42 Grandview Cir · Mansfield, CT 06268

$99,000

2 bd · 1.0 ba · 624 sqft · Manufactured public records · 156 Days on market

Built 1971 $523/mo HOA · 32% 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 +20.8/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• Schools +5.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

12X52 two-bedroom mobile home features covered porch, thermopane tilt-out windows, central air, and more in 55+ jensen's community. Pool, clubhouse, activities. Buyer must be approved by jensen's. Monthly park fee $357 + water bill $31/mo. Small pet ok.

Key facts

• Covered deck
• Garden area
• Shed

Tags

• COVERED DECK
• GARDEN AREA
• SHED

Property features AI

Finance

• Financial info: Property managed by on-site professional management
• HOA & community: Homeowners association with monthly fee; Association fee covers trash pickup, water, and sewer

Exterior

• Parking: Off-street parking for 2 vehicles
• Utilities: Public water connected; Public sewer connected; Electric hot water
• Home design: Single-family home in a 55+ adult community; Grey and white exterior
• Construction: Prefabricated construction; Flat roof; Vinyl and aluminum siding; No foundation listed
• Exterior features: Garden area; Covered deck; Patio; Located on a cul-de-sac

Interior

• Kitchen: Oven/Range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Hot air heating (propane fuel, above-ground tank)
• Interior features: Cable available; Total of 4 rooms; No basement
• Laundry & utility: Laundry in hallway on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $99k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% 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.
• Mansfield School District (rural): math 59% / reading 70% proficiency, ranked #36 of 153 in CT (top 24%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 37 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y ago; this cycle's ask has dropped $16k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $24k; list at $99k implies a 321% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 32% of rent.
• Climate carrying-cost: major wind risk, 46% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 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 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.63% ✓
• Cap rate: 7.95%
• Cash-on-cash: 5.91%
• DSCR: 1.26
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -6.9%
• Equity multiple: 0.75×
• Total profit: $-7,050
• Equity at exit: $14,761

10-year hold

• IRR: 3.1%
• Equity multiple: 1.23×
• Total profit: $6,278
• Equity at exit: $8,560

Cash invested: $27,720 (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 06268

• Home prices YoY: -16.5%
• Active inventory: 37
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,611 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$53 /mo · $637/yr
• Insurance: −$41
• HOA: −$523
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $136

Break-even live

Break-even rent $1,439

Max offer price $99,000

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Dartmouth Rd Storrs, CT	1.0	1.0	576	$1,550	$2.69	1d	1	1.00mi
64 Cheney Dr Storrs, CT	1.0	1.0	525	$1,750	$3.33	11d	1	1.21mi
85 Cheney Dr Storrs, CT	1.0	1.0	500	$1,750	$3.50	14d	1	1.26mi
380 Daleville Rd Willington, CT	1.0	1.0	488	$1,400	$2.87	14d	1	1.29mi

HOA detail

• Monthly dues: $523 · $6,276/yr
• Likely covers: waterpool

Listing history 22 events

1. 2026-06-18
   days on market $99,000 Active 156 DOM
2. 2026-06-17
   days on market $99,000 Active 155 DOM
3. 2026-06-16
   days on market $99,000 Active 154 DOM
4. 2026-06-15
   days on market $99,000 Active 153 DOM
5. 2026-06-14
   days on market $99,000 Active 151 DOM
6. 2026-06-13
   days on market $99,000 Active 150 DOM
7. 2026-06-10
   days on market $99,000 Active 148 DOM
8. 2026-06-09
   days on market $99,000 Active 147 DOM
9. 2026-06-08
   days on market $99,000 Active 146 DOM
10. 2026-06-07
    days on market $99,000 Active 145 DOM
11. 2026-06-03
    days on market $99,000 Active 141 DOM
12. 2026-06-02
    days on market $99,000 Active 140 DOM
13. 2026-06-01
    days on market $99,000 Active 139 DOM
14. 2026-05-31
    days on market $99,000 Active 138 DOM
15. 2026-05-31
    days on market $99,000 Active 137 DOM
16. 2026-04-27
    price $99,000
17. 2026-03-07
    price $105,000
18. 2026-01-13
    listed $115,000 Active
19. 2011-12-13
    soldstatus $23,500
20. 2011-12-12
    soldstatus $23,500 253-char remark

    Show marketing remark (253 chars)

    12X52 two-bedroom mobile home features covered porch, thermopane tilt-out windows, central air, and more in 55+ jensen's community. Pool, clubhouse, activities. Buyer must be approved by jensen's. Monthly park fee $357 + water bill $31/mo. Small pet ok.

21. 2011-10-01
    listed $23,500 253-char remark

    Show marketing remark (253 chars)

    12X52 two-bedroom mobile home features covered porch, thermopane tilt-out windows, central air, and more in 55+ jensen's community. Pool, clubhouse, activities. Buyer must be approved by jensen's. Monthly park fee $357 + water bill $31/mo. Small pet ok.

22. 2010-07-29
    soldstatus $25,500

ⓘ 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: $637 · $53/mo
• Projected year-2 tax: $1,378 · $115/mo
• Expected delta: +$741/yr (+$62/mo · 116.3%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 46% 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: $19,336
• − Mortgage interest: −$5,546
• − Property taxes: −$637
• − Insurance: −$495
• − Repairs & maintenance: −$1,547
• − Management: −$1,547
• − HOA: −$6,276
• − Depreciation: −$2,880
• Taxable income: $408
• Est. tax owed @ 24.0%: −$98
• After-tax cash flow: $1,539/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: Mansfield School District
• NCES district ID: 0902340
• Math proficiency: 59% ▼ -12.00%
• Reading proficiency: 70% ▼ -6.00%
• Median HH income: $60,954
• Composite: 55.81/100
• National rank: #1209
• State rank: #36 of 153 in CT

Livability — Mansfield

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

Census & demographics

• Census place: Storrs, CT
• Population (ZIP): 10,782

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Asian 12% Hispanic / Latino 6% Black 5% Two or more races 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Lithuanian 6% Romanian 5% Slovak 3%
• Foreign-born: 14% · China, Canada, Dominican Republic
• Languages at home: 82% English-only · Chinese 6% Other Indo-European 4% Spanish 2%

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: ▼ -49.53%
• Current HPI: 251.3467
• 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

+288.2% since first listed

7 events — show timeline

• 2026-04-27 Price Changed $99,000 Smart MLS
• 2026-03-07 Price Changed $105,000 Smart MLS
• 2026-01-13 Listed $115,000 Smart MLS
• 2011-12-13 Sold (Public Records) $23,500 Public Records
• 2011-12-12 Sold (MLS) $23,500 Smart MLS
• 2011-10-01 Listed $23,500 Smart MLS
• 2010-07-29 Sold (Public Records) $25,500 Public Records

Property tax history

+1.8%/yr

Latest (2023): $637 · +3.7% YoY. Source: county tax records.