4 Elaine Dr · Moodus, CT 06469

$339,900

3 bd · 1.5 ba · 1,000 sqft · SingleFamily public records · 3 Days on market

Built 1975 0.50 ac lot Est $390k · 13% under

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Why this score? — see what drove the D+ 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 +14.5/30.0
• ARV discount +13.3/15.0
• Schools +5.1/10.0
• DSCR +4.4/10.0
• 1% rule +3.7/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Well maintained 3 bedroom ranch! New siding, roof, windows and driveway. Fireplace, hardwood floors, open kitchen, nicely finished walkout basement with wet bar, separate laundry room. Lots of privacy! Don't miss this one!

Key facts

• 0.5 acre lot
• Built 1975
• Listed 3 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $77 ($927/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $295k (13.4% below list).
• Recommended offer: $295k (13.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#70 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• East Haddam School District (rural): math 47% / reading 65% proficiency, ranked #59 of 153 in CT (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Zoned schools: East Haddam Elementary School (math 57% / reading 57%, grade C+, #177 of 553 statewide, top 34%, 337 students, 27% FRL); Nathan Hale-Ray Middle School (math 46% / reading 67%, grade B, #59 of 175 statewide, top 34%, 378 students, 28% FRL); Nathan Hale-Ray High School (math 42% / reading 67%, grade C-, #63 of 194 statewide, top 39%, 262 students, 22% FRL).
• Market conditions: 14 active listings in the ZIP; 2 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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 23y 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 $155k; list at $340k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 61% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $294,511 (13.4% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.87% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $390,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Elaine Dr	0.00mi	3/1.5	1,000 (0%)	1mo	$390,000	$390	99

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-50,173
• Equity at exit: $50,680

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-37,419
• Equity at exit: $29,388

Cash invested: $95,172 (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 06469

• Home prices YoY: -18.4%
• Active inventory: 14
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,945 medium
• Mortgage (P&I): −$1,782
• Tax from tax record: −$325 /mo · $3,903/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$618
• Net cashflow: $77

Break-even live

Break-even rent $2,847

Max offer price $339,900

Occupancy floor 92%

Sensitivity live

Price	-10% $270	-5% $173	+0% $77	+5% $-19	+10% $-115
Rent	-10% $-155	-5% $-39	+0% $77	+5% $194	+10% $310
Rate	-1.0pp $248	-0.5pp $164	base $77	+0.5pp $-11	+1.0pp $-100

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
76 Old Acres Rd Moodus, CT	3.0	1.0	732	$2,500	$3.42	45d	1	0.97mi
55 Dogwood Rd Moodus, CT	2.0	1.0	1040	$3,300	$3.17	5d	1	1.02mi

Listing history 8 events

1. 2026-04-24
   status Under Contract
2. 2026-04-22
   listed $339,900 Active
3. 2026-04-20
   historical $339,900
4. 2016-08-09
   soldstatus $155,000 222-char remark

   Show marketing remark (222 chars)

   Well maintained 3 bedroom ranch! New siding, roof, windows and driveway. Fireplace, hardwood floors, open kitchen, nicely finished walkout basement with wet bar, separate laundry room. Lots of privacy! Don't miss this one!

5. 2016-08-09
   soldstatus $155,000

   Show marketing remark (222 chars)

   Well maintained 3 bedroom ranch! New siding, roof, windows and driveway. Fireplace, hardwood floors, open kitchen, nicely finished walkout basement with wet bar, separate laundry room. Lots of privacy! Don't miss this one!

6. 2015-08-08
   listed $169,000 222-char remark

   Show marketing remark (222 chars)

   Well maintained 3 bedroom ranch! New siding, roof, windows and driveway. Fireplace, hardwood floors, open kitchen, nicely finished walkout basement with wet bar, separate laundry room. Lots of privacy! Don't miss this one!

7. 2003-10-27
   soldstatus $191,000 213-char remark

   Show marketing remark (213 chars)

   Great start in this move-in condition home. Wood floors in main living area, central air, completely finished walk out basement s.F. Included, newer roof and furnace, fireplaced living room with wood stove insert,

8. 2003-06-04
   listed $194,000 213-char remark

   Show marketing remark (213 chars)

   Great start in this move-in condition home. Wood floors in main living area, central air, completely finished walk out basement s.F. Included, newer roof and furnace, fireplaced living room with wood stove insert,

ⓘ 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: $3,903 · $325/mo
• Projected year-2 tax: $5,588 · $466/mo
• Expected delta: +$1,685/yr (+$140/mo · 43.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $35,341
• − Mortgage interest: −$19,040
• − Property taxes: −$3,903
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,827
• − Management: −$2,827
• − Depreciation: −$9,888
• Taxable loss: −$4,843
• Est. tax savings @ 24.0%: +$1,162
• After-tax cash flow: $2,090/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 Haddam School District
• NCES district ID: 0901200
• Math proficiency: 47% ▼ -9.00%
• Reading proficiency: 65% ▼ -6.00%
• Median HH income: $82,341
• Composite: 50.78/100
• National rank: #1809
• State rank: #59 of 153 in CT

Livability — Moodus

• Score: 73/100
• State rank: #70
• US rank: #5128

Category grades

Amenities F 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

• Population (ZIP): 3,125

Population outlook (Lower Connecticut River Valley County) Hauer SSP2

• By 2040: 188,651

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Lithuanian 12% Romanian 6% Slovak 1%
• Foreign-born: 2%
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Spanish 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: ▼ -40.95%
• Current HPI: 181.4315
• 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

+75.2% since first listed

8 events — show timeline

• 2026-04-24 Pending — Smart MLS
• 2026-04-22 Listed $339,900 Smart MLS
• 2026-04-20 Coming Soon $339,900 Smart MLS
• 2016-08-09 Sold (Public Records) $155,000 Public Records
• 2016-08-09 Sold (MLS) $155,000 Smart MLS
• 2015-08-08 Listed $169,000 Smart MLS
• 2003-10-27 Sold (MLS) $191,000 Smart MLS
• 2003-06-04 Listed $194,000 Smart MLS

Property tax history

+1.8%/yr

Latest (2022): $3,903 · +4.4% YoY. Source: county tax records.