1349 Main Rd · North Granby, CT 01034

$48,000

3 bd · 3.5 ba · 2,889 sqft · SingleFamily public records · 14 Days on market

Built 1983

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Experience a scenic hideaway near the foothills of the Berkshire Mountains in this one-bedroom / one-bathroom mobile home in Prospect Mountain Campground. This seasonal getaway is situated on a large private waterfront lot. It features a kitchenette with a Bay Window, a living room/dining room, a large sunroom, and a bedroom both overlooking the water. Enjoy outdoor activities including an 18-hole miniature golf course, heated in-ground swimming pool, two private ponds, hiking trails, playground, laser tag, putter pool (billiards golf), gemstone and fossil mining, r/c car racetrack, basketball, volleyball, tetherball, bocce, shuffleboard courts, horseshoe pits, an outdoor pavilion, an air-conditioned recreational hall, and a country store. https://prospectmtncampground.com/amenities

Key facts

• Pond front
• Seasonal campground
• Porch with sofa bed

Tags

• POND FRONT
• SEASONAL CAMPGROUND
• PORCH WITH SOFA BED
• LARGEST LOTS
• FULL SIZED SHED
• RECENTLY REMODELED BATHROOM

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $48k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $48k).
• Cap rate 37.4% vs local median 2.6% in North Granby — 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 63/100 on livability (#132 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.
• Southwick-Tolland-Granville Regional School District (rural): math 34% / reading 46% proficiency, ranked #189 of 302 in MA (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 453 units permitted in Hampden County in 2024 (116 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($332 loan paydown + $5k appreciation (10.0% local appreciation)).
• Hampden County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $38k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $48,000

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. 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.
3. 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.
4. 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: 4.16% ✓
• Cap rate: 37.41%
• Cash-on-cash: 111.13%
• DSCR: 5.94
• GRM: 2.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.85×
• Total profit: $105,446
• Equity at exit: $43,242

10-year hold

• IRR: —
• Equity multiple: 19.47×
• Total profit: $248,241
• Equity at exit: $93,253

Cash invested: $13,440 (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 01034

• Home prices YoY: 5.0%
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,995 medium
• Mortgage (P&I): −$252
• Tax est. 1.5%: −$60 /mo · $720/yr
• Insurance: −$20
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $1,245

Break-even live

Break-even rent $420

Max offer price $48,000

Occupancy floor 33%

Sensitivity live

Price	-10% $1,278	-5% $1,261	+0% $1,245	+5% $1,228	+10% $1,212
Rent	-10% $1,087	-5% $1,166	+0% $1,245	+5% $1,323	+10% $1,402
Rate	-1.0pp $1,269	-0.5pp $1,257	base $1,245	+0.5pp $1,232	+1.0pp $1,220

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: $12,000
• Closing costs: $1,440
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $48,000 Active 14 DOM
2. 2026-06-17
   days on market $48,000 Active 13 DOM
3. 2026-06-16
   days on market $48,000 Active 12 DOM
4. 2026-06-15
   days on market $48,000 Active 11 DOM
5. 2026-06-14
   days on market $48,000 Active 9 DOM
6. 2026-06-10
   days on market $48,000 Active 6 DOM
7. 2026-06-09
   days on market $48,000 Active 5 DOM
8. 2026-06-08
   days on market $48,000 Active 4 DOM
9. 2026-06-07
   remarks 602-char remark
10. 2026-06-07
    listed $48,000 Active 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,945
• − Mortgage interest: −$2,689
• − Property taxes: −$720
• − Insurance: −$240
• − Repairs & maintenance: −$1,916
• − Management: −$1,916
• − Depreciation: −$1,396
• Taxable income: $15,069
• Est. tax owed @ 24.0%: −$3,617
• After-tax cash flow: $11,320/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: Southwick-Tolland-Granville Regional School District
• NCES district ID: 2500013
• Math proficiency: 34% ▼ -7.00%
• Reading proficiency: 46% ▲ 1.00%
• Median HH income: $74,088
• Composite: 36.75/100
• National rank: #4582
• State rank: #189 of 302 in MA

Livability — North Granby

• Score: 63/100
• State rank: #132
• US rank: #16054

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,290
• Population (ZIP): 2,100

Population outlook (Hampden County) Hauer SSP2

• Today (2025): 485,646 people
• By 2030: 491,517 · +1.2%
• By 2040: 500,539 · +3.1%
• By 2050: 508,827 · +4.8%
• By 2075: 539,167 · +11.0%
• By 2100: 545,698 · +12.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 6% Hispanic / Latino 2%
• Common ancestry: Romanian 8% Lithuanian 7% Russian 3%
• Foreign-born: 5% · Vietnam
• Languages at home: 94% English-only · Other Indo-European 3% French/Haitian/Cajun 1% Spanish 1%

Political lean MEDSL · Hampden

• 2024 margin: Lean D (+8.9) · D 53.4% · R 44.5% · Other 2.1%
• 2008→2024 swing: -16.4pp toward R · 2008: 25.3pp · 2024: 8.9pp
• All cycles: 2024: D+8.9 2020: D+17.7 2016: D+16.0 2012: D+25.4 2008: D+25.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 14.87%
• Current HPI: 313.1306
• 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

+6.9% since first listed

3 events — show timeline

• 2026-06-04 Listed $48,000 ForSaleByOwner.com
• 2025-03-06 Sold (MLS) $37,500 BCMLS
• 2024-11-28 Listed $44,900 BCMLS

Property tax history

+10.1%/yr

Latest (2022): $5,683 · +5.1% YoY. Source: county tax records.