10 Myrna Dr · Terramuggus, CT 06447

$209,000

4 bd · 1.0 ba · 1,075 sqft · SingleFamily public records · 42 Days on market

Built 1956 0.62 ac lot Est $252k · 17% under ↓ 5% since listing

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Why this score? — see what drove the B 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 +26.2/30.0
• ARV discount +15.0/15.0
• DSCR +8.9/10.0
• 1% rule +7.4/10.0
• Schools +5.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This property will not qualify for most types of financing due to condition. Offers will need to be cash, hard money, or rehab loans to be recommended for consideration by the seller. Property needs electrical and plumbing updates and the condition of the heating system is unknown. The septic was inspected and soil testing was conducted with the health department; a new, engineered septic needs to be installed to replace the existing system. This house needs considerable repairs but has plenty of potential and resides in a convenient commuting location only a few minutes from RT 2.

Key facts

• 0.62 acre lot
• Built 1956
• Listed 42 days

Property features AI

Exterior

• Utilities: Shared well water; Septic sewage; Hot water: other
• Home design: Single-family home
• Construction: Frame construction; Concrete slab foundation; Asphalt shingle roof; Built as single-family (living area recorded as 1,075)
• Exterior features: Level lot; Aluminum siding

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Oil-fired heat; Above-ground fuel tank
• Interior features: 6 total rooms; No basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $533 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $209k).
• Recommended offer: $203k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#86 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.
• Regional School District 08 (rural): math 54% / reading 65% proficiency, ranked #34 of 153 in CT (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 6% free/reduced lunch — higher-income household profile.
• Market conditions: 24 active listings in the ZIP; 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($203k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $202,730 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — 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. 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.
5. 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.
6. 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: 1.24% ✓
• Cap rate: 9.36%
• Cash-on-cash: 10.94%
• DSCR: 1.49
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $251,550
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
85 Park Rd	0.17mi	3/1.0 (-1)	1,134 (+6%)	14mo	$265,000	$234	66

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $193
• Equity at exit: $31,163

10-year hold

• IRR: 9.8%
• Equity multiple: 1.76×
• Total profit: $44,253
• Equity at exit: $18,071

Cash invested: $58,520 (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 06447

• Home prices YoY: -24.0%
• Active inventory: 24
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,592 medium
• Mortgage (P&I): −$1,096
• Tax from tax record: −$331 /mo · $3,971/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $533

Break-even live

Break-even rent $1,916

Max offer price $209,000

Occupancy floor 74%

Sensitivity live

Price	-10% $652	-5% $593	+0% $533	+5% $474	+10% $415
Rent	-10% $329	-5% $431	+0% $533	+5% $636	+10% $738
Rate	-1.0pp $639	-0.5pp $587	base $533	+0.5pp $479	+1.0pp $424

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-15
   listed $209,000 Active
2. 2025-12-04
   historical
3. 2025-11-17
   listed $219,000 Active

ⓘ 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: $3,971 · $331/mo
• Projected year-2 tax: $4,222 · $352/mo
• Expected delta: +$251/yr (+$21/mo · 6.3%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $31,101
• − Mortgage interest: −$11,707
• − Property taxes: −$3,971
• − Insurance: −$1,045
• − Repairs & maintenance: −$2,488
• − Management: −$2,488
• − Depreciation: −$6,080
• Taxable income: $3,322
• Est. tax owed @ 24.0%: −$797
• After-tax cash flow: $5,605/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: Regional School District 08
• NCES district ID: 0903750
• Math proficiency: 54% ▼ -6.00%
• Reading proficiency: 65% ▼ -6.00%
• Median HH income: $106,389
• Composite: 56.01/100
• National rank: #1190
• State rank: #34 of 153 in CT

Livability — Terramuggus

• Score: 72/100
• State rank: #86
• US rank: #6506

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

• Population (ZIP): 6,106

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 11% Two or more races 8% Asian 5% Black 2%
• Hispanic origin (detail): Puerto Rican 8%
• Common ancestry: Romanian 9% Lithuanian 5% Italian 2%
• Foreign-born: 6% · Canada, China, Dominican Republic
• Languages at home: 89% English-only · Spanish 8% Other Asian/Pacific 2% Russian/Polish/Slavic 1%

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: ▼ -72.58%
• Current HPI: 230.0302
• 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

-4.6% since first listed

3 events — show timeline

• 2026-04-15 Listed $209,000 Smart MLS
• 2025-12-04 Listing Removed — Smart MLS
• 2025-11-17 Listed $219,000 Smart MLS

Property tax history

+1.1%/yr

Latest (2025): $3,971 · +4.0% YoY. Source: county tax records.