301 Buddington Rd Lot 54 · Long Hill, CT 06340

$185,900

2 bd · 1.0 ba · 840 sqft · Manufactured public records · 49 Days on market

Built 2022 $221/sqft · 126% above area

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Why this score? — see what drove the C+ 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 +26.2/30.0
• DSCR +8.8/10.0
• ARV discount +7.5/15.0
• 1% rule +7.0/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One year old home in Eastwood Park! Open concept floor plan with large living room and a kitchen with ample cabinets and counter space. Great primary bedroom with full bath. The second bedroom has easy access the the main full bath. Lovely vinyl plank flooring throughout. Almost new appliances. This home is located in a very quiet area of the park at the end of a cul-de-sac. High efficient heating system. Wonderful rear patio and outbuilding for storage.

Key facts

• Open floor plan
• Minutes to shopping
• Outdoor parks

Tags

• OPEN FLOOR PLAN
• LOTS OF KITCHEN CABINETS
• MINUTES TO SHOPPING
• OUTDOOR PARKS
• OUTDOOR WATER ACTIVITIES

Property features AI

Finance

• Other: Property is on leased land; Renting and lot restrictions apply
• HOA & community: Located in Eastwood MHP (manufactured home community)

Exterior

• Parking: Off-street parking; 2 parking spaces
• Utilities: Public water connected; Public sewer connected; Above-ground propane tank; Storm doors; Thermopane windows
• Home design: Single-family manufactured home; Prefab construction; Beige siding
• Construction: Asphalt shingle roof; Vinyl siding; Slab foundation
• Exterior features: Sidewalk; Shed; Garden area; Patio; Level lot; On leased land

Interior

• Kitchen: Oven/Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot air heating (propane fuel); Window air conditioning unit
• Interior features: Cable pre-wired; Open floor plan; One fireplace
• Laundry & utility: Washer and Dryer included; Laundry on main level; 30-gallon electric hot water tank

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $186k.

Deal economics

• At list price, monthly cash flow is $472 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $186k).
• Recommended offer: $180k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 4.2% in Long Hill — 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 73/100 on livability (#75 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: schools D, amenities F, commute F.
• Groton School District (suburban): math 32% / reading 50% proficiency, ranked #96 of 153 in CT (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.8%/yr); 92 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 487 units permitted in Southeastern Connecticut Planning Region in 2024 (244 in 5+ unit buildings).
• This rent runs 33% of the median local income ($82k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.8% rent growth), your $52k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($180k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $114k; list at $186k implies a 63% gain — meaningful room to come down on a strong offer.

Recommended offer $180,323 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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. 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.
5. 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.
6. 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: 1.20% ✓
• Cap rate: 9.34%
• Cash-on-cash: 10.89%
• DSCR: 1.48
• GRM: 7.0

CMA / ARV

• ARV (median comp): $90,658
• List price: $185,900
• Delta: 105.06%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.75% rent growth · sell at horizon

5-year hold

• IRR: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,692
• Equity at exit: $27,718

10-year hold

• IRR: 11.2%
• Equity multiple: 1.91×
• Total profit: $47,404
• Equity at exit: $16,073

Cash invested: $52,052 (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 06340

• Home prices YoY: -27.9%
• Rents YoY: 3.8%
• Active inventory: 92
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,224 high
• Mortgage (P&I): −$975
• Tax est. 1.5%: −$232 /mo · $2,788/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$467
• Net cashflow: $472

Break-even live

Break-even rent $1,626

Max offer price $185,900

Occupancy floor 74%

Sensitivity live

Price	-10% $601	-5% $537	+0% $472	+5% $408	+10% $344
Rent	-10% $297	-5% $385	+0% $472	+5% $560	+10% $648
Rate	-1.0pp $566	-0.5pp $520	base $472	+0.5pp $424	+1.0pp $375

