11 Carol Ct · Long Hill, CT 06340

$275,500

3 bd · 1.0 ba · 1,238 sqft · SingleFamily public records · 5 Days on market

Built 1952 10,454 sqft lot Est $350k · 21% 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).

• ARV discount +15.0/15.0
• Cash flow +13.1/30.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• 1% rule +3.4/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable ranch is located on a cul-de-sac in a nice neighborhood. A great buy for a 1st time home-buyer. 3 Br's, or 2 plus a den/office. Central air is a huge plus! Fenced back yard plus a large new deck. Easy access to main roads, shopping & schools.

Key facts

• 0.24 acre lot
• Built 1952
• Listed 5 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $276k.

Deal economics

• At list price, monthly cash flow is $-11 ($-129/yr) — negative.
• To cash-flow at today's rent, offer at most $274k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (16.2% below list).
• Recommended offer: $231k (16.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.7% in Long Hill — 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 73/100 on livability (#75 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Groton School District (suburban): math 32% / reading 50% proficiency, ranked #96 of 153 in CT (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Groton Middle School (math 28% / reading 47%, grade F, #112 of 175 statewide, top 66%, 907 students, 47% FRL); Robert E. Fitch High School (math 37% / reading 61%, grade D, #90 of 194 statewide, top 46%, 1,005 students, 43% FRL).
• Market conditions: Rents rising (+3.8%/yr); 93 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 487 units permitted in Southeastern Connecticut Planning Region in 2024 (244 in 5+ unit buildings).
• This rent runs 34% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 19y 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 $190k; 45% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $230,959 (16.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.84% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.17%
• DSCR: 0.99
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $350,354
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Maple Dr	0.10mi	3/1.0	1,266 (+2%)	18mo	$220,375	$174	77
47 Maple Dr	0.14mi	3/2.0	1,277 (+3%)	16mo	$332,800	$261	71
32 Pamela Ave	0.30mi	3/1.5	1,326 (+7%)	8mo	$375,000	$283	66
411 Long Hill Rd	0.46mi	3/1.0	1,310 (+6%)	5mo	$280,000	$214	65
84 Pamela Ave	0.37mi	4/1.0 (+1)	1,165 (-6%)	9mo	$335,000	$288	61
76 Kings Hwy	0.29mi	3/1.0	1,100 (-11%)	17mo	$320,000	$291	54
109 Valley Rd	0.73mi	3/1.5	1,288 (+4%)	6mo	$405,000	$314	52
243 Bridge St	0.59mi	3/2.0	1,184 (-4%)	12mo	$265,000	$224	51
108 Spyglass Cir #108	0.63mi	2/2.0 (-1)	1,202 (-3%)	9mo	$335,000	$279	49
60 Pamela Ave	0.35mi	3/1.0	1,072 (-13%)	21mo	$317,000	$296	44
41 Riverview Ave	0.72mi	3/1.0	1,079 (-13%)	2mo	$310,000	$287	43
170 Meridian St	0.60mi	2/1.0 (-1)	1,372 (+11%)	7mo	$175,000	$128	43

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 · 3.75% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.44×
• Total profit: $-43,577
• Equity at exit: $41,078

10-year hold

• IRR: -6.2%
• Equity multiple: 0.59×
• Total profit: $-31,539
• Equity at exit: $23,820

Cash invested: $77,140 (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 06340

• Home prices YoY: -27.9%
• Rents YoY: 3.8%
• Active inventory: 93
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,310 high
• Mortgage (P&I): −$1,445
• Tax from tax record: −$276 /mo · $3,309/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $-11

Break-even live

Break-even rent $2,323

Max offer price $273,607

Occupancy floor 95%

Sensitivity live

Price	-10% $145	-5% $67	+0% $-11	+5% $-89	+10% $-167
Rent	-10% $-193	-5% $-102	+0% $-11	+5% $81	+10% $172
Rate	-1.0pp $128	-0.5pp $59	base $-11	+0.5pp $-82	+1.0pp $-155

