125 Mountain St · Willimantic, CT 06226

$310,000

5 bd · 2.0 ba · 2,781 sqft · SingleFamily public records · 101 Days on market

Built 1900 0.76 ac lot $111/sqft · 14% below area Est $362k · 14% 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 +23.6/30.0
• ARV discount +13.9/15.0
• DSCR +7.6/10.0
• 1% rule +6.5/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors take notice! This home is a money maker. Whether you decide to owner-occupy this spacious home while rental income helps with the mortgage, or rent out both units, you can't go wrong. The living areas provide warm spaces perfect for relaxing or gathering with friends and family. The kitchens offer ample cabinet and counter space, making everyday cooking convenient and enjoyable. The large yard space can be enjoyed year round. The lot may also have the potential to be subdivided to add another home. All information should be verified with the town. Don't miss this opportunity!

Key facts

• 0.76 acre lot
• Built 1900
• Listed 100 days

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $584 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $310k).
• Recommended offer: $282k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.7% in Willimantic — 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 85/100 on livability (#3 in CT, #487 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools D+, employment F.
• Windham School District (town): math 15% / reading 25% proficiency, ranked #143 of 153 in CT (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 40 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 487 units permitted in Southeastern Connecticut Planning Region in 2024 (244 in 5+ unit buildings).
• At $3,580/mo this rent would consume 91% of the median local household income ($47k/yr) (locally 1122% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $185k; list at $310k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 51% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $282,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.15% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.07%
• DSCR: 1.36
• GRM: 7.2

CMA / ARV

• ARV (median comp): $361,526
• List price: $310,000
• Delta: -14.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
98 Windham St	0.48mi	4/2.0 (-1)	2,673 (-4%)	7mo	$300,000	$112	60
371 Prospect St	0.58mi	4/2.0 (-1)	3,180 (+14%)	15mo	$348,000	$109	32

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: -4.0%
• Equity multiple: 0.85×
• Total profit: $-12,932
• Equity at exit: $46,222

10-year hold

• IRR: 5.7%
• Equity multiple: 1.43×
• Total profit: $37,096
• Equity at exit: $26,803

Cash invested: $86,800 (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 06226

• Home prices YoY: -9.3%
• Active inventory: 40
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $3,580 medium
• Mortgage (P&I): −$1,626
• Tax from tax record: −$490 /mo · $5,878/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$752
• Net cashflow: $584

Break-even live

Break-even rent $2,841

Max offer price $310,000

Occupancy floor 79%

Sensitivity live

Price	-10% $759	-5% $672	+0% $584	+5% $496	+10% $408
Rent	-10% $301	-5% $442	+0% $584	+5% $725	+10% $867
Rate	-1.0pp $740	-0.5pp $663	base $584	+0.5pp $504	+1.0pp $422

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
147 Spring St Willimantic, CT	6.0	2.0	1955	$4,800	$2.46	44d	1	0.47mi
371 Prospect St Willimantic, CT	6.0	2.0	3180	$3,600	$1.13	15d	1	0.57mi
72 Prospect St Willimantic, CT	5.0	2.0	2000	$2,250	$1.12	44d	1	0.69mi

Listing history 29 events

1. 2026-06-21
   days on market $310,000 Active 101 DOM
2. 2026-06-18
   days on market $310,000 Active 98 DOM
3. 2026-06-17
   days on market $310,000 Active 97 DOM
4. 2026-06-16
   days on market $310,000 Active 96 DOM
5. 2026-06-15
   days on market $310,000 Active 95 DOM
6. 2026-06-14
   days on market $310,000 Active 93 DOM
7. 2026-06-10
   days on market $310,000 Active 90 DOM
8. 2026-06-09
   days on market $310,000 Active 89 DOM
9. 2026-06-08
   days on market $310,000 Active 88 DOM
10. 2026-06-07
    days on market $310,000 Active 87 DOM
11. 2026-06-05
    days on market $310,000 Active 84 DOM
12. 2026-06-03
    days on market $310,000 Active 83 DOM
13. 2026-06-02
    days on market $310,000 Active 82 DOM
14. 2026-06-01
    days on market $310,000 Active 81 DOM
15. 2026-05-31
    days on market $310,000 Active 80 DOM
16. 2026-05-31
    days on market $310,000 Active 79 DOM
17. 2026-05-05
    price $310,000 592-char remark

    Show marketing remark (592 chars)

    Investors take notice! This home is a money maker. Whether you decide to owner-occupy this spacious home while rental income helps with the mortgage, or rent out both units, you can't go wrong. The living areas provide warm spaces perfect for relaxing or gathering with friends and family. The kitchens offer ample cabinet and counter space, making everyday cooking convenient and enjoyable. The large yard space can be enjoyed year round. The lot may also have the potential to be subdivided to add another home. All information should be verified with the town. Don't miss this opportunity!