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: $46,475
• Closing costs: $5,577
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
86 Buddington Rd #7 Groton, CT	2.0	2.0	1026	$1,875	$1.83	44d	1	0.25mi
300 Michelle Ln Groton, CT	1.0–2.0	1.0–2.0	890	$2,110	$2.37	12d	1	0.28mi
11 Ledgewood Rd Groton, CT	1.0–3.0	1.0–3.0	1247	$4,835	$3.88	2d	1	0.41mi
41 South Rd Groton, CT	1.0–2.0	1.0	818	$2,085	$2.55	12d	1	0.65mi
359 Long Hill Rd Groton, CT	1.0	1.0	625	$1,550	$2.48	44d	1	0.98mi
9 Chase Oak Ct #2 Groton, CT	1.0	1.0	714	$1,900	$2.66	44d	1	0.99mi
106 Midway Oval Groton, CT	2.0	1.0	625	$3,000	$4.80	44d	1	1.18mi
216 High Rock Rd Unit 3 Groton, CT	2.0	1.0	1100	$1,950	$1.77	44d	1	1.21mi
4 Central Ave Unit 2 Poquonock Bridge, CT	1.0	1.0	605	$1,600	$2.64	21d	1	1.22mi
99 Gold Star Hwy Apt 106 Groton, CT	2.0	1.0	882	$2,212	$2.51	44d	1	1.36mi
99 Gold Star Hwy Apt 82 Groton, CT	2.0	1.0	882	$2,217	$2.51	44d	1	1.36mi
135 Gold Star Hwy Groton, CT	1.0	1.0	540	$1,795	$3.32	14d	22	1.36mi
278 Meridian St Groton, CT	2.0	1.0	715	$1,959	$2.74	14d	12	1.37mi
2 Concord Ct Unit 4 Groton, CT	2.0	1.0	575	$1,575	$2.74	14d	1	1.38mi

Listing history 27 events

1. 2026-06-19
   days on market $185,900 Active 49 DOM
2. 2026-06-18
   days on market $185,900 Active 48 DOM
3. 2026-06-17
   days on market $185,900 Active 47 DOM
4. 2026-06-16
   days on market $185,900 Active 46 DOM
5. 2026-06-15
   days on market $185,900 Active 45 DOM
6. 2026-06-14
   days on market $185,900 Active 43 DOM
7. 2026-06-13
   days on market $185,900 Active 42 DOM
8. 2026-06-10
   days on market $185,900 Active 40 DOM
9. 2026-06-09
   days on market $185,900 Active 39 DOM
10. 2026-06-08
    days on market $185,900 Active 38 DOM
11. 2026-06-07
    days on market $185,900 Active 37 DOM
12. 2026-06-05
    days on market $185,900 Active 34 DOM
13. 2026-06-03
    days on market $185,900 Active 33 DOM
14. 2026-06-02
    days on market $185,900 Active 32 DOM
15. 2026-06-01
    days on market $185,900 Active 31 DOM
16. 2026-05-31
    days on market $185,900 Active 30 DOM
17. 2026-05-30
    days on market $185,900 Active 29 DOM
18. 2026-05-01
    listed $185,900 Active 429-char remark
19. 2024-02-02
    soldstatus $114,000 Closed 458-char remark

    Show marketing remark (458 chars)

    One year old home in Eastwood Park! Open concept floor plan with large living room and a kitchen with ample cabinets and counter space. Great primary bedroom with full bath. The second bedroom has easy access the the main full bath. Lovely vinyl plank flooring throughout. Almost new appliances. This home is located in a very quiet area of the park at the end of a cul-de-sac. High efficient heating system. Wonderful rear patio and outbuilding for storage.

20. 2024-01-15
    status Under Contract 458-char remark

    Show marketing remark (458 chars)

    One year old home in Eastwood Park! Open concept floor plan with large living room and a kitchen with ample cabinets and counter space. Great primary bedroom with full bath. The second bedroom has easy access the the main full bath. Lovely vinyl plank flooring throughout. Almost new appliances. This home is located in a very quiet area of the park at the end of a cul-de-sac. High efficient heating system. Wonderful rear patio and outbuilding for storage.

21. 2023-12-27
    historical Under Contract - Continue to Show 458-char remark

    Show marketing remark (458 chars)

    One year old home in Eastwood Park! Open concept floor plan with large living room and a kitchen with ample cabinets and counter space. Great primary bedroom with full bath. The second bedroom has easy access the the main full bath. Lovely vinyl plank flooring throughout. Almost new appliances. This home is located in a very quiet area of the park at the end of a cul-de-sac. High efficient heating system. Wonderful rear patio and outbuilding for storage.

