262 Shetucket Tpke · Griswold, CT 06351

$149,900

1 bd · 1.0 ba · 600 sqft · SingleFamily · 223 Days on market

Built 2012 Fair condition $250/sqft · at area comps Est $143k · at est. · waterfront

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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).

• Cash flow +12.7/30.0
• ARV discount +5.3/15.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a SEASONAL 2021 PARK HOME MOBILE UNIT. Runs April thru Oct. Located in Griswold Ct on Pachaug Pond. Comes with your own boat slip. 1 bedroom, I bath, kitchen, living room and a sun room. Sunroom has a pull out couch and a futon. Can sleep 8 comfortably. Short walk to the pond. You can jets, ski, boat and swim. Park has 2 beaches that you can enjoy with your family. HOA IS $260.00 A MONTH year round AND INCLUDES DOCKS BEING PUT IN AND OUT OF THE WATER. INCLUDES ELECTRIC. Cable, propane and taxes are separate. NEWER UNIT AND THE ONLY STREET ON SEWER. THIS IS A GORGEOUS UNIT AND LAKE. YOU DON'T WANT TO MISS THIS ONE. Many neighbors live half the year in Fl.

Key facts

• 2 beaches
• Only street on sewer
• Boat slip

Tags

• BOAT SLIP
• SHORT WALK TO THE POND
• 2 BEACHES
• ONLY STREET ON SEWER

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $150k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-17 ($-199/yr) — negative.
• To cash-flow at today's rent, offer at most $147k (1.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $129k (13.9% below list).
• Recommended offer: $129k (13.9% 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.
• Griswold School District (rural): math 29% / reading 42% proficiency, ranked #111 of 153 in CT (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Griswold Elementary School (math 27% / reading 36%, grade F, #376 of 553 statewide, top 68%, 691 students, 52% FRL); Griswold Middle School (math 30% / reading 43%, grade F, #118 of 175 statewide, top 68%, 473 students, 52% FRL); Griswold High School (math 32% / reading 47%, grade F, #107 of 194 statewide, top 56%, 533 students, 46% FRL) — zoned schools average 50% FRL vs 31% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 76 active listings in the ZIP; 487 units permitted in Southeastern Connecticut Planning Region in 2024 (244 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 223 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 25 sale attempts since 27y 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 $55k; list at $150k implies a 173% gain — meaningful room to come down on a strong offer.

Recommended offer $129,029 (13.9% 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. It's been on market 223 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
8. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
9. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
10. 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.
11. 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.
12. 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: 0.86% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.47%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (median comp): $143,051
• List price: $149,900
• Delta: 4.79%
• Verdict: FAIR
• Comps: 4 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Myrtle Rd	0.85mi	2/1.0 (+1)	600 (0%)	1mo	$270,000	$450	59
13 Myrtle Rd	0.88mi	1/1.0	576 (-4%)	10mo	$135,000	$234	50

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: -17.1%
• Equity multiple: 0.40×
• Total profit: $-25,328
• Equity at exit: $22,351

10-year hold

• IRR: -9.0%
• Equity multiple: 0.44×
• Total profit: $-23,337
• Equity at exit: $12,961

Cash invested: $41,972 (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 06351

• Home prices YoY: -22.8%
• Active inventory: 76
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,290 medium
• Mortgage (P&I): −$786
• Tax est. 1.5%: −$187 /mo · $2,248/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$271
• Net cashflow: $-17

Break-even live

Break-even rent $1,311

Max offer price $147,499

Occupancy floor 96%

Sensitivity live

Price	-10% $87	-5% $35	+0% $-17	+5% $-68	+10% $-120
Rent	-10% $-119	-5% $-68	+0% $-17	+5% $34	+10% $85
Rate	-1.0pp $59	-0.5pp $22	base $-17	+0.5pp $-55	+1.0pp $-95