18. 2026-05-05
    status Active 592-char remark

    Show marketing remark (592 chars)

    Investors take notice! This home is a money maker. Whether you decide to owner-occupy this spacious home while rental income helps with the mortgage, or rent out both units, you can't go wrong. The living areas provide warm spaces perfect for relaxing or gathering with friends and family. The kitchens offer ample cabinet and counter space, making everyday cooking convenient and enjoyable. The large yard space can be enjoyed year round. The lot may also have the potential to be subdivided to add another home. All information should be verified with the town. Don't miss this opportunity!

19. 2026-05-05
    historical Under Contract - Continue to Show 592-char remark

    Show marketing remark (592 chars)

    Investors take notice! This home is a money maker. Whether you decide to owner-occupy this spacious home while rental income helps with the mortgage, or rent out both units, you can't go wrong. The living areas provide warm spaces perfect for relaxing or gathering with friends and family. The kitchens offer ample cabinet and counter space, making everyday cooking convenient and enjoyable. The large yard space can be enjoyed year round. The lot may also have the potential to be subdivided to add another home. All information should be verified with the town. Don't miss this opportunity!

20. 2026-03-27
    status Active 592-char remark

    Show marketing remark (592 chars)

    Investors take notice! This home is a money maker. Whether you decide to owner-occupy this spacious home while rental income helps with the mortgage, or rent out both units, you can't go wrong. The living areas provide warm spaces perfect for relaxing or gathering with friends and family. The kitchens offer ample cabinet and counter space, making everyday cooking convenient and enjoyable. The large yard space can be enjoyed year round. The lot may also have the potential to be subdivided to add another home. All information should be verified with the town. Don't miss this opportunity!

21. 2026-03-23
    historical Under Contract - Continue to Show 592-char remark

    Show marketing remark (592 chars)

    Investors take notice! This home is a money maker. Whether you decide to owner-occupy this spacious home while rental income helps with the mortgage, or rent out both units, you can't go wrong. The living areas provide warm spaces perfect for relaxing or gathering with friends and family. The kitchens offer ample cabinet and counter space, making everyday cooking convenient and enjoyable. The large yard space can be enjoyed year round. The lot may also have the potential to be subdivided to add another home. All information should be verified with the town. Don't miss this opportunity!

22. 2026-03-13
    listed $325,000 Active 592-char remark

    Show marketing remark (592 chars)

    Investors take notice! This home is a money maker. Whether you decide to owner-occupy this spacious home while rental income helps with the mortgage, or rent out both units, you can't go wrong. The living areas provide warm spaces perfect for relaxing or gathering with friends and family. The kitchens offer ample cabinet and counter space, making everyday cooking convenient and enjoyable. The large yard space can be enjoyed year round. The lot may also have the potential to be subdivided to add another home. All information should be verified with the town. Don't miss this opportunity!

23. 2026-03-09
    historical $325,000 592-char remark

    Show marketing remark (592 chars)

    Investors take notice! This home is a money maker. Whether you decide to owner-occupy this spacious home while rental income helps with the mortgage, or rent out both units, you can't go wrong. The living areas provide warm spaces perfect for relaxing or gathering with friends and family. The kitchens offer ample cabinet and counter space, making everyday cooking convenient and enjoyable. The large yard space can be enjoyed year round. The lot may also have the potential to be subdivided to add another home. All information should be verified with the town. Don't miss this opportunity!

24. 2023-01-17
    soldstatus $185,000
25. 2023-01-13
    status Under Contract 841-char remark

    Show marketing remark (841 chars)

    What a great Home. Beautiful wrap around porch, nice lot with ,76 acres. ! car attached garage and a large shed great for all your outside storage needs. Home was once a 2-family home with 2 electrical services and you can still have a 2nd kitchen, has been used for years as a one family but very possible to go back to a 2 family. Great off-street parking. Lots of rooms in this home, and a lot of original features. Large kitchen in back with a great walk-in pantry, dining room, office or den and a nice living room with fireplace, and a large living room in front, bedroom on first floor was the 2nd kitchen, 2 full baths all on first floor. Second floor offers 4 bedrooms and an office, laundry area. Home needs some love but could be beautiful. Many Many possibilities here. Walk to town and bus line, close to both Eastern and UCONN.

26. 2023-01-12
    soldstatus $185,000 Closed 841-char remark

    Show marketing remark (841 chars)

    What a great Home. Beautiful wrap around porch, nice lot with ,76 acres. ! car attached garage and a large shed great for all your outside storage needs. Home was once a 2-family home with 2 electrical services and you can still have a 2nd kitchen, has been used for years as a one family but very possible to go back to a 2 family. Great off-street parking. Lots of rooms in this home, and a lot of original features. Large kitchen in back with a great walk-in pantry, dining room, office or den and a nice living room with fireplace, and a large living room in front, bedroom on first floor was the 2nd kitchen, 2 full baths all on first floor. Second floor offers 4 bedrooms and an office, laundry area. Home needs some love but could be beautiful. Many Many possibilities here. Walk to town and bus line, close to both Eastern and UCONN.

