2 Mansfield Grove Rd · East Haven, CT 06512

$333,333

1 bd · 1.0 ba · 560 sqft · SingleFamily public records · 27 Days on market

Built 2005

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Why this score? — see what drove the F 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 +8.7/30.0
• ARV discount +7.5/15.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Million Dollar view for 1/3 price!

Key facts

• Built 2005
• Listed 27 days

Property features AI

Exterior

• Home design: Built in 2005
• Construction: Living area approximately 1280
• Exterior features: Located in the Momauguin subdivision

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $333k.

Deal economics

• At list price, monthly cash flow is $-282 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (14.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (35.5% below list).
• Recommended offer: $215k (35.5% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 3.8% in East Haven — 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 70/100 on livability (#99 in CT) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, health & safety B+; Watch: schools D, amenities F, commute F.
• East Haven School District (suburban): math 25% / reading 40% proficiency, ranked #118 of 153 in CT (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 100 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 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 27 days — a 2% lower offer ($328k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y 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 $122k; list at $333k implies a 172% gain — meaningful room to come down on a strong offer.

Recommended offer $214,848 (35.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.64% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.62%
• DSCR: 0.84
• GRM: 12.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.79% rent growth · sell at horizon

5-year hold

• IRR: -24.5%
• Equity multiple: 0.18×
• Total profit: $-76,787
• Equity at exit: $49,701

10-year hold

• IRR: -26.7%
• Equity multiple: -0.17×
• Total profit: $-108,984
• Equity at exit: $28,821

Cash invested: $93,333 (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 06512

• Rents YoY: 0.8%
• Active inventory: 100
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $2,148 medium
• Mortgage (P&I): −$1,748
• Tax from tax record: −$92 /mo · $1,103/yr
• Insurance: −$139
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $-282

Break-even live

Break-even rent $2,505

Max offer price $283,598

Occupancy floor —

Sensitivity live

Price	-10% $-93	-5% $-187	+0% $-282	+5% $-376	+10% $-470
Rent	-10% $-451	-5% $-366	+0% $-282	+5% $-197	+10% $-112
Rate	-1.0pp $-114	-0.5pp $-197	base $-282	+0.5pp $-368	+1.0pp $-456

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: $83,333
• Closing costs: $10,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
62 Cosey Beach Ave East Haven, CT	1.0	1.0	700	$2,495	$3.56	4d	1	0.23mi
85 Cosey Beach Rd Unit 2 East Haven, CT	1.0	1.0	560	$1,975	$3.53	44d	1	0.53mi
62 Cosey Beach Rd Unit 2nd flr East Haven, CT	1.0	1.0	700	$2,495	$3.56	4d	1	0.54mi

Listing history 43 events

1. 2026-06-18
   days on market $333,333 Active 27 DOM
2. 2026-06-17
   days on market $333,333 Active 26 DOM
3. 2026-06-16
   days on market $333,333 Active 25 DOM
4. 2026-06-15
   days on market $333,333 Active 24 DOM
5. 2026-06-14
   days on market $333,333 Active 22 DOM
6. 2026-06-10
   days on market $333,333 Active 19 DOM
7. 2026-06-09
   days on market $333,333 Active 18 DOM
8. 2026-06-08
   days on market $333,333 Active 17 DOM
9. 2026-06-07
   days on market $333,333 Active 16 DOM
10. 2026-06-05
    days on market $333,333 Active 13 DOM
11. 2026-06-03
    days on market $333,333 Active 12 DOM
12. 2026-06-03
    days on market $333,333 Active 11 DOM
13. 2026-06-01
    days on market $333,333 Active 10 DOM
14. 2026-05-31
    days on market $333,333 Active 9 DOM
15. 2026-05-23
    listed $333,333 Active
16. 2010-02-26
    listed $299,000
17. 2010-02-26
    historical
18. 2009-06-08
    historical
19. 2009-04-08
    listed $409,000
20. 1992-07-01
    soldstatus $122,500
21. 1990-12-06
    soldstatus $134,326
22. 1990-10-11
    soldstatus $136,000
23. 1990-01-18
    soldstatus $91,000
24. 1989-12-28
    soldstatus $125,500
25. 1989-12-20
    soldstatus $153,000
26. 1989-10-17
    soldstatus $143,000
27. 1989-09-05
    soldstatus $138,000
28. 1989-08-30
    soldstatus $146,500
29. 1988-12-14
    soldstatus $189,900
30. 1988-11-04
    soldstatus $189,900
31. 1988-08-24
    soldstatus $225,000
32. 1988-08-08
    soldstatus $193,900
33. 1988-06-30
    soldstatus $189,000
34. 1988-06-22
    soldstatus $169,000
35. 1988-05-27
    soldstatus $174,000
36. 1988-05-18
    soldstatus $170,000
37. 1988-05-16
    soldstatus $205,000
38. 1988-05-02
    soldstatus $174,000
39. 1988-04-28
    soldstatus $179,900
40. 1988-03-28
    soldstatus $245,000
41. 1988-02-17
    soldstatus $196,000
42. 1988-02-16
    soldstatus $191,000
43. 1988-01-28
    soldstatus $200,000

