74 Pine Rd · Moodus, CT 06423

$165,000

3 bd · 1.0 ba · 840 sqft · SingleFamily public records · 91 Days on market

Built 1950 6,098 sqft lot $196/sqft · 45% below area Est $300k · 45% under $15/mo HOA · 1% of rent

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

Listing remarks MLS

Charming 3-Bedroom Seasonal Retreat in a Prime Location! Welcome to 74 Pine Road, a well-located three-bedroom seasonal property offering the perfect escape for summer living or weekend getaways. Nestled in a desirable area close to local attractions, dining, and recreational amenities, this home provides a solid foundation for seasonal enjoyment. The functional layout offers comfortable living space, with opportunity for updates to make it your own. A great value in a sought-after location-bring your vision and unlock the possibilities.

Key facts

• 6,098 sq ft lot
• 2 parking spots
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $165k).
• Recommended offer: $150k (9.0% below list) — sets the bar for market timing.

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: 31 active listings in the ZIP; 2 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 16 sale attempts since 22y ago; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $106k; list at $165k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 63% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 14.89%
• Cash-on-cash: 30.70%
• DSCR: 2.37
• GRM: 4.7

CMA / ARV

• ARV (median comp): $300,158
• List price: $165,000
• Delta: -45.03%
• Verdict: UNDERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Goose Ln	0.36mi	2/1.0 (-1)	880 (+5%)	14mo	$299,900	$341	58
40 Clearview Rd	0.53mi	2/1.0 (-1)	776 (-8%)	10mo	$310,000	$399	50
4 Abbe Ln	0.54mi	2/1.5 (-1)	875 (+4%)	18mo	$375,000	$429	46
25 Old Acres Rd	0.54mi	2/1.0 (-1)	720 (-14%)	7mo	$260,000	$361	40

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: 25.4%
• Equity multiple: 2.05×
• Total profit: $48,595
• Equity at exit: $24,602

10-year hold

• IRR: 33.2%
• Equity multiple: 4.02×
• Total profit: $139,440
• Equity at exit: $14,266

Cash invested: $46,200 (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 06423

• Home prices YoY: -21.1%
• Active inventory: 31
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,939 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$191 /mo · $2,289/yr
• Insurance: −$69
• HOA: −$15
• Vacancy / Maint / Mgmt: −$617
• Net cashflow: $1,182

Break-even live

Break-even rent $1,443

Max offer price $165,000

Occupancy floor 55%

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55 Dogwood Rd Moodus, CT	2.0	1.0	1040	$3,300	$3.17	3d	1	0.40mi
76 Old Acres Rd Moodus, CT	3.0	1.0	732	$2,500	$3.42	43d	1	0.53mi

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 36 events

1. 2026-04-13
   price $165,000 543-char remark

   Show marketing remark (543 chars)

   Charming 3-Bedroom Seasonal Retreat in a Prime Location! Welcome to 74 Pine Road, a well-located three-bedroom seasonal property offering the perfect escape for summer living or weekend getaways. Nestled in a desirable area close to local attractions, dining, and recreational amenities, this home provides a solid foundation for seasonal enjoyment. The functional layout offers comfortable living space, with opportunity for updates to make it your own. A great value in a sought-after location-bring your vision and unlock the possibilities.

2. 2026-03-06
   status Active 543-char remark

   Show marketing remark (543 chars)

   Charming 3-Bedroom Seasonal Retreat in a Prime Location! Welcome to 74 Pine Road, a well-located three-bedroom seasonal property offering the perfect escape for summer living or weekend getaways. Nestled in a desirable area close to local attractions, dining, and recreational amenities, this home provides a solid foundation for seasonal enjoyment. The functional layout offers comfortable living space, with opportunity for updates to make it your own. A great value in a sought-after location-bring your vision and unlock the possibilities.

3. 2026-01-22
   historical 543-char remark

   Show marketing remark (543 chars)

   Charming 3-Bedroom Seasonal Retreat in a Prime Location! Welcome to 74 Pine Road, a well-located three-bedroom seasonal property offering the perfect escape for summer living or weekend getaways. Nestled in a desirable area close to local attractions, dining, and recreational amenities, this home provides a solid foundation for seasonal enjoyment. The functional layout offers comfortable living space, with opportunity for updates to make it your own. A great value in a sought-after location-bring your vision and unlock the possibilities.

4. 2026-01-09
   listed $195,000 Active 543-char remark

   Show marketing remark (543 chars)

   Charming 3-Bedroom Seasonal Retreat in a Prime Location! Welcome to 74 Pine Road, a well-located three-bedroom seasonal property offering the perfect escape for summer living or weekend getaways. Nestled in a desirable area close to local attractions, dining, and recreational amenities, this home provides a solid foundation for seasonal enjoyment. The functional layout offers comfortable living space, with opportunity for updates to make it your own. A great value in a sought-after location-bring your vision and unlock the possibilities.

