14 Mountainview Rd · East Hampton, CT 06424

$60,000

1 bd · 1.0 ba · 697 sqft · Manufactured public records · 61 Days on market

Built 1964 $86/sqft · 69% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.8/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity is knocking at the lake! This 1-bedroom, 1-bath mobile home offers incredible potential for the right owner ready to bring their vision to life. Set in a location that captures beautiful views of Lake Pocotopaug, this property is all about possibilities. Whether you're looking for a renovation project, a seasonal getaway, or an investment opportunity, this home provides a rare chance to create something truly special in a desirable lake community. Imagine transforming this space into your own cozy retreat where you can relax and take in the peaceful water views. With the right updates and improvements, this property could shine. Enjoy nearby lake access, outdoor recreation, and the charm of East Hampton living-all while building equity through your own improvements. Bring your ideas, your creativity, and your toolbelt-this is your chance to make lake living a reality! PLEASE NOTE THE FOLLOWING: Sale must be cash or personal loan, traditional financing will not work. 2 person maximum occupancy, 2 car max on-street parking. Both applicants need to qualify with 650 minimum credit score, $1,800/month income, criminal background check. Strict pet policy of 1 pet not to exceed 35lbs, breed restrictions. Base land lease of $490/month.

Key facts

• Outdoor recreation
• Lake community
• Lake access

Tags

• LAKE ACCESS
• BEAUTIFUL VIEWS
• OUTDOOR RECREATION
• LAKE COMMUNITY

🏷️ Possibly a rental listed for sale. The $60,000 price doesn't fit this home's estimated sale value (~$195,007) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath manufactured listed at $60k.

Deal economics

• At list price, monthly cash flow is $894 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $56k (6.0% below list) — sets the bar for market timing.
• Cap rate 24.2% vs local median 2.0% in East Hampton — 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 82/100 on livability (#13 in CT, #1,301 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities C-, commute F.
• East Hampton School District (town): math 43% / reading 59% proficiency, ranked #70 of 153 in CT (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 60 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $415 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($56k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 42% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $56,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 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 1964 — 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 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?
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: 2.67% ✓
• Cap rate: 24.18%
• Cash-on-cash: 63.88%
• DSCR: 3.84
• GRM: 3.1

CMA / ARV

• ARV (median comp): $195,007
• List price: $60,000
• Delta: -69.23%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 62.9%
• Equity multiple: 3.81×
• Total profit: $47,236
• Equity at exit: $8,946

10-year hold

• IRR: 67.4%
• Equity multiple: 7.81×
• Total profit: $114,465
• Equity at exit: $5,188

Cash invested: $16,800 (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 06424

• Home prices YoY: -34.6%
• Active inventory: 60
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$315
• Tax from tax record: −$30 /mo · $360/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $894

Break-even live

Break-even rent $468

Max offer price $60,000

Occupancy floor 39%

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: $15,000
• Closing costs: $1,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
41 W High St Unit 7 East Hampton, CT	1.0	1.0	444	$1,600	$3.60	43d	1	1.23mi

Listing history 18 events

1. 2026-06-18
   days on market $60,000 Active 61 DOM
2. 2026-06-17
   days on market $60,000 Active 60 DOM
3. 2026-06-16
   days on market $60,000 Active 59 DOM
4. 2026-06-15
   days on market $60,000 Active 58 DOM
5. 2026-06-13
   days on market $60,000 Active 56 DOM
6. 2026-06-12
   days on market $60,000 Active 55 DOM
7. 2026-06-09
   days on market $60,000 Active 52 DOM
8. 2026-06-08
   days on market $60,000 Active 51 DOM
9. 2026-06-07
   days on market $60,000 Active 50 DOM
10. 2026-06-07
    days on market $60,000 Active 49 DOM
11. 2026-06-04
    days on market $60,000 Active 46 DOM
12. 2026-06-02
    days on market $60,000 Active 45 DOM
13. 2026-06-01
    days on market $60,000 Active 44 DOM
14. 2026-05-31
    days on market $60,000 Active 43 DOM
15. 2026-05-31
    days on market $60,000 Active 42 DOM
16. 2026-04-21
    status Active 1259-char remark

    Show marketing remark (1259 chars)

