137 Boulevard Rd · Windham, CT 06256

$149,999

2 bd · 1.5 ba · 1,204 sqft · Manufactured public records · 32 Days on market

Built 1959 0.63 ac lot

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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 +26.7/30.0
• DSCR +9.2/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Appreciation +4.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0

Listing remarks MLS

Large 2 bedroom mobile home with addition on its own private .6 acre lot. Needs some tlc. Fenced in back yard. Selling as is.

Key facts

• Private acres
• Open space
• Surrounded by nature

Tags

• PRIVATE ACRES
• OPEN SPACE
• SURROUNDED BY NATURE

Property features AI

Finance

• Financial info: Assessed value listed

Exterior

• Utilities: Private well water; Septic sewer
• Home design: Single-family home
• Construction: Frame construction; Metal siding; Asphalt shingle roof; No foundation listed
• Exterior features: Open lot

Interior

• Kitchen: Oven/Range; Microwave; Refrigerator
• Bedrooms: Three bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Hot air heating (oil-fired); Above-ground fuel tank
• Interior features: Seven total rooms; No basement
• Laundry & utility: Washer; Dryer; Electric domestic hot water

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $145k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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: 19 active listings in the ZIP; 487 units permitted in Southeastern Connecticut Planning Region in 2024 (244 in 5+ unit buildings).

Forward outlook

• In year one you build about $820 of equity ($1k loan paydown + $-217 appreciation (-0.1% local appreciation)).
• At projected returns (-0.1% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago 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.
• Current owner paid $32k; list at $150k implies a 362% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 51% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $145,499 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 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 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.16% ✓
• Cap rate: 9.54%
• Cash-on-cash: 11.61%
• DSCR: 1.52
• GRM: 7.2

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: 8.2%
• Equity multiple: 1.39×
• Total profit: $16,273
• Equity at exit: $42,471

10-year hold

• IRR: 13.4%
• Equity multiple: 2.44×
• Total profit: $60,688
• Equity at exit: $50,194

Cash invested: $42,000 (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: 19
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,738 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$117 /mo · $1,407/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $340

Break-even live

Break-even rent $1,307

Max offer price $149,999

Occupancy floor 75%

Sensitivity live

Price	-10% $425	-5% $382	+0% $340	+5% $298	+10% $255
Rent	-10% $203	-5% $271	+0% $340	+5% $409	+10% $477
Rate	-1.0pp $416	-0.5pp $378	base $340	+0.5pp $301	+1.0pp $262

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $149,999 Active 32 DOM
2. 2026-06-18
   days on market $149,999 Active 29 DOM
3. 2026-06-17
   days on market $149,999 Active 28 DOM
4. 2026-06-16
   days on market $149,999 Active 27 DOM
5. 2026-06-15
   days on market $149,999 Active 26 DOM
6. 2026-06-14
   days on market $149,999 Active 24 DOM
7. 2026-06-10
   days on market $149,999 Active 21 DOM
8. 2026-06-09
   days on market $149,999 Active 20 DOM
9. 2026-06-08
   days on market $149,999 Active 19 DOM
10. 2026-06-07
    days on market $149,999 Active 18 DOM
11. 2026-06-05
    days on market $149,999 Active 15 DOM
12. 2026-06-03
    days on market $149,999 Active 14 DOM
13. 2026-06-02
    days on market $149,999 Active 13 DOM
14. 2026-06-01
    days on market $149,999 Active 12 DOM
15. 2026-05-31
    days on market $149,999 Active 11 DOM
16. 2026-05-31
    days on market $149,999 Active 10 DOM
17. 2026-05-20
    listed $149,999 Active
18. 2017-07-13
    soldstatus $32,500 126-char remark

    Show marketing remark (126 chars)

    Large 2 bedroom mobile home with addition on its own private .6 acre lot. Needs some tlc. Fenced in back yard. Selling as is.

19. 2017-07-13
    soldstatus $32,500

    Show marketing remark (126 chars)

    Large 2 bedroom mobile home with addition on its own private .6 acre lot. Needs some tlc. Fenced in back yard. Selling as is.

20. 2017-06-19
    historical 126-char remark

    Show marketing remark (126 chars)

    Large 2 bedroom mobile home with addition on its own private .6 acre lot. Needs some tlc. Fenced in back yard. Selling as is.

21. 2017-04-03
    listed $40,000 126-char remark

    Show marketing remark (126 chars)

    Large 2 bedroom mobile home with addition on its own private .6 acre lot. Needs some tlc. Fenced in back yard. Selling as is.

22. 1994-09-28
    soldstatus $43,000

ⓘ 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: $1,407 · $117/mo
• Projected year-2 tax: $2,308 · $192/mo
• Expected delta: +$901/yr (+$75/mo · 64.1%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 51% 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: $20,853
• − Mortgage interest: −$8,402
• − Property taxes: −$1,407
• − Insurance: −$1,547
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$4,364
• Taxable income: $1,796
• Est. tax owed @ 24.0%: −$431
• After-tax cash flow: $3,649/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 — Windham

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• 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

+248.8% since first listed

8 events — show timeline

• 2026-05-28 Relisted — Smart MLS
• 2026-05-24 Contingent — Smart MLS
• 2026-05-20 Listed $149,999 Smart MLS
• 2017-07-13 Sold (Public Records) $32,500 Public Records
• 2017-07-13 Sold (MLS) $32,500 Smart MLS
• 2017-06-19 Listing Removed — Smart MLS
• 2017-04-03 Listed $40,000 Smart MLS
• 1994-09-28 Sold (Public Records) $43,000 Public Records

Property tax history

+1.8%/yr

Latest (2023): $1,407 · +2.6% YoY. Source: county tax records.