22. 2023-12-07
    listed $115,000 Active 458-char remark

    Show marketing remark (458 chars)

    One year old home in Eastwood Park! Open concept floor plan with large living room and a kitchen with ample cabinets and counter space. Great primary bedroom with full bath. The second bedroom has easy access the the main full bath. Lovely vinyl plank flooring throughout. Almost new appliances. This home is located in a very quiet area of the park at the end of a cul-de-sac. High efficient heating system. Wonderful rear patio and outbuilding for storage.

23. 2022-11-22
    soldstatus $90,000 Closed

    Show marketing remark (414 chars)

    Welcome to Eastwood Park! Get here before the holidays, this brand new large ranch style home is freshly delivered with nothing to do but move in! This home comes loaded with vinyl plank flooring, a light and bright open concept kitchen and living area, stainless steel appliances, vinyl windows & an energy efficient propane heating system. Check out those pics. You'll love everything this park has to offer!

24. 2022-11-04
    historical Under Contract - Continue to Show

    Show marketing remark (414 chars)

    Welcome to Eastwood Park! Get here before the holidays, this brand new large ranch style home is freshly delivered with nothing to do but move in! This home comes loaded with vinyl plank flooring, a light and bright open concept kitchen and living area, stainless steel appliances, vinyl windows & an energy efficient propane heating system. Check out those pics. You'll love everything this park has to offer!

25. 2022-11-04
    listed $89,000 Active

    Show marketing remark (414 chars)

    Welcome to Eastwood Park! Get here before the holidays, this brand new large ranch style home is freshly delivered with nothing to do but move in! This home comes loaded with vinyl plank flooring, a light and bright open concept kitchen and living area, stainless steel appliances, vinyl windows & an energy efficient propane heating system. Check out those pics. You'll love everything this park has to offer!

26. 2022-11-01
    historical
27. 2022-10-20
    listed $119,900 Active

ⓘ 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: $26,691
• − Mortgage interest: −$10,413
• − Property taxes: −$2,788
• − Insurance: −$930
• − Repairs & maintenance: −$2,135
• − Management: −$2,135
• − Depreciation: −$5,408
• Taxable income: $2,881
• Est. tax owed @ 24.0%: −$692
• After-tax cash flow: $4,978/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: Groton School District
• NCES district ID: 0901770
• Math proficiency: 32% ▼ -16.00%
• Reading proficiency: 50% ▼ -10.00%
• Median HH income: $60,709
• Composite: 36.28/100
• National rank: #4702
• State rank: #96 of 153 in CT

Livability — Long Hill

• Score: 73/100
• State rank: #75
• US rank: #5502

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Long Hill, CT
• County: New London County · 147,197 people
• Metro: Norwich-New London, CT
• Population (ZIP): 29,863
• Household income: $81,792
• Rent vs Own: 55.5% rent · 44.5% own
• Severe rent burden: 1710.0

Population outlook (Southeastern Connecticut County) Hauer SSP2

• By 2040: 293,442

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Hispanic / Latino 15% Two or more races 11% Asian 7% Black 6%
• Hispanic origin (detail): Mexican 3% Puerto Rican 7% Dominican 1%
• Common ancestry: Romanian 5% Lithuanian 4% Slovak 3%
• Foreign-born: 9% · Canada, Vietnam, China
• Languages at home: 87% English-only · Spanish 6% Tagalog/Filipino 2% Other Indo-European 2%

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: ▼ -97.61%
• Current HPI: 252.846
• Rent YoY: ▲ 3.75%
• Metro: Norwich-New London, 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

+55.0% since first listed

10 events — show timeline

• 2026-05-01 Listed $185,900 Smart MLS
• 2024-02-02 Sold (MLS) $114,000 Smart MLS
• 2024-01-15 Pending — Smart MLS
• 2023-12-27 Contingent — Smart MLS
• 2023-12-07 Listed $115,000 Smart MLS
• 2022-11-22 Sold (MLS) $90,000 Smart MLS
• 2022-11-04 Contingent — Smart MLS
• 2022-11-04 Listed $89,000 Smart MLS
• 2022-11-01 Listing Removed — Smart MLS
• 2022-10-20 Listed $119,900 Smart MLS

Property tax history

-0.3%/yr

Latest (2021): $327 · +2.5% YoY. Source: county tax records.