    Opportunity is knocking at the lake! This 1-bedroom, 1-bath mobile home offers incredible potential for the right owner ready to bring their vision to life. Set in a location that captures beautiful views of Lake Pocotopaug, this property is all about possibilities. Whether you're looking for a renovation project, a seasonal getaway, or an investment opportunity, this home provides a rare chance to create something truly special in a desirable lake community. Imagine transforming this space into your own cozy retreat where you can relax and take in the peaceful water views. With the right updates and improvements, this property could shine. Enjoy nearby lake access, outdoor recreation, and the charm of East Hampton living-all while building equity through your own improvements. Bring your ideas, your creativity, and your toolbelt-this is your chance to make lake living a reality! PLEASE NOTE THE FOLLOWING: Sale must be cash or personal loan, traditional financing will not work. 2 person maximum occupancy, 2 car max on-street parking. Both applicants need to qualify with 650 minimum credit score, $1,800/month income, criminal background check. Strict pet policy of 1 pet not to exceed 35lbs, breed restrictions. Base land lease of $490/month.

17. 2026-04-20
    historical 1259-char remark

    Show marketing remark (1259 chars)

    Opportunity is knocking at the lake! This 1-bedroom, 1-bath mobile home offers incredible potential for the right owner ready to bring their vision to life. Set in a location that captures beautiful views of Lake Pocotopaug, this property is all about possibilities. Whether you're looking for a renovation project, a seasonal getaway, or an investment opportunity, this home provides a rare chance to create something truly special in a desirable lake community. Imagine transforming this space into your own cozy retreat where you can relax and take in the peaceful water views. With the right updates and improvements, this property could shine. Enjoy nearby lake access, outdoor recreation, and the charm of East Hampton living-all while building equity through your own improvements. Bring your ideas, your creativity, and your toolbelt-this is your chance to make lake living a reality! PLEASE NOTE THE FOLLOWING: Sale must be cash or personal loan, traditional financing will not work. 2 person maximum occupancy, 2 car max on-street parking. Both applicants need to qualify with 650 minimum credit score, $1,800/month income, criminal background check. Strict pet policy of 1 pet not to exceed 35lbs, breed restrictions. Base land lease of $490/month.

18. 2026-04-16
    listed $60,000 Active 1259-char remark

    Show marketing remark (1259 chars)

    Opportunity is knocking at the lake! This 1-bedroom, 1-bath mobile home offers incredible potential for the right owner ready to bring their vision to life. Set in a location that captures beautiful views of Lake Pocotopaug, this property is all about possibilities. Whether you're looking for a renovation project, a seasonal getaway, or an investment opportunity, this home provides a rare chance to create something truly special in a desirable lake community. Imagine transforming this space into your own cozy retreat where you can relax and take in the peaceful water views. With the right updates and improvements, this property could shine. Enjoy nearby lake access, outdoor recreation, and the charm of East Hampton living-all while building equity through your own improvements. Bring your ideas, your creativity, and your toolbelt-this is your chance to make lake living a reality! PLEASE NOTE THE FOLLOWING: Sale must be cash or personal loan, traditional financing will not work. 2 person maximum occupancy, 2 car max on-street parking. Both applicants need to qualify with 650 minimum credit score, $1,800/month income, criminal background check. Strict pet policy of 1 pet not to exceed 35lbs, breed restrictions. Base land lease of $490/month.

ⓘ 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: $360 · $30/mo
• Projected year-2 tax: $822 · $68/mo
• Expected delta: +$462/yr (+$38/mo · 128.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 42% 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: $19,200
• − Mortgage interest: −$3,361
• − Property taxes: −$360
• − Insurance: −$300
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$1,745
• Taxable income: $10,362
• Est. tax owed @ 24.0%: −$2,487
• After-tax cash flow: $8,245/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: East Hampton School District
• NCES district ID: 0901230
• Math proficiency: 43% ▼ -13.00%
• Reading proficiency: 59% ▼ -8.00%
• Median HH income: $91,846
• Composite: 47.55/100
• National rank: #2265
• State rank: #70 of 153 in CT

Livability — East Hampton

• Score: 82/100
• State rank: #13
• US rank: #1301

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Lake Pocotopaug, CT
• Population (ZIP): 12,401

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% Two or more races 6% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 11% Lithuanian 4% Italian 4%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 2% French/Haitian/Cajun 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: ▼ -100.67%
• Current HPI: 190.1694
• 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

3 events — show timeline

• 2026-04-21 Relisted — Smart MLS
• 2026-04-20 Listing Removed — Smart MLS
• 2026-04-16 Listed $60,000 Smart MLS

Property tax history

-1.8%/yr

Latest (2021): $360 · +16.9% YoY. Source: county tax records.