17 Carolyn Ln · Willimantic, CT 06256

$105,500

3 bd · 2.0 ba · 1,008 sqft · Manufactured public records · 82 Days on market

Built 1996 ↓ 6% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +4.9/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks

Ready to move into, 3 bedroom 2 full bath home in Stonegate Manor. Electric range, microwave, dishwasher, refrigerator, washer and dryer. Covered deck, and shed. New and updated items include New Furnace December/25, Roof replaced October/23, New Heat tape February/25, front and back deck painted summer 2025, replaced kitchen cabinets and counter tops within 10 years. Unit is on leased land located at 17 Carolyn Lane, N. Windham CT. The unit is a purchasing "1996 Titan Riverbirch "double section" mobile home, bearing id # 19-96-540-1326A/B model 540, being 24 feet by 42 feet in exterior dimensions. For information on park rules, regulations and park residency application talk

Key facts

• Covered deck
• Electric range
• Washer and dryer

Tags

• ELECTRIC RANGE
• MICROWAVE
• DISHWASHER
• REFRIGERATOR
• WASHER AND DRYER
• COVERED DECK

Property features AI

Exterior

• Parking: 2 parking spaces
• Utilities: Public water connected; Public sewer connected; Electric service
• Home design: Single-family home; Gray exterior
• Construction: Frame construction; Asphalt shingle roof; No basement (none listed)
• Exterior features: Shed; Covered deck; Level lot; Paved parking

Interior

• Kitchen: Electric range; Microwave; Range hood; Refrigerator; Dishwasher
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Hot air heating powered by propane (above-ground tank)
• Interior features: Cable available; Laundry room on the main floor; Total of 6 rooms
• Laundry & utility: Washer; Electric dryer; Hot water: Electric

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $106k.

Deal economics

• At list price, monthly cash flow is $796 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $106k).
• Recommended offer: $99k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 4.6% in Willimantic — 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 85/100 on livability (#3 in CT, #487 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools D+, employment F.
• Windham School District (town): math 15% / reading 25% proficiency, ranked #143 of 153 in CT (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 18 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 487 units permitted in Southeastern Connecticut Planning Region in 2024 (244 in 5+ unit buildings).

Forward outlook

• In year one you build about $576 of equity ($729 loan paydown + $-153 appreciation (-0.1% local appreciation)).
• At projected returns (-0.1% appreciation + 3.0% rent growth), your $30k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 82 days — a 6% lower offer ($99k) is reasonable based on typical stale-listing flexibility.

Recommended offer $99,170 (6.0% below list)

Questions for the listing agent

1. It's been on market 82 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.78% ✓
• Cap rate: 15.34%
• Cash-on-cash: 32.33%
• DSCR: 2.44
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-0.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.7%
• Equity multiple: 2.59×
• Total profit: $46,884
• Equity at exit: $29,871

10-year hold

• IRR: 36.3%
• Equity multiple: 5.03×
• Total profit: $119,136
• Equity at exit: $35,304

Cash invested: $29,540 (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 06256

• Home prices YoY: -0.1%
• Active inventory: 18
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,877 medium
• Mortgage (P&I): −$553
• Tax from tax record: −$90 /mo · $1,077/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $796

Break-even live

Break-even rent $870

Max offer price $105,500

Occupancy floor 53%

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: $26,375
• Closing costs: $3,165
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
145 Foster Dr Willimantic, CT	2.0	1.0–1.5	687	$1,830	$2.66	1d	1	1.20mi
466 Ash St Willimantic, CT	2.0	1.5	900	$1,300	$1.44	1d	1	1.41mi
15 Patriots Sq Mansfield Center, CT	2.0	1.5	1276	$2,600	$2.04	14d	1	1.45mi

Listing history 8 events

1. 2026-06-03
   status $105,500 Under Contract 82 DOM
2. 2026-06-02
   days on market $105,500 Under Contract - Continue to Show 82 DOM
3. 2026-06-01
   days on market $105,500 Under Contract - Continue to Show 81 DOM
4. 2026-05-31
   days on market $105,500 Under Contract - Continue to Show 80 DOM
5. 2026-05-31
   days on market $105,500 Under Contract - Continue to Show 79 DOM
6. 2026-05-01
   historical Under Contract - Continue to Show
7. 2026-04-08
   price $105,500
8. 2026-03-11
   listed $112,500 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: $1,077 · $90/mo
• Projected year-2 tax: $1,667 · $139/mo
• Expected delta: +$590/yr (+$49/mo · 54.8%)

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

Taxation est. · year 1

• Rental income: $22,523
• − Mortgage interest: −$5,910
• − Property taxes: −$1,077
• − Insurance: −$528
• − Repairs & maintenance: −$1,802
• − Management: −$1,802
• − Depreciation: −$3,069
• Taxable income: $8,336
• Est. tax owed @ 24.0%: −$2,001
• After-tax cash flow: $7,549/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: Windham School District
• NCES district ID: 0905190
• Math proficiency: 15% ▼ -16.00%
• Reading proficiency: 25% ▼ -12.00%
• Median HH income: $40,956
• Composite: 17.01/100
• National rank: #9128
• State rank: #143 of 153 in CT

Livability — Willimantic

• Score: 85/100
• State rank: #3
• US rank: #487

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 19,344
• Population (ZIP): 1,796

Population outlook (Southeastern Connecticut County) Hauer SSP2

• By 2040: 293,442

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 15% Two or more races 4% Black 1%
• Hispanic origin (detail): Mexican 9% Puerto Rican 5%
• Common ancestry: Romanian 18% Lithuanian 11% Russian 2%
• Foreign-born: 4% · Canada
• Languages at home: 87% English-only · Spanish 10% German/W. Germanic 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: ▼ -0.14%
• Current HPI: 269.7593
• 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

-6.2% since first listed

3 events — show timeline

• 2026-05-01 Contingent — Smart MLS
• 2026-04-08 Price Changed $105,500 Smart MLS
• 2026-03-11 Listed $112,500 Smart MLS

Property tax history

-0.3%/yr

Latest (2023): $1,077 · +2.7% YoY. Source: county tax records.