19 Henry Pl · Willimantic, CT 06256

$135,000

2 bd · 1.0 ba · 864 sqft · SingleFamily public records · 5 Days on market

Built 1968 2.50 ac lot

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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 +23.3/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Appreciation +4.9/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks

Tucked at the very end of a dead-end road, this oversized 2+ acre property offers privacy, space, and serious potential. This 2-bedroom, 1-bath ranch is paired with a large 2-car garage (at one time converted to a living space) and is ready for someone with vision to bring it back to life. CASH BUYERS ONLY-this is a true handyman special. Roof was replaced on house and garage less than 3 years ago. Property will be conveyed with most of contents, including multiple metal trailers, sheds, and more. Any and all junk removal will convey to the buyer. A rare opportunity in an awesome location to create something special. Offers will be due Sunday 4/26 by 6pm.

Key facts

• 2.5 acre lot
• 2 garage spots
• Built 1968

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $246 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Cap rate 8.5% vs local median 4.6% 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: 18 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 487 units permitted in Southeastern Connecticut Planning Region in 2024 (244 in 5+ unit buildings).

Forward outlook

• In year one you build about $737 of equity ($933 loan paydown + $-196 appreciation (-0.1% local appreciation)).
• At projected returns (-0.1% appreciation + 3.0% rent growth), your $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: major wind risk, 53% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $135,000

Questions for the listing agent

1. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.23% ✓
• Cap rate: 8.48%
• Cash-on-cash: 7.81%
• DSCR: 1.35
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $60,480
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Henry Pl	0.00mi	2/1.0	864 (0%)	0mo	$166,000	$192	100
17 Green Ln	0.44mi	2/1.0	924 (+7%)	17mo	$15,500	$17	54
337 Tuckie Rd	0.33mi	3/2.0 (+1)	924 (+7%)	13mo	$57,000	$62	53
339 Tuckie Rd	0.34mi	2/1.0	956 (+11%)	21mo	$50,000	$52	49
9 Fairway Dr	0.46mi	2/2.0	924 (+7%)	18mo	$65,000	$70	48
363 Tuckie Rd	0.43mi	3/2.0 (+1)	960 (+11%)	8mo	$142,000	$148	45
15 James Dr	0.74mi	2/1.0	924 (+7%)	13mo	$79,000	$85	43
381 Tuckie Rd	0.50mi	3/2.0 (+1)	960 (+11%)	22mo	$75,000	$78	30
13 Stonegate Dr	0.71mi	3/1.5 (+1)	924 (+7%)	24mo	$60,000	$65	29

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

Projected returns pro-forma

-0.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.1%
• Equity multiple: 1.29×
• Total profit: $10,901
• Equity at exit: $38,224

10-year hold

• IRR: 11.5%
• Equity multiple: 2.24×
• Total profit: $46,769
• Equity at exit: $45,175

Cash invested: $37,800 (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 06256

• Home prices YoY: -0.1%
• Active inventory: 18
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,657 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$299 /mo · $3,585/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $246

Break-even live

Break-even rent $1,346

Max offer price $135,000

Occupancy floor 80%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
82 Boston Post Rd Unit A1 North Windham, CT	1.0	1.0	700	$1,600	$2.29	14d	1	0.82mi
84 Ash St Willimantic, CT	2.0	1.0	900	$1,600	$1.78	1d	1	1.44mi
145 Foster Dr Willimantic, CT	2.0	1.0–1.5	687	$1,830	$2.66	1d	1	1.46mi

Listing history 4 events

1. 2026-04-28
   status Under Contract
2. 2026-04-24
   listed $135,000 Active
3. 2026-04-18
   historical $135,000
4. 1990-06-15
   soldstatus $128,500

ⓘ 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: $3,585 · $299/mo
• Projected year-2 tax: $3,585 · $299/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% 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: $19,882
• − Mortgage interest: −$7,562
• − Property taxes: −$3,585
• − Insurance: −$675
• − Repairs & maintenance: −$1,591
• − Management: −$1,591
• − Depreciation: −$3,927
• Taxable income: $951
• Est. tax owed @ 24.0%: −$228
• After-tax cash flow: $2,723/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

• City population: 19,344
• Population (ZIP): 1,796

Population outlook (Southeastern Connecticut County) Hauer SSP2

• By 2040: 293,442

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 15% Two or more races 4% Black 1%
• Hispanic origin (detail): Mexican 9% Puerto Rican 5%
• Common ancestry: Romanian 18% Lithuanian 11% Russian 2%
• Foreign-born: 4% · Canada
• Languages at home: 87% English-only · Spanish 10% German/W. Germanic 2%

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: ▼ -0.14%
• Current HPI: 269.7593
• 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

+5.1% since first listed

4 events — show timeline

• 2026-04-28 Pending — Smart MLS
• 2026-04-24 Listed $135,000 Smart MLS
• 2026-04-18 Coming Soon $135,000 Smart MLS
• 1990-06-15 Sold (Public Records) $128,500 Public Records

Property tax history

+1.5%/yr

Latest (2023): $3,585 · +2.6% YoY. Source: county tax records.