325 Kelly Rd Lot U10 · Vernon, CT 06066

$79,900

2 bd · 1.0 ba · 924 sqft · Manufactured public records · 10 Days on market

Built 1981 $86/sqft · 8% below area Est $87k · 8% under $460/mo HOA · 25% 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 +11.3/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Why rent when you can own. Spacious older mobile home with brand new thermopane windows. With a little tlc, this gem will sparkle. two bedrooms with one bath. Has laundry on main level. Lot fee is $380/mo. Must get park approval before purchase. Owner will be home during showings. Sale subject to owner finding suitable housing.

Key facts

• Eat-in kitchen
• Backs to treeline
• Built 1981

Tags

• EAT-IN KITCHEN
• BACKS TO TREELINE
• SHED FOR EXTRA STORAGE

Property features AI

Finance

• Financial info: Property managed by on-site professional management
• HOA & community: Homeowners association with monthly fee; Monthly HOA covers trash pickup, water, sewer, property management, and road maintenance; HOA fee listed as $460/month

Exterior

• Utilities: Shared well water; Public sewer connection; Propane with above-ground fuel tank
• Home design: Single-family home; On leased land; Adult (55+) community
• Construction: Prefab construction; Asphalt shingle roof; No listed foundation
• Exterior features: Level lot; Vinyl siding

Interior

• Kitchen: Gas cooktop; Oven/Range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot air heating; Propane-fueled heating
• Interior features: Central air conditioning; No basement
• Laundry & utility: Washer; Dryer; 40-gallon propane hot water tank

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $80k.

Deal economics

• At list price, monthly cash flow is $488 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Vernon School District (suburban): math 34% / reading 48% proficiency, ranked #97 of 153 in CT (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.7%/yr); 81 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 $22k; list at $80k implies a 263% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $79,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 2.30% ✓
• Cap rate: 13.62%
• Cash-on-cash: 26.18%
• DSCR: 2.16
• GRM: 3.6

CMA / ARV

• ARV (median comp): $87,308
• List price: $79,900
• Delta: -8.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.73% rent growth · sell at horizon

5-year hold

• IRR: 22.8%
• Equity multiple: 1.97×
• Total profit: $21,674
• Equity at exit: $11,913

10-year hold

• IRR: 32.4%
• Equity multiple: 4.30×
• Total profit: $73,877
• Equity at exit: $6,908

Cash invested: $22,372 (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 06066

• Rents YoY: 4.7%
• Active inventory: 81
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,838 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$52 /mo · $619/yr
• Insurance: −$33
• HOA: −$460
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $488

Break-even live

Break-even rent $1,220

Max offer price $79,900

Occupancy floor 68%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 Gerber Rd E South Windsor, CT	2.0	1.0	900	$2,045	$2.27	1d	1	0.40mi

HOA detail

• Monthly dues: $460 · $5,520/yr

Listing history 7 events

1. 2026-05-11
   listed $79,900 Active 383-char remark
2. 2019-07-19
   soldstatus $22,000
3. 2019-07-18
   soldstatus $22,000 Closed 329-char remark

   Show marketing remark (329 chars)

   Why rent when you can own. Spacious older mobile home with brand new thermopane windows. With a little tlc, this gem will sparkle. two bedrooms with one bath. Has laundry on main level. Lot fee is $380/mo. Must get park approval before purchase. Owner will be home during showings. Sale subject to owner finding suitable housing.

4. 2019-06-29
   historical 329-char remark

   Show marketing remark (329 chars)

   Why rent when you can own. Spacious older mobile home with brand new thermopane windows. With a little tlc, this gem will sparkle. two bedrooms with one bath. Has laundry on main level. Lot fee is $380/mo. Must get park approval before purchase. Owner will be home during showings. Sale subject to owner finding suitable housing.

5. 2019-06-05
   price $24,900 329-char remark

   Show marketing remark (329 chars)

   Why rent when you can own. Spacious older mobile home with brand new thermopane windows. With a little tlc, this gem will sparkle. two bedrooms with one bath. Has laundry on main level. Lot fee is $380/mo. Must get park approval before purchase. Owner will be home during showings. Sale subject to owner finding suitable housing.

6. 2019-05-01
   listed $29,900 Active 329-char remark

   Show marketing remark (329 chars)

   Why rent when you can own. Spacious older mobile home with brand new thermopane windows. With a little tlc, this gem will sparkle. two bedrooms with one bath. Has laundry on main level. Lot fee is $380/mo. Must get park approval before purchase. Owner will be home during showings. Sale subject to owner finding suitable housing.

7. 2015-09-21
   soldstatus $20,000

ⓘ 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: $619 · $52/mo
• Projected year-2 tax: $1,164 · $97/mo
• Expected delta: +$545/yr (+$45/mo · 88.1%)

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

Taxation est. · year 1

• Rental income: $22,055
• − Mortgage interest: −$4,476
• − Property taxes: −$619
• − Insurance: −$400
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − HOA: −$5,520
• − Depreciation: −$2,324
• Taxable income: $5,188
• Est. tax owed @ 24.0%: −$1,245
• After-tax cash flow: $4,612/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: Vernon School District
• NCES district ID: 0904680
• Math proficiency: 34% ▼ -11.00%
• Reading proficiency: 48% ▼ -6.00%
• Median HH income: $60,342
• Composite: 36.26/100
• National rank: #4704
• State rank: #97 of 153 in CT

Livability — Vernon

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

Census & demographics

• County: Tolland County · 46,815 people
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 30,577
• Household income: $85,356
• Rent vs Own: 46.8% rent · 53.2% own
• Severe rent burden: 1140.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 12% Two or more races 7% Asian 6% Black 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 9%
• Common ancestry: Lithuanian 8% Romanian 7% Slovak 2%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 84% English-only · Spanish 6% Other Indo-European 5% Russian/Polish/Slavic 1%

Political lean MEDSL · Capitol

• 2024 margin: Strong D (+21.9) · D 60.1% · R 38.2% · Other 1.7%
• All cycles: 2024: D+21.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -136.25%
• Current HPI: 249.7888
• Rent YoY: ▲ 4.73%
• Metro: Hartford-East Hartford-Middletown, 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

+299.5% since first listed

8 events — show timeline

• 2026-05-22 Pending — Smart MLS
• 2026-05-11 Listed $79,900 Smart MLS
• 2019-07-19 Sold (Public Records) $22,000 Public Records
• 2019-07-18 Sold (MLS) $22,000 Smart MLS
• 2019-06-29 Listing Removed — Smart MLS
• 2019-06-05 Price Changed $24,900 Smart MLS
• 2019-05-01 Listed $29,900 Smart MLS
• 2015-09-21 Sold (Public Records) $20,000 Public Records

Property tax history

-4.0%/yr

Latest (2023): $619 · +0.0% YoY. Source: county tax records.