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: $68,875
• Closing costs: $8,265
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
99 Gold Star Hwy Apt 106 Groton, CT	2.0	1.0	882	$2,212	$2.51	45d	1	0.30mi
99 Gold Star Hwy Apt 82 Groton, CT	2.0	1.0	882	$2,217	$2.51	45d	1	0.30mi
278 Meridian St Groton, CT	2.0	1.0	715	$1,959	$2.74	15d	12	0.46mi
1 Triton Sq Groton, CT	2.0	1.0–2.0	911	$3,460	$3.80	15d	40	0.56mi
67 Wayne Rd Groton, CT	2.0	1.5	1405	$2,250	$1.60	45d	1	0.65mi
11 Ledgewood Rd Groton, CT	1.0–3.0	1.0–3.0	1247	$7,351	$5.89	3d	1	0.73mi
23 Fieldside Dr Groton, CT	2.0	1.0	950	$1,775	$1.87	15d	1	0.79mi
17 Fieldside Dr Groton, CT	2.0	1.0	850	$1,800	$2.12	45d	1	0.81mi
15 Fieldside Dr Groton, CT	2.0	1.0	875	$1,900	$2.17	45d	1	0.82mi
300 Michelle Ln Groton, CT	1.0–2.0	1.0–2.0	890	$2,110	$2.37	13d	1	1.04mi
114 Peters Dr Groton, CT	2.0	1.5	1176	$2,500	$2.13	45d	1	1.10mi
167 Peters Dr Jupiter Point, CT	2.0	1.5	1423	$2,500	$1.76	22d	1	1.15mi
37 Hamilton Ave Groton, CT	2.0	1.0	1300	$2,200	$1.69	22d	1	1.19mi
16 Benham Rd Unit D Groton, CT	2.0	1.0	1350	$2,400	$1.78	22d	1	1.19mi
86 Buddington Rd #7 Groton, CT	2.0	2.0	1026	$1,875	$1.83	45d	1	1.35mi
124 Gungywamp Rd Groton, CT	2.0–4.0	1.0–2.5	1275	$2,320	$1.82	15d	5	1.48mi

Listing history 7 events

1. 2026-04-28
   status Under Contract
2. 2026-04-24
   listed $275,500 Active
3. 2026-04-22
   historical $275,500
4. 2007-05-31
   soldstatus $190,000
5. 2007-05-30
   soldstatus $190,000 255-char remark

   Show marketing remark (255 chars)

   Adorable ranch is located on a cul-de-sac in a nice neighborhood. A great buy for a 1st time home-buyer. 3 Br's, or 2 plus a den/office. Central air is a huge plus! Fenced back yard plus a large new deck. Easy access to main roads, shopping & schools.

6. 2007-03-09
   listed $199,995 255-char remark

   Show marketing remark (255 chars)

   Adorable ranch is located on a cul-de-sac in a nice neighborhood. A great buy for a 1st time home-buyer. 3 Br's, or 2 plus a den/office. Central air is a huge plus! Fenced back yard plus a large new deck. Easy access to main roads, shopping & schools.

7. 2004-07-16
   soldstatus $165,000

ⓘ 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: $3,309 · $276/mo
• Projected year-2 tax: $4,602 · $384/mo
• Expected delta: +$1,293/yr (+$108/mo · 39.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $27,715
• − Mortgage interest: −$15,432
• − Property taxes: −$3,309
• − Insurance: −$1,378
• − Repairs & maintenance: −$2,217
• − Management: −$2,217
• − Depreciation: −$8,015
• Taxable loss: −$4,853
• Est. tax savings @ 24.0%: +$1,165
• After-tax cash flow: $1,036/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: Groton School District
• NCES district ID: 0901770
• Math proficiency: 32% ▼ -16.00%
• Reading proficiency: 50% ▼ -10.00%
• Median HH income: $60,709
• Composite: 36.28/100
• National rank: #4702
• State rank: #96 of 153 in CT

Livability — Long Hill

• Score: 73/100
• State rank: #75
• US rank: #5502

Category grades

Amenities F Commute F Cost of living F 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: Long Hill, CT
• County: New London County · 147,197 people
• Metro: Norwich-New London, CT
• Population (ZIP): 29,863
• Household income: $81,792
• Rent vs Own: 55.5% rent · 44.5% own
• Severe rent burden: 1710.0

Population outlook (Southeastern Connecticut County) Hauer SSP2

• By 2040: 293,442

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 15% Two or more races 11% Asian 7% Black 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Dominican 1%
• Common ancestry: Romanian 5% Lithuanian 4% Slovak 3%
• Foreign-born: 9% · Canada, Vietnam, China
• Languages at home: 87% English-only · Spanish 6% Tagalog/Filipino 2% Other Indo-European 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: ▼ -97.61%
• Current HPI: 252.846
• Rent YoY: ▲ 3.75%
• Metro: Norwich-New London, 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

+67.0% since first listed

7 events — show timeline

• 2026-04-28 Pending — Smart MLS
• 2026-04-24 Listed $275,500 Smart MLS
• 2026-04-22 Coming Soon $275,500 Smart MLS
• 2007-05-31 Sold (Public Records) $190,000 Public Records
• 2007-05-30 Sold (MLS) $190,000 Smart MLS
• 2007-03-09 Listed $199,995 Smart MLS
• 2004-07-16 Sold (Public Records) $165,000 Public Records

Property tax history

+2.4%/yr

Latest (2022): $3,309 · +28.5% YoY. Source: county tax records.