366 Shore Rd · Niantic, CT 06371

$379,000

2 bd · 1.0 ba · 972 sqft · SingleFamily public records · 5 Days on market

Built 1955 10,018 sqft lot Est $675k · 44% under

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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 +21.7/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• Schools +6.4/10.0
• 1% rule +4.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bright and sunny ranch home all new from the basement up. Charming, private, landscaped yard surrounded by conservation land. Close to beaches, highways and shopping. Home is in perfect, move in condition.

Key facts

• Cedar closet
• Protected land trust
• 0.23 acre lot

Tags

• SOUND VIEW BEACH ACCESS
• ROCKY NECK STATE PARK ACCESS
• WHITE SAND BEACH ACCESS
• PROTECTED LAND TRUST
• FULL WALK-OUT BASEMENT
• CEDAR CLOSET

Property features AI

Exterior

• Utilities: Private well water; Septic sewage
• Home design: Single-family home
• Construction: Frame construction; Vinyl siding; White exterior; Asphalt shingle roof; Concrete foundation; Built with full walk-out basement
• Exterior features: Deck; Patio; Sidewalk; Garden area; Outdoor lighting; Stone wall; Grill; Gutters

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Hot air heating (oil fuel); 40-gallon electric hot water tank; Above-ground oil tank; Extra insulation; Programmable thermostat; Storm doors
• Interior features: Cable pre-wired; Thermostat(s); One fireplace; Has attic with hatch access; Full unfinished basement with storage, concrete floor and walk-out
• Laundry & utility: Washer and electric dryer; Laundry room on main level, separate from main bath

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $379k.

Deal economics

• At list price, monthly cash flow is $581 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $375k (1.1% below list).
• Recommended offer: $375k (1.1% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 3.0% in Niantic — 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 78/100 on livability (#35 in CT, #2,462 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: cost of living D+, amenities F, commute F.
• Regional School District 18 (rural): math 67% / reading 76% proficiency, ranked #16 of 153 in CT (top 10%) — strong family-tenant draw, lease renewals of 3-5y typical; only 7% free/reduced lunch — higher-income household profile.
• Market conditions: 68 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 278 units permitted in Lower Connecticut River Valley Planning Region in 2024 (89 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 25y 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 $225k; list at $379k implies a 68% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $375,000 (1.1% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.99% ✗
• Cap rate: 8.13%
• Cash-on-cash: 6.57%
• DSCR: 1.29
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $674,568
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
366 Shore Rd	0.00mi	2/1.0	972 (0%)	1mo	$379,000	$390	99
314 Shore Rd	0.56mi	2/1.0	964 (-1%)	0mo	$500,000	$519	72
49 Ridgewood Rd	0.60mi	3/1.5 (+1)	1,002 (+3%)	8mo	$800,000	$798	53
8 Billow Rd	0.55mi	3/1.0 (+1)	1,052 (+8%)	19mo	$750,000	$713	40
45 Ridgewood Rd	0.58mi	3/2.0 (+1)	1,080 (+11%)	21mo	$750,000	$694	28

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: -6.2%
• Equity multiple: 0.77×
• Total profit: $-24,495
• Equity at exit: $56,510

10-year hold

• IRR: 3.4%
• Equity multiple: 1.24×
• Total profit: $25,960
• Equity at exit: $32,769

Cash invested: $106,120 (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 06371

• Home prices YoY: -25.3%
• Active inventory: 68
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $3,750 medium
• Mortgage (P&I): −$1,988
• Tax from tax record: −$236 /mo · $2,832/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$788
• Net cashflow: $581

Break-even live

Break-even rent $3,014

Max offer price $379,000

Occupancy floor 80%

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: $94,750
• Closing costs: $11,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 Biscayne Blvd Old Lyme, CT	3.0	1.0	900	$3,750	$4.17	13d	1	0.98mi

Listing history 15 events

1. 2026-04-30
   status Under Contract
2. 2026-04-24
   listed $379,000 Active
3. 2024-09-29
   historical $1,900
4. 2024-08-31
   price $1,900
5. 2024-07-19
   listed $2,200
6. 2015-10-30
   historical
7. 2015-05-11
   listed $275,000
8. 2007-09-21
   soldstatus $225,000 205-char remark

   Show marketing remark (205 chars)

   Bright and sunny ranch home all new from the basement up. Charming, private, landscaped yard surrounded by conservation land. Close to beaches, highways and shopping. Home is in perfect, move in condition.