27. 2022-10-31
    historical Under Contract - Continue to Show 841-char remark

    Show marketing remark (841 chars)

    What a great Home. Beautiful wrap around porch, nice lot with ,76 acres. ! car attached garage and a large shed great for all your outside storage needs. Home was once a 2-family home with 2 electrical services and you can still have a 2nd kitchen, has been used for years as a one family but very possible to go back to a 2 family. Great off-street parking. Lots of rooms in this home, and a lot of original features. Large kitchen in back with a great walk-in pantry, dining room, office or den and a nice living room with fireplace, and a large living room in front, bedroom on first floor was the 2nd kitchen, 2 full baths all on first floor. Second floor offers 4 bedrooms and an office, laundry area. Home needs some love but could be beautiful. Many Many possibilities here. Walk to town and bus line, close to both Eastern and UCONN.

28. 2022-10-21
    listed $185,000 Active 841-char remark

    Show marketing remark (841 chars)

    What a great Home. Beautiful wrap around porch, nice lot with ,76 acres. ! car attached garage and a large shed great for all your outside storage needs. Home was once a 2-family home with 2 electrical services and you can still have a 2nd kitchen, has been used for years as a one family but very possible to go back to a 2 family. Great off-street parking. Lots of rooms in this home, and a lot of original features. Large kitchen in back with a great walk-in pantry, dining room, office or den and a nice living room with fireplace, and a large living room in front, bedroom on first floor was the 2nd kitchen, 2 full baths all on first floor. Second floor offers 4 bedrooms and an office, laundry area. Home needs some love but could be beautiful. Many Many possibilities here. Walk to town and bus line, close to both Eastern and UCONN.

29. 1989-08-29
    soldstatus $165,000

ⓘ 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: $5,878 · $490/mo
• Projected year-2 tax: $6,256 · $521/mo
• Expected delta: +$378/yr (+$32/mo · 6.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 51% 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: $42,965
• − Mortgage interest: −$17,365
• − Property taxes: −$5,878
• − Insurance: −$1,550
• − Repairs & maintenance: −$3,437
• − Management: −$3,437
• − Depreciation: −$9,018
• Taxable income: $2,279
• Est. tax owed @ 24.0%: −$547
• After-tax cash flow: $6,459/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: Windham School District
• NCES district ID: 0905190
• Math proficiency: 15% ▼ -16.00%
• Reading proficiency: 25% ▼ -12.00%
• Median HH income: $40,956
• Composite: 17.01/100
• National rank: #9128
• State rank: #143 of 153 in CT

Livability — Willimantic

• Score: 85/100
• State rank: #3
• US rank: #487

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Willimantic, CT
• County: Windham County · 30,529 people
• City population: 19,344
• Metro: Worcester, MA-CT
• Population (ZIP): 19,344
• Household income: $47,162
• Rent vs Own: 63.8% rent · 36.2% own
• Severe rent burden: 1122.0

Population outlook (Southeastern Connecticut County) Hauer SSP2

• By 2040: 293,442

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 45% White 44% Two or more races 20% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 30% Dominican 1%
• Common ancestry: Lithuanian 6% Romanian 5% Slovak 1%
• Foreign-born: 9% · Canada, Guatemala, China
• Languages at home: 62% English-only · Spanish 33% Other Indo-European 2% French/Haitian/Cajun 1%

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: ▼ -31.01%
• Current HPI: 301.9706
• Rent YoY: —
• Metro: Worcester, MA-CT
• 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

+87.9% since first listed

13 events — show timeline

• 2026-05-05 Price Changed $310,000 Smart MLS
• 2026-05-05 Relisted — Smart MLS
• 2026-05-05 Contingent — Smart MLS
• 2026-03-27 Relisted — Smart MLS
• 2026-03-23 Contingent — Smart MLS
• 2026-03-13 Listed $325,000 Smart MLS
• 2026-03-09 Coming Soon $325,000 Smart MLS
• 2023-01-17 Sold (Public Records) $185,000 Public Records
• 2023-01-13 Pending — Smart MLS
• 2023-01-12 Sold (MLS) $185,000 Smart MLS
• 2022-10-31 Contingent — Smart MLS
• 2022-10-21 Listed $185,000 Smart MLS
• 1989-08-29 Sold (Public Records) $165,000 Public Records

Property tax history

+0.3%/yr

Latest (2023): $5,878 · +1.5% YoY. Source: county tax records.