48 Main St · Thompson, CT 06255

$265,000

4 bd · 1.5 ba · 1,416 sqft · SingleFamily public records · 24 Days on market

Built 1920 0.52 ac lot $187/sqft · 29% below area Est $371k · 29% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +10.9/30.0
• DSCR +3.2/10.0
• Schools +2.8/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming older home with nice updates. A little finishing touches still needed. Large rooms, flexible floor plan. Open kitchen with a pantry. 1.5 bathrooms and first floor laundry. 4 bedrooms.

Key facts

• 0.52 acre lot
• Pool
• Built 1920

Property features AI

Exterior

• Utilities: Public water connected; Public sewer connected; Hot water: other
• Home design: Single-family home
• Construction: Vinyl siding; Asphalt shingle roof; Concrete foundation; Other construction description
• Exterior features: Level lot; Above-ground swimming pool

Interior

• Bedrooms: Four bedrooms
• Bathrooms: One full bath; One half bath
• Heating & cooling: Hot water heating (oil-fired) with fuel tank located in basement; Window air conditioning units
• Interior features: Seven total rooms; Has attic with access via hatch; Crawl space and full basement with dirt floor

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-116 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (7.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (24.5% below list).
• Recommended offer: $200k (24.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Thompson School District (suburban): math 22% / reading 38% proficiency, ranked #124 of 153 in CT (top 81%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Mary R. Fisher Elementary School (math 32% / reading 37%, grade F, #340 of 553 statewide, top 63%, 396 students, 43% FRL); Thompson Middle School (math 18% / reading 37%, grade F, #148 of 175 statewide, top 84%, 285 students, 43% FRL); Tourtellotte Memorial High School (math 15% / reading 54%, grade F, #119 of 194 statewide, top 62%, 220 students, 40% FRL) — zoned schools average 42% FRL vs 26% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 16 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 149 units permitted in Northeastern Connecticut Planning Region in 2024 (0 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 $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($261k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 26y 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 $265k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 54% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,000 (24.5% 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. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.75% ✗
• Cap rate: 5.77%
• Cash-on-cash: -1.88%
• DSCR: 0.92
• GRM: 11.0

CMA / ARV

• ARV (median comp): $371,426
• List price: $265,000
• Delta: -28.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42 First St	0.18mi	4/1.0	1,360 (-4%)	11mo	$300,000	$221	74
44 Red Bridge Rd	0.23mi	3/1.0 (-1)	1,266 (-11%)	1mo	$369,900	$292	64
93 Red Bridge Rd	0.51mi	3/1.5 (-1)	1,457 (+3%)	7mo	$375,000	$257	60
873 Riverside Dr	0.29mi	3/1.0 (-1)	1,333 (-6%)	19mo	$268,000	$201	54

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: -19.4%
• Equity multiple: 0.32×
• Total profit: $-50,410
• Equity at exit: $39,512

10-year hold

• IRR: -12.2%
• Equity multiple: 0.28×
• Total profit: $-53,660
• Equity at exit: $22,912

Cash invested: $74,200 (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 06255

• Home prices YoY: -20.5%
• Active inventory: 16
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$196 /mo · $2,356/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-116

Break-even live

Break-even rent $2,147

Max offer price $244,431

Occupancy floor —

Sensitivity live

Price	-10% $34	-5% $-41	+0% $-116	+5% $-191	+10% $-266
Rent	-10% $-274	-5% $-195	+0% $-116	+5% $-37	+10% $42
Rate	-1.0pp $17	-0.5pp $-49	base $-116	+0.5pp $-185	+1.0pp $-255

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Central St North Grosvenordale, CT	3.0	1.5	1344	$2,000	$1.49	15d	1	0.27mi

Listing history 21 events

1. 2026-05-11
   status Active 457-char remark
2. 2026-05-01
   historical 457-char remark
3. 2026-04-22
   listed $265,000 Active 457-char remark
4. 2019-04-03
   soldstatus $122,500
5. 2019-04-02
   soldstatus $122,500 Closed 192-char remark

   Show marketing remark (192 chars)

   Charming older home with nice updates. A little finishing touches still needed. Large rooms, flexible floor plan. Open kitchen with a pantry. 1.5 bathrooms and first floor laundry. 4 bedrooms.

6. 2019-02-21
   historical 192-char remark

   Show marketing remark (192 chars)

   Charming older home with nice updates. A little finishing touches still needed. Large rooms, flexible floor plan. Open kitchen with a pantry. 1.5 bathrooms and first floor laundry. 4 bedrooms.

7. 2019-02-19
   status Active 192-char remark

   Show marketing remark (192 chars)

   Charming older home with nice updates. A little finishing touches still needed. Large rooms, flexible floor plan. Open kitchen with a pantry. 1.5 bathrooms and first floor laundry. 4 bedrooms.

