24 Stonewood Ter · Vernon, CT 06066

$110,000

2 bd · 1.0 ba · 910 sqft · Manufactured public records · 21 Days on market

Built 1981 $500/mo HOA · 28% of rent

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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 +25.1/30.0
• 1% rule +10.0/10.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This unt sits at the back of the complex. Nice yard area to enjoy, 2 bedrooms 1.5 baths, Living has a fireplace, large eat in kitchen, laundry just off the kitchen. Great home to relax in. Being sold in as is condition. Inspections for information purposes only. Park approval is needed before an offer can be submitted. Buyer must have credit score of 650 or higher and income of $1800+ a month.

Key facts

• Eat in kitchen
• Laundry off kitchen
• Yard area

Tags

• YARD AREA
• FIREPLACE
• EAT IN KITCHEN
• LAUNDRY OFF KITCHEN

Property features AI

Finance

• HOA & community: Homeowners association with $500 monthly fee; HOA covers snow removal, water and sewer

Exterior

• Utilities: Public water connected; Public sewer connected; Electric hot water
• Home design: Single-family home; Prefabricated construction
• Construction: Asphalt shingle roof; Prefab construction; No foundation specified
• Exterior features: Level lot; Vinyl siding

Interior

• Kitchen: Oven/Range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Central air conditioning; Hot air heating (oil-fired), above-ground fuel tank
• Interior features: One fireplace; No basement
• Laundry & utility: Washer; Dryer; Main-level laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $110k.

Deal economics

• At list price, monthly cash flow is $242 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $108k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Vernon School District (suburban): math 34% / reading 48% proficiency, ranked #97 of 153 in CT (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rockville High School (math 22% / reading 52%, grade F, #112 of 194 statewide, top 60%, 932 students, 48% FRL).
• Market conditions: Rents rising fast (+4.7%/yr); 81 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $31k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($108k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y 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 $7k; list at $110k implies a 1471% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $108,350 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.64% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.43%
• DSCR: 1.42
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.73% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.03×
• Total profit: $1,073
• Equity at exit: $16,401

10-year hold

• IRR: 13.0%
• Equity multiple: 2.15×
• Total profit: $35,546
• Equity at exit: $9,511

Cash invested: $30,800 (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 06066

• Rents YoY: 4.7%
• Active inventory: 81
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,806 high
• Mortgage (P&I): −$577
• Tax from tax record: −$62 /mo · $749/yr
• Insurance: −$46
• HOA: −$500
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $242

Break-even live

Break-even rent $1,500

Max offer price $110,000

Occupancy floor 82%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1134 Hartford Tpke Vernon, CT	2.0	1.0	910	$1,750	$1.92	1d	1	0.52mi
23 Bancroft Rd Vernon, CT	3.0	1.0	1020	$3,000	$2.94	43d	1	0.88mi
85 Vernon Ave Unit 1 Vernon, CT	1.0	1.0	600	$1,250	$2.08	3d	1	0.95mi
37 S Grove St Unit 37 Vernon, CT	2.0	1.0	931	$1,850	$1.99	1d	1	1.07mi
31 Vernon Ave Vernon, CT	1.0	1.0	720	$1,295	$1.80	1d	1	1.16mi
105 Brooklyn St Fl 2 Vernon, CT	2.0	1.0	980	$1,780	$1.82	3d	1	1.24mi
10 Cemetary Ave Vernon, CT	2.0	1.0	1008	$2,100	$2.08	43d	1	1.25mi
9 Morrison St Unit 2 Vernon, CT	1.0	1.0	525	$1,200	$2.29	19d	1	1.31mi
98 W Main St Unit 2B Vernon, CT	1.0	1.0	715	$1,200	$1.68	2d	1	1.33mi

HOA detail

• Monthly dues: $500 · $6,000/yr

Listing history 19 events

1. 2026-06-18
   days on market $110,000 Active 21 DOM
2. 2026-06-17
   days on market $110,000 Active 20 DOM
3. 2026-06-16
   days on market $110,000 Active 19 DOM
4. 2026-06-15
   days on market $110,000 Active 18 DOM
5. 2026-06-13
   days on market $110,000 Active 16 DOM
6. 2026-06-13
   days on market $110,000 Active 15 DOM
7. 2026-06-10
   days on market $110,000 Active 13 DOM
8. 2026-06-09
   days on market $110,000 Active 12 DOM
9. 2026-06-08
   days on market $110,000 Active 11 DOM
10. 2026-06-07
    days on market $110,000 Active 10 DOM
11. 2026-06-03
    days on market $110,000 Active 6 DOM
12. 2026-06-02
    days on market $110,000 Active 5 DOM
13. 2026-06-02
    remarks 396-char remark
14. 2026-06-01
    days on market $110,000 Active 4 DOM
15. 2026-05-31
    days on market $110,000 Active 3 DOM
16. 2026-05-28
    listed $110,000 Active
17. 2015-09-14
    soldstatus $7,000
18. 2015-09-11
    soldstatus $7,000
19. 2015-03-28
    listed $11,900

ⓘ 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: $749 · $62/mo
• Projected year-2 tax: $1,552 · $129/mo
• Expected delta: +$802/yr (+$67/mo · 107.1%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $21,677
• − Mortgage interest: −$6,162
• − Property taxes: −$749
• − Insurance: −$550
• − Repairs & maintenance: −$1,734
• − Management: −$1,734
• − HOA: −$6,000
• − Depreciation: −$3,200
• Taxable income: $1,548
• Est. tax owed @ 24.0%: −$371
• After-tax cash flow: $2,532/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: Vernon School District
• NCES district ID: 0904680
• Math proficiency: 34% ▼ -11.00%
• Reading proficiency: 48% ▼ -6.00%
• Median HH income: $60,342
• Composite: 36.26/100
• National rank: #4704
• State rank: #97 of 153 in CT

Livability — Vernon

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Tolland County · 46,815 people
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 30,577
• Household income: $85,356
• Rent vs Own: 46.8% rent · 53.2% own
• Severe rent burden: 1140.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 12% Two or more races 7% Asian 6% Black 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 9%
• Common ancestry: Lithuanian 8% Romanian 7% Slovak 2%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 84% English-only · Spanish 6% Other Indo-European 5% Russian/Polish/Slavic 1%

Political lean MEDSL · Capitol

• 2024 margin: Strong D (+21.9) · D 60.1% · R 38.2% · Other 1.7%
• All cycles: 2024: D+21.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -136.25%
• Current HPI: 249.7888
• Rent YoY: ▲ 4.73%
• Metro: Hartford-East Hartford-Middletown, 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

+824.4% since first listed

4 events — show timeline

• 2026-05-28 Listed $110,000 Smart MLS
• 2015-09-14 Sold (Public Records) $7,000 Public Records
• 2015-09-11 Sold (MLS) $7,000 Smart MLS
• 2015-03-28 Listed $11,900 Smart MLS

Property tax history

-2.9%/yr

Latest (2023): $749 · +0.0% YoY. Source: county tax records.