5. 2025-08-15
   historical
6. 2025-07-08
   listed $220,000 Active
7. 2024-08-25
   historical
8. 2024-08-13
   listed $198,999 Active
9. 2022-05-11
   soldstatus $106,500
10. 2022-02-01
    soldstatus $106,500 Closed
11. 2021-11-11
    status Active
12. 2021-09-07
    historical
13. 2021-07-08
    historical Under Contract - Continue to Show
14. 2021-06-16
    status Active
15. 2021-06-04
    price $115,000
16. 2021-05-21
    listed $135,000 Active
17. 2015-12-31
    historical
18. 2015-06-16
    listed $79,500
19. 2014-09-30
    historical
20. 2014-03-09
    listed $69,900
21. 2011-08-31
    historical
22. 2011-04-28
    listed $69,900
23. 2010-08-31
    historical
24. 2010-04-19
    listed $89,000
25. 2010-04-19
    historical
26. 2009-06-22
    historical
27. 2009-06-19
    listed $99,000
28. 2008-09-19
    historical
29. 2008-09-18
    listed $129,900
30. 2008-08-21
    listed $129,900
31. 2006-05-23
    soldstatus $70,000
32. 2006-04-11
    historical
33. 2005-10-11
    listed $89,900
34. 2005-05-25
    soldstatus $50,000
35. 2005-05-24
    soldstatus $50,000
36. 2004-03-08
    listed $60,000

ⓘ 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: $2,289 · $191/mo
• Projected year-2 tax: $2,910 · $242/mo
• Expected delta: +$621/yr (+$52/mo · 27.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $35,269
• − Mortgage interest: −$9,243
• − Property taxes: −$2,289
• − Insurance: −$825
• − Repairs & maintenance: −$2,822
• − Management: −$2,822
• − HOA: −$180
• − Depreciation: −$4,800
• Taxable income: $12,289
• Est. tax owed @ 24.0%: −$2,949
• After-tax cash flow: $11,236/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

• Census place: Moodus, CT
• City population: 3,125
• Population (ZIP): 5,163

Population outlook (Lower Connecticut River Valley County) Hauer SSP2

• By 2040: 188,651

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 8% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Romanian 6% Lithuanian 4% Slovak 3%
• Foreign-born: 4% · Canada
• Languages at home: 97% English-only · Other Indo-European 2% 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: ▼ -51.47%
• Current HPI: 192.6785
• 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

+175.0% since first listed

36 events — show timeline

• 2026-04-13 Price Changed $165,000 Smart MLS
• 2026-03-06 Relisted — Smart MLS
• 2026-01-22 Listing Removed — Smart MLS
• 2026-01-09 Listed $195,000 Smart MLS
• 2025-08-15 Listing Removed — Smart MLS
• 2025-07-08 Listed $220,000 Smart MLS
• 2024-08-25 Listing Removed — Smart MLS
• 2024-08-13 Listed $198,999 Smart MLS
• 2022-05-11 Sold (Public Records) $106,500 Public Records
• 2022-02-01 Sold (MLS) $106,500 Smart MLS
• 2021-11-11 Relisted — Smart MLS
• 2021-09-07 Listing Removed — Smart MLS
• 2021-07-08 Contingent — Smart MLS
• 2021-06-16 Relisted — Smart MLS
• 2021-06-04 Price Changed $115,000 Smart MLS
• 2021-05-21 Listed $135,000 Smart MLS
• 2015-12-31 Listing Removed — Smart MLS
• 2015-06-16 Listed $79,500 Smart MLS
• 2014-09-30 Listing Removed — Smart MLS
• 2014-03-09 Listed $69,900 Smart MLS
• 2011-08-31 Listing Removed — Smart MLS
• 2011-04-28 Listed $69,900 Smart MLS
• 2010-08-31 Listing Removed — Smart MLS
• 2010-04-19 Listing Removed — Smart MLS
• 2010-04-19 Listed $89,000 Smart MLS
• 2009-06-22 Listing Removed — Smart MLS
• 2009-06-19 Listed $99,000 Smart MLS
• 2008-09-19 Listing Removed — Smart MLS
• 2008-09-18 Listed $129,900 Smart MLS
• 2008-08-21 Listed $129,900 Smart MLS
• 2006-05-23 Sold (Public Records) $70,000 Public Records
• 2006-04-11 Listing Removed — Smart MLS
• 2005-10-11 Listed $89,900 Smart MLS
• 2005-05-25 Sold (Public Records) $50,000 Public Records
• 2005-05-24 Sold (MLS) $50,000 Smart MLS
• 2004-03-08 Listed $60,000 Smart MLS

Property tax history

+1.3%/yr

Latest (2022): $2,289 · +4.4% YoY. Source: county tax records.