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-06-21
   days on market $149,900 Active 223 DOM
2. 2026-06-21
   days on market $149,900 Active 222 DOM
3. 2026-06-18
   days on market $149,900 Active 220 DOM
4. 2026-06-17
   days on market $149,900 Active 219 DOM
5. 2026-06-16
   days on market $149,900 Active 218 DOM
6. 2026-06-15
   days on market $149,900 Active 217 DOM
7. 2026-06-13
   days on market $149,900 Active 215 DOM
8. 2026-06-12
   days on market $149,900 Active 214 DOM
9. 2026-06-09
   days on market $149,900 Active 211 DOM
10. 2026-06-08
    days on market $149,900 Active 210 DOM
11. 2026-06-07
    days on market $149,900 Active 209 DOM
12. 2026-06-07
    days on market $149,900 Active 208 DOM
13. 2026-06-04
    days on market $149,900 Active 205 DOM
14. 2026-06-02
    days on market $149,900 Active 204 DOM
15. 2026-06-01
    days on market $149,900 Active 203 DOM
16. 2026-05-31
    days on market $149,900 Active 202 DOM
17. 2026-05-31
    days on market $149,900 Active 201 DOM
18. 2025-11-10
    listed $149,900 Active 671-char remark

    Show marketing remark (671 chars)

    This is a SEASONAL 2021 PARK HOME MOBILE UNIT. Runs April thru Oct. Located in Griswold Ct on Pachaug Pond. Comes with your own boat slip. 1 bedroom, I bath, kitchen, living room and a sun room. Sunroom has a pull out couch and a futon. Can sleep 8 comfortably. Short walk to the pond. You can jets, ski, boat and swim. Park has 2 beaches that you can enjoy with your family. HOA IS $260.00 A MONTH year round AND INCLUDES DOCKS BEING PUT IN AND OUT OF THE WATER. INCLUDES ELECTRIC. Cable, propane and taxes are separate. NEWER UNIT AND THE ONLY STREET ON SEWER. THIS IS A GORGEOUS UNIT AND LAKE. YOU DON'T WANT TO MISS THIS ONE. Many neighbors live half the year in Fl.

19. 2025-08-28
    soldstatus $55,000 Closed 348-char remark

    Show marketing remark (348 chars)

    SUMMER JUST AROUND THE CORNER AND LOTS TO DO HERE ON PACHAUG POND, HOME HAS AN ENCLOSED PORCH TO SIT AND CHECK OUT THE WATER VIEW FROM YOUR OWN CHAIR, CLUB HOUSE, 2 BATH HOUSES, WITH LAUDRY FACILITIES, 2 BEACHES TO ENJOY, WATER ACTIVITES, SWIMMING, BOATING, JET SKIING, DOCK TO PUT YOUR BOAT, ALL ON PACHAUG POND FOR THE SEASON, COME AND SEE TODAY.

20. 2025-08-04
    status Under Contract 348-char remark

    Show marketing remark (348 chars)

    SUMMER JUST AROUND THE CORNER AND LOTS TO DO HERE ON PACHAUG POND, HOME HAS AN ENCLOSED PORCH TO SIT AND CHECK OUT THE WATER VIEW FROM YOUR OWN CHAIR, CLUB HOUSE, 2 BATH HOUSES, WITH LAUDRY FACILITIES, 2 BEACHES TO ENJOY, WATER ACTIVITES, SWIMMING, BOATING, JET SKIING, DOCK TO PUT YOUR BOAT, ALL ON PACHAUG POND FOR THE SEASON, COME AND SEE TODAY.

21. 2025-07-19
    price $69,000 348-char remark

    Show marketing remark (348 chars)

    SUMMER JUST AROUND THE CORNER AND LOTS TO DO HERE ON PACHAUG POND, HOME HAS AN ENCLOSED PORCH TO SIT AND CHECK OUT THE WATER VIEW FROM YOUR OWN CHAIR, CLUB HOUSE, 2 BATH HOUSES, WITH LAUDRY FACILITIES, 2 BEACHES TO ENJOY, WATER ACTIVITES, SWIMMING, BOATING, JET SKIING, DOCK TO PUT YOUR BOAT, ALL ON PACHAUG POND FOR THE SEASON, COME AND SEE TODAY.

22. 2025-06-20
    price $79,900 348-char remark

    Show marketing remark (348 chars)

    SUMMER JUST AROUND THE CORNER AND LOTS TO DO HERE ON PACHAUG POND, HOME HAS AN ENCLOSED PORCH TO SIT AND CHECK OUT THE WATER VIEW FROM YOUR OWN CHAIR, CLUB HOUSE, 2 BATH HOUSES, WITH LAUDRY FACILITIES, 2 BEACHES TO ENJOY, WATER ACTIVITES, SWIMMING, BOATING, JET SKIING, DOCK TO PUT YOUR BOAT, ALL ON PACHAUG POND FOR THE SEASON, COME AND SEE TODAY.

