None · Storrs, CT 06268

$130,000

2 bd · 1.0 ba · 810 sqft · Condo · 28 Days on market

Built 1964 Poor condition $299/mo HOA · 17% 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 +20.9/30.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• Schools +5.6/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

2 Bedroom condo located on a country road. Walk out to nice back yard. Close to UCONN

Key facts

• Back yard
• Close to uconn
• $299 HOA

Tags

• BACK YARD
• CLOSE TO UCONN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $130k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $181 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 3.8% in Storrs — 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 82/100 on livability (#8 in CT, #1,066 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment F, housing F.
• 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.
• Zoned schools: Mansfield Elementary At Vinton (math 62% / reading 57%, grade B-, #159 of 553 statewide, top 31%, 271 students, 24% FRL); Mansfield Middle School (math 57% / reading 71%, grade B+, #32 of 175 statewide, top 18%, 463 students, 29% FRL); E. O. Smith High School (math 51% / reading 70%, grade C+, #44 of 194 statewide, top 22%, 1,073 students, 24% FRL).
• Market conditions: 37 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 48% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,050 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1964 — 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. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.34% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.96%
• DSCR: 1.27
• GRM: 6.2

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: 0.74×
• Total profit: $-9,347
• Equity at exit: $19,383

10-year hold

• IRR: 2.9%
• Equity multiple: 1.21×
• Total profit: $7,534
• Equity at exit: $11,240

Cash invested: $36,400 (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: 6.2×

Monthly cashflow live

• Estimated rent: $1,744 medium
• Mortgage (P&I): −$682
• Tax est. 1.5%: −$162 /mo · $1,950/yr
• Insurance: −$54
• HOA: −$299
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $181

Break-even live

Break-even rent $1,516

Max offer price $130,000

Occupancy floor 85%

Sensitivity live

Price	-10% $271	-5% $226	+0% $181	+5% $136	+10% $91
Rent	-10% $43	-5% $112	+0% $181	+5% $250	+10% $319
Rate	-1.0pp $246	-0.5pp $214	base $181	+0.5pp $147	+1.0pp $113

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 College Park Unit D Storrs Mansfield, CT	2.0	1.0	810	$1,700	$2.10	13d	1	0.10mi
9 White Oak Rd Unit D Mansfield Center, CT	2.0	1.0	810	$1,800	$2.22	13d	1	0.10mi
1 Carleton Rd Storrs Mansfield, CT	2.0	1.0	756	$1,650	$2.18	20d	1	0.81mi

HOA detail condo

• Monthly dues: $299 · $3,588/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-22
   days on market $130,000 Active 28 DOM
2. 2026-06-18
   days on market $130,000 Active 25 DOM
3. 2026-06-17
   days on market $130,000 Active 24 DOM
4. 2026-06-16
   days on market $130,000 Active 23 DOM
5. 2026-06-15
   days on market $130,000 Active 22 DOM
6. 2026-06-14
   days on market $130,000 Active 20 DOM
7. 2026-06-13
   days on market $130,000 Active 19 DOM
8. 2026-06-10
   days on market $130,000 Active 17 DOM
9. 2026-06-09
   days on market $130,000 Active 16 DOM
10. 2026-06-08
    days on market $130,000 Active 15 DOM
11. 2026-06-07
    days on market $130,000 Active 14 DOM
12. 2026-06-03
    days on market $130,000 Active 10 DOM
13. 2026-06-02
    days on market $130,000 Active 9 DOM
14. 2026-06-01
    days on market $130,000 Active 8 DOM
15. 2026-05-31
    days on market $130,000 Active 7 DOM
16. 2026-05-31
    days on market $130,000 Active 6 DOM
17. 2026-05-21
    listed $130,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 48% 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: $20,933
• − Mortgage interest: −$7,282
• − Property taxes: −$1,950
• − Insurance: −$650
• − Repairs & maintenance: −$1,675
• − Management: −$1,675
• − HOA: −$3,588
• − Depreciation: −$3,782
• Taxable income: $332
• Est. tax owed @ 24.0%: −$80
• After-tax cash flow: $2,089/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.

Condition & rehab AI · 3 photos

Poor 20/100 Extensive rehab

This property requires extensive exterior repairs and maintenance, including landscaping, deck repair, and siding replacement. Significant improvements are needed to increase its resale and rental value.

Repairs flagged

• Major Exterior siding — Severe weathering and staining
• Major Front porch and steps — Signs of wear and potential structural issues
• Major Deck — Visible damage and structural concerns
• Major Landscaping — Sparse and unkempt, needs significant improvement

Value-add opportunities

• Both Landscaping and exterior improvements — Enhances curb appeal and property value
• Both Deck repair or replacement — Improves safety and adds value
• Both Front porch and step repair — Enhances safety and adds value
• Both Exterior siding repair — Improves appearance and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Severe weathering and staining	Major	$15,000–50,000
Front porch and steps · Signs of wear and potential structural issues	Major	$15,000–50,000
Deck · Visible damage and structural concerns	Major	$15,000–50,000
Landscaping · Sparse and unkempt, needs significant improvement	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both Landscaping and exterior improvements — Enhances curb appeal and property value ↑
• Both Deck repair or replacement — Improves safety and adds value ↑
• Both Front porch and step repair — Enhances safety and adds value ↑
• Both Exterior siding repair — Improves appearance and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Storrs

• Score: 82/100
• State rank: #8
• US rank: #1066

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 17,505
• 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

1 event — show timeline

• 2026-05-21 Listed $130,000 Smart MLS