ⓘ 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: $1,103 · $92/mo
• Projected year-2 tax: $4,118 · $343/mo
• Expected delta: +$3,015/yr (+$251/mo · 273.4%)

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

Taxation est. · year 1

• Rental income: $25,782
• − Mortgage interest: −$18,672
• − Property taxes: −$1,103
• − Insurance: −$1,667
• − Repairs & maintenance: −$2,063
• − Management: −$2,063
• − Depreciation: −$9,697
• Taxable loss: −$9,482
• Est. tax savings @ 24.0%: +$2,276
• After-tax cash flow: $-1,103/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 Haven School District
• NCES district ID: 0901290
• Math proficiency: 25% ▼ -7.00%
• Reading proficiency: 40% ▼ -7.00%
• Median HH income: $61,869
• Composite: 29.35/100
• National rank: #6534
• State rank: #118 of 153 in CT

Livability — East Haven

• Score: 70/100
• State rank: #99
• US rank: #7805

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Haven, CT
• County: New Haven County · 688,236 people
• City population: 28,830
• Metro: New Haven-Milford, CT
• Population (ZIP): 28,830
• Household income: $96,146
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 770.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 19% Two or more races 9% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 8%
• Common ancestry: Romanian 5% Lithuanian 2% Russian 1%
• Foreign-born: 12% · Canada, China, Jamaica
• Languages at home: 81% English-only · Spanish 12% Other Indo-European 3% Other Asian/Pacific 1%

Political lean MEDSL · South Central Connecticut

• 2024 margin: Strong D (+20.1) · D 59.0% · R 38.9% · Other 2.1%
• All cycles: 2024: D+20.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -302.63%
• Current HPI: 302.2679
• Rent YoY: ▲ 0.79%
• Metro: New Haven-Milford, CT
• 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

+66.7% since first listed

29 events — show timeline

• 2026-05-23 Listed $333,333 FSBO.com
• 2010-02-26 Listing Removed — Smart MLS
• 2010-02-26 Listed $299,000 Smart MLS
• 2009-06-08 Listing Removed — Smart MLS
• 2009-04-08 Listed $409,000 Smart MLS
• 1992-07-01 Sold (Public Records) $122,500 Public Records
• 1990-12-06 Sold (Public Records) $134,326 Public Records
• 1990-10-11 Sold (Public Records) $136,000 Public Records
• 1990-01-18 Sold (Public Records) $91,000 Public Records
• 1989-12-28 Sold (Public Records) $125,500 Public Records
• 1989-12-20 Sold (Public Records) $153,000 Public Records
• 1989-10-17 Sold (Public Records) $143,000 Public Records
• 1989-09-05 Sold (Public Records) $138,000 Public Records
• 1989-08-30 Sold (Public Records) $146,500 Public Records
• 1988-12-14 Sold (Public Records) $189,900 Public Records
• 1988-11-04 Sold (Public Records) $189,900 Public Records
• 1988-08-24 Sold (Public Records) $225,000 Public Records
• 1988-08-08 Sold (Public Records) $193,900 Public Records
• 1988-06-30 Sold (Public Records) $189,000 Public Records
• 1988-06-22 Sold (Public Records) $169,000 Public Records
• 1988-05-27 Sold (Public Records) $174,000 Public Records
• 1988-05-18 Sold (Public Records) $170,000 Public Records
• 1988-05-16 Sold (Public Records) $205,000 Public Records
• 1988-05-02 Sold (Public Records) $174,000 Public Records
• 1988-04-28 Sold (Public Records) $179,900 Public Records
• 1988-03-28 Sold (Public Records) $245,000 Public Records
• 1988-02-17 Sold (Public Records) $196,000 Public Records
• 1988-02-16 Sold (Public Records) $191,000 Public Records
• 1988-01-28 Sold (Public Records) $200,000 Public Records

Property tax history

+1.8%/yr

Latest (2023): $1,103 · +0.0% YoY. Source: county tax records.