81 Parkway Dr · Quinebaug, CT 06277

$99,000

1 bd · 1.0 ba · 720 sqft · SingleFamily · 210 Days on market

Built 1973 Average condition 0.50 ac lot $138/sqft · 26% below area Est $135k · 26% under $275/mo HOA · 23% of rent ↓ 10% since listing

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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 +12.9/30.0
• 1% rule +7.2/10.0
• DSCR +3.8/10.0
• Livability +3.1/5.0
• Schools +2.8/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Mobile home in a quiet, well-kept, sought-after 55+ community in Quinebaug Park. Features recent paint and siding updates, newer sliders opening up to a deck and a large yard with 3 sheds, and a garden area. Inside, enjoy a cozy propane fireplace, recently updated track lighting, and an efficient, single-level layout for comfortable living. Priced to sell - make it yours! Buyers are subject to park approval based on application and income requirements. There is a one-time park buy-in of $3,500, paid to the park separately from the sale price. Being sold AS-IS.

Key facts

• 0.5 acre lot
• 4 parking spots
• Built 1973

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $99k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $-8 ($-96/yr) — negative.
• To cash-flow at today's rent, offer at most $98k (1.2% below list).
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 62/100 on livability (#134 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, employment B; Watch: schools F, amenities F, commute F.
• 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.
• Market conditions: 35 active listings in the ZIP; 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 $684 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 210 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $11k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: major flood risk; major wind risk, 50% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% 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 210 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
8. 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?
9. 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.
10. 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.
11. 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: 1.22% ✓
• Cap rate: 6.20%
• Cash-on-cash: -0.35%
• DSCR: 0.98
• GRM: 6.9

CMA / ARV

• ARV (median comp): $134,531
• List price: $99,000
• Delta: -26.41%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Breezy Ln	0.14mi	1/1.0	780 (+8%)	16mo	$125,000	$160	66

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: -16.6%
• Equity multiple: 0.41×
• Total profit: $-16,363
• Equity at exit: $14,761

10-year hold

• IRR: -8.1%
• Equity multiple: 0.49×
• Total profit: $-14,142
• Equity at exit: $8,560

Cash invested: $27,720 (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 06277

• Home prices YoY: -17.4%
• Active inventory: 35
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,204 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$275
• Vacancy / Maint / Mgmt: −$253
• Net cashflow: $-8

Break-even live

Break-even rent $1,214

Max offer price $97,846

Occupancy floor 96%

Sensitivity live

Price	-10% $60	-5% $26	+0% $-8	+5% $-42	+10% $-76
Rent	-10% $-103	-5% $-56	+0% $-8	+5% $40	+10% $87
Rate	-1.0pp $42	-0.5pp $17	base $-8	+0.5pp $-34	+1.0pp $-60

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $275 · $3,300/yr

Listing history 7 events

1. 2026-04-16
   status Active 566-char remark

   Show marketing remark (566 chars)

   Mobile home in a quiet, well-kept, sought-after 55+ community in Quinebaug Park. Features recent paint and siding updates, newer sliders opening up to a deck and a large yard with 3 sheds, and a garden area. Inside, enjoy a cozy propane fireplace, recently updated track lighting, and an efficient, single-level layout for comfortable living. Priced to sell - make it yours! Buyers are subject to park approval based on application and income requirements. There is a one-time park buy-in of $3,500, paid to the park separately from the sale price. Being sold AS-IS.

2. 2026-04-01
   status Under Contract 566-char remark

   Show marketing remark (566 chars)

   Mobile home in a quiet, well-kept, sought-after 55+ community in Quinebaug Park. Features recent paint and siding updates, newer sliders opening up to a deck and a large yard with 3 sheds, and a garden area. Inside, enjoy a cozy propane fireplace, recently updated track lighting, and an efficient, single-level layout for comfortable living. Priced to sell - make it yours! Buyers are subject to park approval based on application and income requirements. There is a one-time park buy-in of $3,500, paid to the park separately from the sale price. Being sold AS-IS.

3. 2026-02-24
   status Active 566-char remark

   Show marketing remark (566 chars)

   Mobile home in a quiet, well-kept, sought-after 55+ community in Quinebaug Park. Features recent paint and siding updates, newer sliders opening up to a deck and a large yard with 3 sheds, and a garden area. Inside, enjoy a cozy propane fireplace, recently updated track lighting, and an efficient, single-level layout for comfortable living. Priced to sell - make it yours! Buyers are subject to park approval based on application and income requirements. There is a one-time park buy-in of $3,500, paid to the park separately from the sale price. Being sold AS-IS.

4. 2026-02-09
   status Under Contract 566-char remark

   Show marketing remark (566 chars)

   Mobile home in a quiet, well-kept, sought-after 55+ community in Quinebaug Park. Features recent paint and siding updates, newer sliders opening up to a deck and a large yard with 3 sheds, and a garden area. Inside, enjoy a cozy propane fireplace, recently updated track lighting, and an efficient, single-level layout for comfortable living. Priced to sell - make it yours! Buyers are subject to park approval based on application and income requirements. There is a one-time park buy-in of $3,500, paid to the park separately from the sale price. Being sold AS-IS.