8. 2019-02-08
   historical 192-char remark

   Show marketing remark (192 chars)

   Charming older home with nice updates. A little finishing touches still needed. Large rooms, flexible floor plan. Open kitchen with a pantry. 1.5 bathrooms and first floor laundry. 4 bedrooms.

9. 2019-01-28
   listed $119,900 Active 192-char remark

   Show marketing remark (192 chars)

   Charming older home with nice updates. A little finishing touches still needed. Large rooms, flexible floor plan. Open kitchen with a pantry. 1.5 bathrooms and first floor laundry. 4 bedrooms.

10. 2016-08-31
    soldstatus $57,500

    Show marketing remark (165 chars)

    Older style Colonial home. Front porch to relax on during nice weather. Hardwood flooring in living room with bay window. Bedrooms and full bathroom on second level.

11. 2016-07-05
    historical

    Show marketing remark (165 chars)

    Older style Colonial home. Front porch to relax on during nice weather. Hardwood flooring in living room with bay window. Bedrooms and full bathroom on second level.

12. 2016-06-26
    listed $57,500

    Show marketing remark (165 chars)

    Older style Colonial home. Front porch to relax on during nice weather. Hardwood flooring in living room with bay window. Bedrooms and full bathroom on second level.

13. 2007-06-27
    soldstatus $163,000
14. 2007-06-27
    soldstatus $163,000
15. 2007-06-25
    soldstatus $163,000
16. 2007-06-25
    soldstatus $163,000
17. 2007-04-09
    historical
18. 2007-04-02
    listed $174,900
19. 2007-04-02
    listed $174,900
20. 2001-02-14
    soldstatus $92,900
21. 2000-11-28
    listed $89,900

ⓘ 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: $2,356 · $196/mo
• Projected year-2 tax: $4,014 · $334/mo
• Expected delta: +$1,658/yr (+$138/mo · 70.4%)

ⓘ 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 4/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,000
• − Mortgage interest: −$14,844
• − Property taxes: −$2,356
• − Insurance: −$1,325
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$7,709
• Taxable loss: −$6,074
• Est. tax savings @ 24.0%: +$1,458
• After-tax cash flow: $61/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: Thompson School District
• NCES district ID: 0904530
• Math proficiency: 22% ▼ -9.00%
• Reading proficiency: 38% ▼ -3.00%
• Median HH income: $66,009
• Composite: 27.67/100
• National rank: #6914
• State rank: #124 of 153 in CT

Livability — Thompson

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

Census & demographics

• Census place: North Grosvenor Dale, CT
• Population (ZIP): 4,442

Population outlook (Northeastern Connecticut County) Hauer SSP2

• By 2040: 104,160

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (94%)
• Race & ethnicity: White 94% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Lithuanian 25% Romanian 12% Slovak 1%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Other Asian/Pacific 1% Russian/Polish/Slavic 1% Spanish 1%

Political lean MEDSL · Northeastern Connecticut

• 2024 margin: R (+15.4) · D 41.5% · R 57.0% · Other 1.5%
• All cycles: 2024: R+15.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -58.70%
• Current HPI: 227.732
• 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

+194.8% since first listed

22 events — show timeline

• 2026-05-26 Listing Removed — Smart MLS
• 2026-05-11 Relisted — Smart MLS
• 2026-05-01 Listing Removed — Smart MLS
• 2026-04-22 Listed $265,000 Smart MLS
• 2019-04-03 Sold (Public Records) $122,500 Public Records
• 2019-04-02 Sold (MLS) $122,500 Smart MLS
• 2019-02-21 Listing Removed — Smart MLS
• 2019-02-19 Relisted — Smart MLS
• 2019-02-08 Listing Removed — Smart MLS
• 2019-01-28 Listed $119,900 Smart MLS
• 2016-08-31 Sold (MLS) $57,500 Smart MLS
• 2016-07-05 Listing Removed — Smart MLS
• 2016-06-26 Listed $57,500 Smart MLS
• 2007-06-27 Sold (Public Records) $163,000 Public Records
• 2007-06-27 Sold (Public Records) $163,000 Public Records
• 2007-06-25 Sold (MLS) $163,000 Smart MLS
• 2007-06-25 Sold (MLS) $163,000 MLS PIN
• 2007-04-09 Listing Removed — MLS PIN
• 2007-04-02 Listed $174,900 Smart MLS
• 2007-04-02 Listed $174,900 MLS PIN
• 2001-02-14 Sold (MLS) $92,900 Smart MLS
• 2000-11-28 Listed $89,900 Smart MLS

Property tax history

+2.0%/yr

Latest (2023): $2,356 · +3.9% YoY. Source: county tax records.