144 E Main St #5 · Clinton, CT 06413

$220,000

2 bd · 1.0 ba · 768 sqft · Condo public records · 66 Days on market

Built 1965 $396/mo HOA · 19% of rent

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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 +9.9/30.0
• ARV discount +7.5/15.0
• Schools +4.6/10.0
• 1% rule +4.4/10.0
• Livability +3.9/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 2 bedroom townhome in the Meadows is set in downtown Clinton, in a quiet, boutique complex. The unit features a bright kitchen with birch cabinetry and a spacious living room with cozy wall-to-wall carpeting protecting the hardwood floors underneath. The thoughtful layout provides two bedrooms and a full bath upstairs, offering a sense of separation between living space and bedrooms. Appreciate the convenience of two dedicated parking spaces directly across from your door and a laundry room located right next to the unit. Best of all, enjoy a worry-free lifestyle where your HOA covers heat, hot water, ground maintenance, and snow removal. Whether you're heading to the Town Beach, running to the grocery store, dining at local favorite restaurants, or enjoying the charm of downtown, everything you need is conveniently close.

Key facts

• Bright kitchen
• Laundry room
• Birch cabinetry

Tags

• BRIGHT KITCHEN
• BIRCH CABINETRY
• SPACIOUS LIVING ROOM
• HARDWOOD FLOORS
• TWO DEDICATED PARKING SPACES
• LAUNDRY ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $220k.

Deal economics

• At list price, monthly cash flow is $-136 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $196k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (5.8% below list).
• Recommended offer: $196k (10.9% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 2.5% in Clinton — 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 78/100 on livability (#34 in CT, #2,393 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, crime A-, employment B+; Watch: amenities C-, cost of living C-, commute D+.
• Clinton School District (suburban): math 47% / reading 56% proficiency, ranked #76 of 153 in CT (top 50%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 83 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $33k; list at $220k implies a 567% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $196,047 (10.9% 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. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are B-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?
9. 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?
10. 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.
11. 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.
12. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.94% ✗
• Cap rate: 5.55%
• Cash-on-cash: -2.64%
• DSCR: 0.88
• GRM: 8.8

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: -20.6%
• Equity multiple: 0.28×
• Total profit: $-44,099
• Equity at exit: $32,803

10-year hold

• IRR: -13.6%
• Equity multiple: 0.21×
• Total profit: $-48,763
• Equity at exit: $19,022

Cash invested: $61,600 (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 06413

• Active inventory: 83
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,073 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$132 /mo · $1,581/yr
• Insurance: −$92
• HOA: −$396
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-136

Break-even live

Break-even rent $2,244

Max offer price $196,047

Occupancy floor —

Sensitivity live

Price	-10% $-11	-5% $-73	+0% $-136	+5% $-198	+10% $-260
Rent	-10% $-299	-5% $-217	+0% $-136	+5% $-54	+10% $28
Rate	-1.0pp $-25	-0.5pp $-80	base $-136	+0.5pp $-193	+1.0pp $-251

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 College St #6 Clinton, CT	2.0	1.0	759	$1,950	$2.57	44d	1	0.09mi
40 W Main St Unit 44-16 Clinton, CT	2.0	1.0	1031	$2,395	$2.32	44d	1	0.86mi
111 High St Unit 2 Clinton, CT	2.0	1.0	872	$2,100	$2.41	44d	1	1.06mi
170 Shore Rd Clinton, CT	2.0	1.0	944	$2,900	$3.07	44d	1	1.06mi
10 Grove Way #10 Clinton, CT	2.0	1.0	840	$2,450	$2.92	44d	1	1.23mi

HOA detail condo

• Monthly dues: $396 · $4,752/yr
• Likely covers: watersnow removal
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-05-10
   status Under Contract 839-char remark

   Show marketing remark (839 chars)

   This 2 bedroom townhome in the Meadows is set in downtown Clinton, in a quiet, boutique complex. The unit features a bright kitchen with birch cabinetry and a spacious living room with cozy wall-to-wall carpeting protecting the hardwood floors underneath. The thoughtful layout provides two bedrooms and a full bath upstairs, offering a sense of separation between living space and bedrooms. Appreciate the convenience of two dedicated parking spaces directly across from your door and a laundry room located right next to the unit. Best of all, enjoy a worry-free lifestyle where your HOA covers heat, hot water, ground maintenance, and snow removal. Whether you're heading to the Town Beach, running to the grocery store, dining at local favorite restaurants, or enjoying the charm of downtown, everything you need is conveniently close.

2. 2026-03-04
   listed $220,000 Active 839-char remark

   Show marketing remark (839 chars)

   This 2 bedroom townhome in the Meadows is set in downtown Clinton, in a quiet, boutique complex. The unit features a bright kitchen with birch cabinetry and a spacious living room with cozy wall-to-wall carpeting protecting the hardwood floors underneath. The thoughtful layout provides two bedrooms and a full bath upstairs, offering a sense of separation between living space and bedrooms. Appreciate the convenience of two dedicated parking spaces directly across from your door and a laundry room located right next to the unit. Best of all, enjoy a worry-free lifestyle where your HOA covers heat, hot water, ground maintenance, and snow removal. Whether you're heading to the Town Beach, running to the grocery store, dining at local favorite restaurants, or enjoying the charm of downtown, everything you need is conveniently close.

3. 1997-06-27
   soldstatus $33,000
4. 1993-08-17
   soldstatus $30,000
5. 1988-05-18
   soldstatus $67,900

ⓘ 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: $1,581 · $132/mo
• Projected year-2 tax: $3,144 · $262/mo
• Expected delta: +$1,564/yr (+$130/mo · 98.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥92°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,874
• − Mortgage interest: −$12,323
• − Property taxes: −$1,581
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,990
• − Management: −$1,990
• − HOA: −$4,752
• − Depreciation: −$6,400
• Taxable loss: −$5,262
• Est. tax savings @ 24.0%: +$1,263
• After-tax cash flow: $-364/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: Clinton School District
• NCES district ID: 0900810
• Math proficiency: 47% ▼ -5.00%
• Reading proficiency: 56% ▼ -7.00%
• Median HH income: $71,762
• Composite: 46.08/100
• National rank: #2514
• State rank: #76 of 153 in CT

Livability — Clinton

• Score: 78/100
• State rank: #34
• US rank: #2393

Category grades

Amenities C- Commute D+ Cost of living C- Crime A- Employment B+ Housing B+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Clinton, CT
• Population (ZIP): 13,317

Population outlook (Lower Connecticut River Valley County) Hauer SSP2

• By 2040: 188,651

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 6% Two or more races 4% Asian 2% Pacific Islander 2%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 6% Slovak 3% Lithuanian 3%
• Foreign-born: 7% · Canada, China, Jamaica
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 2% Chinese 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: ▼ -164.95%
• Current HPI: 192.3695
• 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

+224.0% since first listed

5 events — show timeline

• 2026-05-10 Pending — Smart MLS
• 2026-03-04 Listed $220,000 Smart MLS
• 1997-06-27 Sold (Public Records) $33,000 Public Records
• 1993-08-17 Sold (Public Records) $30,000 Public Records
• 1988-05-18 Sold (Public Records) $67,900 Public Records

Property tax history

+0.6%/yr

Latest (2023): $1,581 · +0.0% YoY. Source: county tax records.