23. 2025-05-17
    price $89,000 348-char remark

    Show marketing remark (348 chars)

    SUMMER JUST AROUND THE CORNER AND LOTS TO DO HERE ON PACHAUG POND, HOME HAS AN ENCLOSED PORCH TO SIT AND CHECK OUT THE WATER VIEW FROM YOUR OWN CHAIR, CLUB HOUSE, 2 BATH HOUSES, WITH LAUDRY FACILITIES, 2 BEACHES TO ENJOY, WATER ACTIVITES, SWIMMING, BOATING, JET SKIING, DOCK TO PUT YOUR BOAT, ALL ON PACHAUG POND FOR THE SEASON, COME AND SEE TODAY.

24. 2025-04-24
    soldstatus $168,000 Closed
25. 2025-04-21
    listed $99,900 Active 348-char remark

    Show marketing remark (348 chars)

    SUMMER JUST AROUND THE CORNER AND LOTS TO DO HERE ON PACHAUG POND, HOME HAS AN ENCLOSED PORCH TO SIT AND CHECK OUT THE WATER VIEW FROM YOUR OWN CHAIR, CLUB HOUSE, 2 BATH HOUSES, WITH LAUDRY FACILITIES, 2 BEACHES TO ENJOY, WATER ACTIVITES, SWIMMING, BOATING, JET SKIING, DOCK TO PUT YOUR BOAT, ALL ON PACHAUG POND FOR THE SEASON, COME AND SEE TODAY.

26. 2025-04-03
    status Under Contract
27. 2025-03-21
    listed $174,900 Active
28. 2022-05-24
    historical
29. 2022-05-24
    soldstatus $120,000 Closed
30. 2022-04-18
    listed $120,000 Active
31. 2019-09-13
    soldstatus $24,999 Closed
32. 2019-09-01
    historical
33. 2019-07-02
    historical Under Contract - Continue to Show
34. 2019-06-07
    price $37,000
35. 2019-04-10
    listed $49,900 Active
36. 2018-09-28
    soldstatus $105,000 Closed
37. 2018-08-26
    historical
38. 2018-04-30
    listed $119,000 Active
39. 2018-02-01
    historical
40. 2017-11-16
    historical
41. 2017-07-20
    soldstatus $20,000
42. 2017-06-23
    historical
43. 2017-03-22
    listed $39,900
44. 2017-02-11
    listed $32,500 Active
45. 2016-12-31
    historical
46. 2016-11-02
    historical
47. 2016-10-31
    historical
48. 2016-06-23
    listed $29,900
49. 2016-05-04
    listed $130,000
50. 2016-04-22
    listed $49,900

ⓘ 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: $15,483
• − Mortgage interest: −$8,397
• − Property taxes: −$2,248
• − Insurance: −$750
• − Repairs & maintenance: −$1,239
• − Management: −$1,239
• − Depreciation: −$4,361
• Taxable loss: −$2,749
• Est. tax savings @ 24.0%: +$660
• After-tax cash flow: $461/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.

Condition & rehab AI · 13 photos

Fair 45/100 Cosmetic rehab

This mobile home is in fair condition with cosmetic repairs needed, particularly in the exterior and interior paint. Fresh paint and new siding would significantly enhance its curb appeal and value.

Repairs flagged

• Minor Paint — Paint appears faded
• Minor Siding — Siding appears weathered

Value-add opportunities

• Both Paint — Fresh paint would improve curb appeal and interior aesthetics
• Both Siding — New siding would improve curb appeal and durability

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears faded	Minor	$500–3,000
Siding · Siding appears weathered	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint — Fresh paint would improve curb appeal and interior aesthetics ↑
• Both Siding — New siding would improve curb appeal and durability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Griswold School District
• NCES district ID: 0901740
• Math proficiency: 29% ▼ -22.00%
• Reading proficiency: 42% ▼ -13.00%
• Median HH income: $59,711
• Composite: 31.64/100
• National rank: #5932
• State rank: #111 of 153 in CT