5. 2025-11-11
   price $99,000 566-char remark

   Show marketing remark (566 chars)

   Mobile home in a quiet, well-kept, sought-after 55+ community in Quinebaug Park. Features recent paint and siding updates, newer sliders opening up to a deck and a large yard with 3 sheds, and a garden area. Inside, enjoy a cozy propane fireplace, recently updated track lighting, and an efficient, single-level layout for comfortable living. Priced to sell - make it yours! Buyers are subject to park approval based on application and income requirements. There is a one-time park buy-in of $3,500, paid to the park separately from the sale price. Being sold AS-IS.

6. 2025-09-29
   listed $110,000 Active 566-char remark

   Show marketing remark (566 chars)

   Mobile home in a quiet, well-kept, sought-after 55+ community in Quinebaug Park. Features recent paint and siding updates, newer sliders opening up to a deck and a large yard with 3 sheds, and a garden area. Inside, enjoy a cozy propane fireplace, recently updated track lighting, and an efficient, single-level layout for comfortable living. Priced to sell - make it yours! Buyers are subject to park approval based on application and income requirements. There is a one-time park buy-in of $3,500, paid to the park separately from the sale price. Being sold AS-IS.

7. 2025-09-26
   historical $110,000 566-char remark

   Show marketing remark (566 chars)

   Mobile home in a quiet, well-kept, sought-after 55+ community in Quinebaug Park. Features recent paint and siding updates, newer sliders opening up to a deck and a large yard with 3 sheds, and a garden area. Inside, enjoy a cozy propane fireplace, recently updated track lighting, and an efficient, single-level layout for comfortable living. Priced to sell - make it yours! Buyers are subject to park approval based on application and income requirements. There is a one-time park buy-in of $3,500, paid to the park separately from the sale price. Being sold AS-IS.

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (shaded) · 73% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 50% 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: $14,448
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,156
• − Management: −$1,156
• − HOA: −$3,300
• − Depreciation: −$2,880
• Taxable loss: −$1,569
• Est. tax savings @ 24.0%: +$377
• After-tax cash flow: $281/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 · 7 photos

Average 55/100 Cosmetic rehab

This single-family mobile home in a quiet, well-kept community requires minor cosmetic repairs and maintenance to enhance its resale and rental value.

Repairs flagged

• Minor kitchen cabinets — existing track lighting
• Minor bathroom fixtures — existing track lighting
• Minor roof — existing track lighting
• Minor exterior siding — existing track lighting
• Minor interior walls — existing track lighting
• Minor windows — existing track lighting
• Minor HVAC/mechanicals — existing track lighting
• Minor landscaping — existing track lighting

Value-add opportunities

• Both paint and update siding — enhances curb appeal and interior aesthetics
• Both HVAC upgrade — improves comfort and energy efficiency
• Both landscaping and curb appeal — enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · existing track lighting	Minor	$500–3,000
bathroom fixtures · existing track lighting	Minor	$500–3,000
roof · existing track lighting	Minor	$500–3,000
exterior siding · existing track lighting	Minor	$500–3,000
interior walls · existing track lighting	Minor	$500–3,000
windows · existing track lighting	Minor	$500–3,000
HVAC/mechanicals · existing track lighting	Minor	$500–3,000
landscaping · existing track lighting	Minor	$500–3,000
Total estimated repair cost · 8 items		$4,000–24,000

Value-add ROI direction

• Both paint and update siding — enhances curb appeal and interior aesthetics ↑
• Both HVAC upgrade — improves comfort and energy efficiency ↑
• Both landscaping and curb appeal — enhances curb appeal and property value ↑

ⓘ 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: 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 — Quinebaug

• Score: 62/100
• State rank: #134
• US rank: #16636

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Quinebaug, CT
• City population: 787
• Population (ZIP): 4,023

Population outlook (Northeastern Connecticut County) Hauer SSP2

• By 2040: 104,160

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Two or more races 11% Hispanic / Latino 10%
• Hispanic origin (detail): Puerto Rican 7%
• Common ancestry: Lithuanian 17% Romanian 14% Slovak 2%
• Foreign-born: 5% · Canada, Jamaica
• Languages at home: 93% English-only · Spanish 4% Other Indo-European 3%

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: ▼ -48.94%
• Current HPI: 232.8063
• 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

-10.0% since first listed

7 events — show timeline

• 2026-04-16 Relisted — Smart MLS
• 2026-04-01 Pending — Smart MLS
• 2026-02-24 Relisted — Smart MLS
• 2026-02-09 Pending — Smart MLS
• 2025-11-11 Price Changed $99,000 Smart MLS
• 2025-09-29 Listed $110,000 Smart MLS
• 2025-09-26 Coming Soon $110,000 Smart MLS