9. 2007-09-21
   soldstatus $225,000

   Show marketing remark (205 chars)

   Bright and sunny ranch home all new from the basement up. Charming, private, landscaped yard surrounded by conservation land. Close to beaches, highways and shopping. Home is in perfect, move in condition.

10. 2007-04-03
    listed $249,000 205-char remark

    Show marketing remark (205 chars)

    Bright and sunny ranch home all new from the basement up. Charming, private, landscaped yard surrounded by conservation land. Close to beaches, highways and shopping. Home is in perfect, move in condition.

11. 2001-11-28
    soldstatus $127,000
12. 2001-08-10
    listed $124,900
13. 2001-05-25
    soldstatus $76,000
14. 2001-05-25
    soldstatus $76,000
15. 2001-03-21
    listed $85,900

ⓘ 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: $2,832 · $236/mo
• Projected year-2 tax: $5,471 · $456/mo
• Expected delta: +$2,639/yr (+$220/mo · 93.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,000
• − Mortgage interest: −$21,230
• − Property taxes: −$2,832
• − Insurance: −$1,895
• − Repairs & maintenance: −$3,600
• − Management: −$3,600
• − Depreciation: −$11,025
• Taxable income: $818
• Est. tax owed @ 24.0%: −$196
• After-tax cash flow: $6,777/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: Regional School District 18
• NCES district ID: 0903540
• Math proficiency: 67% ▼ -11.00%
• Reading proficiency: 76% ▼ -4.00%
• Median HH income: $87,776
• Composite: 64.19/100
• National rank: #566
• State rank: #16 of 153 in CT

Livability — Niantic

• Score: 78/100
• State rank: #35
• US rank: #2462

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 11,332
• Population (ZIP): 9,855

Population outlook (Lower Connecticut River Valley County) Hauer SSP2

• By 2040: 188,651

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 6% Hispanic / Latino 4% Asian 3%
• Common ancestry: Romanian 10% Lithuanian 6% Slovak 4%
• Foreign-born: 7% · Canada, China, South Korea
• Languages at home: 92% English-only · Other Indo-European 4% Spanish 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Lower Connecticut River Valley

• 2024 margin: D (+13.4) · D 55.9% · R 42.4% · Other 1.7%
• All cycles: 2024: D+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -80.61%
• Current HPI: 238.5046
• 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

+341.2% since first listed

15 events — show timeline

• 2026-04-30 Pending — Smart MLS
• 2026-04-24 Listed $379,000 Smart MLS
• 2024-09-29 Rental Removed $1,900 SMARTMLS
• 2024-08-31 Price Changed $1,900 SMARTMLS
• 2024-07-19 Listed for Rent $2,200 SMARTMLS
• 2015-10-30 Listing Removed — Smart MLS
• 2015-05-11 Listed $275,000 Smart MLS
• 2007-09-21 Sold (Public Records) $225,000 Public Records
• 2007-09-21 Sold (MLS) $225,000 Smart MLS
• 2007-04-03 Listed $249,000 Smart MLS
• 2001-11-28 Sold (MLS) $127,000 Smart MLS
• 2001-08-10 Listed $124,900 Smart MLS
• 2001-05-25 Sold (Public Records) $76,000 Public Records
• 2001-05-25 Sold (MLS) $76,000 Smart MLS
• 2001-03-21 Listed $85,900 Smart MLS

Property tax history

+1.6%/yr

Latest (2023): $2,832 · +0.0% YoY. Source: county tax records.