet and BUILT IN BOOKSHELVES. 1st floor laundry for convenience and stairs that lead to 3 bedrooms upstairs one has an office/nursery, a sitting room (town has listed as 4 bedrooms). UPDATED electrical, VINYL, REPLACEMENT windows, 2020 HOT water heater, UPDATED plumbing, CITY WATER & SEWER TOO. PRIVACY fence to enjoy your yard and this home sits on a dead end close to 395. 1994 home was insulated in attic and outer walls, sills replaced. ALOT of space with 1865 sq ft and off-street parking. HOME is in NEED of a chimney and roof is 1994. Neighborhood setting. *** SOLD AS IS***

20. 2023-02-02
    status Under Contract 800-char remark

    Show marketing remark (800 chars)

    BEAUTIFUL EXPOSED BEAMS throughout the first floor with fireplaces in each room (not in use). HARDWOOD flooring in APPLIANCED kitchen w/ BUTCHER BLOCK ISLAND, dining area and family room. LARGE living room has carpet and BUILT IN BOOKSHELVES. 1st floor laundry for convenience and stairs that lead to 3 bedrooms upstairs one has an office/nursery, a sitting room (town has listed as 4 bedrooms). UPDATED electrical, VINYL, REPLACEMENT windows, 2020 HOT water heater, UPDATED plumbing, CITY WATER & SEWER TOO. PRIVACY fence to enjoy your yard and this home sits on a dead end close to 395. 1994 home was insulated in attic and outer walls, sills replaced. ALOT of space with 1865 sq ft and off-street parking. HOME is in NEED of a chimney and roof is 1994. Neighborhood setting. *** SOLD AS IS***

21. 2023-01-31
    listed $109,900 Active 800-char remark

    Show marketing remark (800 chars)

    BEAUTIFUL EXPOSED BEAMS throughout the first floor with fireplaces in each room (not in use). HARDWOOD flooring in APPLIANCED kitchen w/ BUTCHER BLOCK ISLAND, dining area and family room. LARGE living room has carpet and BUILT IN BOOKSHELVES. 1st floor laundry for convenience and stairs that lead to 3 bedrooms upstairs one has an office/nursery, a sitting room (town has listed as 4 bedrooms). UPDATED electrical, VINYL, REPLACEMENT windows, 2020 HOT water heater, UPDATED plumbing, CITY WATER & SEWER TOO. PRIVACY fence to enjoy your yard and this home sits on a dead end close to 395. 1994 home was insulated in attic and outer walls, sills replaced. ALOT of space with 1865 sq ft and off-street parking. HOME is in NEED of a chimney and roof is 1994. Neighborhood setting. *** SOLD AS IS***

22. 2023-01-18
    historical $109,900 800-char remark

    Show marketing remark (800 chars)

    BEAUTIFUL EXPOSED BEAMS throughout the first floor with fireplaces in each room (not in use). HARDWOOD flooring in APPLIANCED kitchen w/ BUTCHER BLOCK ISLAND, dining area and family room. LARGE living room has carpet and BUILT IN BOOKSHELVES. 1st floor laundry for convenience and stairs that lead to 3 bedrooms upstairs one has an office/nursery, a sitting room (town has listed as 4 bedrooms). UPDATED electrical, VINYL, REPLACEMENT windows, 2020 HOT water heater, UPDATED plumbing, CITY WATER & SEWER TOO. PRIVACY fence to enjoy your yard and this home sits on a dead end close to 395. 1994 home was insulated in attic and outer walls, sills replaced. ALOT of space with 1865 sq ft and off-street parking. HOME is in NEED of a chimney and roof is 1994. Neighborhood setting. *** SOLD AS IS***

23. 2009-11-18
    historical
24. 2009-05-18
    listed $134,900
25. 2004-05-12
    soldstatus $125,000
26. 2004-02-28
    listed $149,900
27. 2004-02-25
    historical
28. 2003-08-08
    listed $149,000

ⓘ 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: $2,577 · $215/mo
• Projected year-2 tax: $3,482 · $290/mo
• Expected delta: +$905/yr (+$75/mo · 35.1%)

ⓘ 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 5/10 Major 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,123
• − Mortgage interest: −$11,483
• − Property taxes: −$2,577
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,850
• − Management: −$1,850
• − Depreciation: −$5,964
• Taxable loss: −$1,625
• Est. tax savings @ 24.0%: +$390
• After-tax cash flow: $2,155/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: Plainfield School District
• NCES district ID: 0903270
• Math proficiency: 24% ▼ -16.00%
• Reading proficiency: 41% ▼ -17.00%
• Median HH income: $62,056
• Composite: 29.36/100
• National rank: #6531
• State rank: #117 of 153 in CT

Livability — Moosup

• Score: 67/100
• State rank: #113
• US rank: #10397

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moosup, CT
• Population (ZIP): 5,840

Population outlook (Northeastern Connecticut County) Hauer SSP2

• By 2040: 104,160

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Asian 6% Hispanic / Latino 5% Two or more races 4% Black 1%
• Common ancestry: Lithuanian 18% Romanian 10% Italian 2%
• Foreign-born: 7% · Canada, China
• Languages at home: 93% English-only · Other Indo-European 3% Spanish 2% Chinese 1%

Political lean MEDSL · Northeastern Connecticut

• 2024 margin: R (+15.4) · D 41.5% · R 57.0% · Other 1.5%
• All cycles: 2024: R+15.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 9.19%
• Current HPI: 318.3935
• 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

+37.6% since first listed

28 events — show timeline

• 2026-05-01 Pending — Smart MLS
• 2026-04-14 Price Changed $205,000 Smart MLS
• 2026-03-30 Price Changed $214,900 Smart MLS
• 2026-02-13 Price Changed $225,000 Smart MLS
• 2026-01-14 Price Changed $235,500 Smart MLS
• 2025-12-18 Price Changed $247,500 Smart MLS
• 2025-11-12 Listed $260,000 Smart MLS
• 2024-02-28 Sold (MLS) $243,000 Smart MLS
• 2024-01-24 Pending — Smart MLS
• 2023-12-20 Price Changed $239,900 Smart MLS
• 2023-11-08 Price Changed $249,900 Smart MLS
• 2023-10-19 Price Changed $259,900 Smart MLS
• 2023-09-28 Listed $269,900 Smart MLS
• 2023-05-22 Sold (Public Records) $125,000 Public Records
• 2023-05-19 Sold (MLS) $125,000 Smart MLS
• 2023-04-23 Pending — Smart MLS
• 2023-04-19 Price Changed $125,000 Smart MLS
• 2023-04-19 Relisted — Smart MLS
• 2023-04-19 Contingent — Smart MLS
• 2023-02-02 Pending — Smart MLS
• 2023-01-31 Listed $109,900 Smart MLS
• 2023-01-18 Coming Soon $109,900 Smart MLS
• 2009-11-18 Listing Removed — Smart MLS
• 2009-05-18 Listed $134,900 Smart MLS
• 2004-05-12 Sold (MLS) $125,000 Smart MLS
• 2004-02-28 Listed $149,900 Smart MLS
• 2004-02-25 Listing Removed — Smart MLS
• 2003-08-08 Listed $149,000 Smart MLS

Property tax history

+0.5%/yr

Latest (2022): $2,577 · -0.7% YoY. Source: county tax records.