Livability — Griswold

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

Census & demographics

• Population (ZIP): 15,697

Population outlook (Southeastern Connecticut County) Hauer SSP2

• By 2040: 293,442

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 4% Native American 1%
• Common ancestry: Lithuanian 15% Romanian 10% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% French/Haitian/Cajun 1%

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: ▼ -67.06%
• Current HPI: 227.571
• 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

+867.1% since first listed

60 events — show timeline

• 2025-11-10 Listed $149,900 ForSaleByOwner.com
• 2025-08-28 Sold (MLS) $55,000 Smart MLS
• 2025-08-04 Pending — Smart MLS
• 2025-07-19 Price Changed $69,000 Smart MLS
• 2025-06-20 Price Changed $79,900 Smart MLS
• 2025-05-17 Price Changed $89,000 Smart MLS
• 2025-04-24 Sold (MLS) $168,000 Smart MLS
• 2025-04-21 Listed $99,900 Smart MLS
• 2025-04-03 Pending — Smart MLS
• 2025-03-21 Listed $174,900 Smart MLS
• 2022-05-24 Listing Removed — Smart MLS
• 2022-05-24 Sold (MLS) $120,000 Smart MLS
• 2022-04-18 Listed $120,000 Smart MLS
• 2019-09-13 Sold (MLS) $24,999 Smart MLS
• 2019-09-01 Listing Removed — Smart MLS
• 2019-07-02 Contingent — Smart MLS
• 2019-06-07 Price Changed $37,000 Smart MLS
• 2019-04-10 Listed $49,900 Smart MLS
• 2018-09-28 Sold (MLS) $105,000 Smart MLS
• 2018-08-26 Listing Removed — Smart MLS
• 2018-04-30 Listed $119,000 Smart MLS
• 2018-02-01 Listing Removed — Smart MLS
• 2017-11-16 Listing Removed — Smart MLS
• 2017-07-20 Sold (MLS) $20,000 Smart MLS
• 2017-06-23 Listing Removed — Smart MLS
• 2017-03-22 Listed $39,900 Smart MLS
• 2017-02-11 Listed $32,500 Smart MLS
• 2016-12-31 Listing Removed — Smart MLS
• 2016-11-02 Listing Removed — Smart MLS
• 2016-10-31 Listing Removed — Smart MLS
• 2016-06-23 Listed $29,900 Smart MLS
• 2016-05-04 Listed $130,000 Smart MLS
• 2016-04-22 Listed $49,900 Smart MLS
• 2016-01-14 Listed $119,500 Smart MLS
• 2015-12-31 Listing Removed — Smart MLS
• 2015-10-23 Listing Removed — Smart MLS
• 2015-07-08 Listed $59,900 Smart MLS
• 2015-06-09 Listing Removed — Smart MLS
• 2015-05-10 Listed $144,900 Smart MLS
• 2015-04-24 Listed $119,500 Smart MLS
• 2015-04-13 Listing Removed — Smart MLS
• 2014-10-13 Listed $139,900 Smart MLS
• 2014-07-29 Listing Removed — Smart MLS
• 2014-06-09 Listed $139,000 Smart MLS
• 2008-10-15 Listing Removed — Smart MLS
• 2008-09-18 Sold (MLS) $35,000 Smart MLS
• 2008-05-28 Listed $140,000 Smart MLS
• 2008-05-19 Listed $55,000 Smart MLS
• 2007-10-15 Sold (MLS) $65,000 Smart MLS
• 2007-10-15 Sold (MLS) $65,000 Smart MLS
• 2007-07-16 Listed $69,900 Smart MLS
• 2007-07-16 Listed $69,900 Smart MLS
• 2000-06-06 Sold (MLS) $13,500 Smart MLS
• 2000-03-03 Listed $15,950 Smart MLS
• 1999-11-30 Listing Removed — Smart MLS
• 1999-10-31 Listing Removed — Smart MLS
• 1999-07-23 Sold (MLS) $10,000 Smart MLS
• 1999-06-16 Listed $12,000 Smart MLS
• 1999-05-18 Listed $11,000 Smart MLS
• 1999-05-18 Listed $15,500 Smart MLS