574 Town St · Moodus, CT 06469

$324,900

2 bd · 2.0 ba · 1,591 sqft · SingleFamily public records · 26 Days on market

Built 1995 1.00 ac lot $204/sqft · 24% below area Est $430k · 24% under

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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 +15.9/30.0
• ARV discount +15.0/15.0
• Schools +5.1/10.0
• DSCR +4.9/10.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits with this spacious 3-bedroom, 2 full bath home situated on a beautiful 1-acre lot. Built in 1995, this property offers 1,591 square feet of living space and features a desirable first-floor primary bedroom with a full bath, plus a 2-car under garage. Recent updates include new carpeting in the living room and dining room. A rear deck overlooks the private yard, offering great outdoor potential for entertaining or relaxing. This home is being sold as-is as part of an estate sale and will require updates and repairs, including a roof nearing the end of its useful life. Appliances are also being conveyed as-is. With solid bones, a functional layout, and a great setting, this

Key facts

• Private yard
• Rear deck
• Outdoor potential

Tags

• FIRST-FLOOR PRIMARY BEDROOM
• REAR DECK
• PRIVATE YARD
• OUTDOOR POTENTIAL

Property features AI

Finance

• Other: Located in Connecticut (Middlesex County) near golf course, lake and library

Exterior

• Parking: Under-house garage; 2-car garage; Driveway (private, paved, asphalt); Off-street parking (total 5 spaces)
• Utilities: Private well; Septic system; Oil hot water heater (fuel tank in basement); Thermopane windows; Storm doors
• Home design: Single-family home; White exterior
• Construction: Frame construction; Vinyl siding; Asphalt shingle roof; Concrete foundation; Full unfinished basement with storage, interior and garage access, concrete floor
• Exterior features: Deck; Lightly wooded, sloping lot

Interior

• Kitchen: Microwave; Refrigerator; Dishwasher
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heat; Oil-fired heating; Programmable thermostat
• Interior features: Open floor plan; Auto garage door opener; One fireplace (with insert)
• Laundry & utility: Washer (upper level); Dryer (lower level)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $300k (7.7% below list).
• Recommended offer: $300k (7.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#70 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• East Haddam School District (rural): math 47% / reading 65% proficiency, ranked #59 of 153 in CT (top 39%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: 14 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $232k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $300,000 (7.7% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.92% ✗
• Cap rate: 6.87%
• Cash-on-cash: 2.08%
• DSCR: 1.09
• GRM: 9.0

CMA / ARV

• ARV (median comp): $430,181
• List price: $324,900
• Delta: -24.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Highland Ave	0.60mi	3/1.0 (+1)	1,692 (+6%)	2mo	$367,000	$217	51
24 Alger Rd	0.68mi	3/2.0 (+1)	1,560 (-2%)	11mo	$485,000	$311	51
7 School Rd	0.14mi	2/2.0	1,363 (-14%)	23mo	$405,000	$297	50
26 Joe Williams Rd	0.47mi	3/2.0 (+1)	1,638 (+3%)	22mo	$400,000	$244	50
58 Old Kentwood Rd	0.66mi	3/1.5 (+1)	1,591 (0%)	22mo	$389,000	$245	44
18 Robbie Rd	0.48mi	3/3.0 (+1)	1,392 (-12%)	10mo	$340,000	$244	39
78 E Haddam Colchester Tpke	0.60mi	3/2.0 (+1)	1,400 (-12%)	13mo	$365,000	$261	36
76B E Haddam Colchester Tpke	0.66mi	3/2.0 (+1)	1,363 (-14%)	18mo	$410,000	$301	25

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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-42,603
• Equity at exit: $48,444

10-year hold

• IRR: -4.0%
• Equity multiple: 0.74×
• Total profit: $-24,094
• Equity at exit: $28,091

Cash invested: $90,972 (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 06469

• Home prices YoY: -18.4%
• Active inventory: 14
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $3,000 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$374 /mo · $4,482/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$630
• Net cashflow: $157

Break-even live

Break-even rent $2,801

Max offer price $324,900

Occupancy floor 90%

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
620 Town St Moodus, CT	3.0	2.0	1171	$3,000	$2.56	21d	1	0.43mi

Listing history 14 events

1. 2026-06-12
   statusdays on market $324,900 Under Contract 26 DOM
2. 2026-06-09
   days on market $324,900 Active 25 DOM
3. 2026-06-08
   days on market $324,900 Active 24 DOM
4. 2026-06-07
   days on market $324,900 Active 23 DOM
5. 2026-06-04
   days on market $324,900 Active 19 DOM
6. 2026-06-03
   price $324,900 Active 18 DOM
7. 2026-06-02
   days on market $349,900 Active 18 DOM
8. 2026-06-01
   days on market $349,900 Active 17 DOM
9. 2026-05-31
   days on market $349,900 Active 16 DOM
10. 2026-05-31
    days on market $349,900 Active 15 DOM
11. 2026-05-15
    listed $349,900 Active 883-char remark
12. 2004-05-07
    soldstatus $232,500
13. 2004-03-07
    listed $235,900
14. 1995-03-27
    soldstatus $140,500

ⓘ 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: $4,482 · $374/mo
• Projected year-2 tax: $5,717 · $476/mo
• Expected delta: +$1,235/yr (+$103/mo · 27.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $36,000
• − Mortgage interest: −$18,199
• − Property taxes: −$4,482
• − Insurance: −$1,624
• − Repairs & maintenance: −$2,880
• − Management: −$2,880
• − Depreciation: −$9,452
• Taxable loss: −$3,518
• Est. tax savings @ 24.0%: +$844
• After-tax cash flow: $2,732/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: East Haddam School District
• NCES district ID: 0901200
• Math proficiency: 47% ▼ -9.00%
• Reading proficiency: 65% ▼ -6.00%
• Median HH income: $82,341
• Composite: 50.78/100
• National rank: #1809
• State rank: #59 of 153 in CT

Livability — Moodus

• Score: 73/100
• State rank: #70
• US rank: #5128

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 3,125
• Population (ZIP): 3,125

Population outlook (Lower Connecticut River Valley County) Hauer SSP2

• By 2040: 188,651

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 5% Hispanic / Latino 1%
• Common ancestry: Lithuanian 12% Romanian 6% Slovak 1%
• Foreign-born: 2%
• Languages at home: 97% English-only · French/Haitian/Cajun 1% Spanish 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: ▼ -40.95%
• Current HPI: 181.4315
• 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

+131.2% since first listed

6 events — show timeline

• 2026-06-10 Pending — Smart MLS
• 2026-06-02 Price Changed $324,900 Smart MLS
• 2026-05-15 Listed $349,900 Smart MLS
• 2004-05-07 Sold (MLS) $232,500 Smart MLS
• 2004-03-07 Listed $235,900 Smart MLS
• 1995-03-27 Sold (Public Records) $140,500 Public Records

Property tax history

+2.7%/yr

Latest (2022): $4,482 · +4.5% YoY. Source: county tax records.