914 High Path Rd #914 · Windsor Locks, CT 06095

$199,999

2 bd · 1.5 ba · 972 sqft · Condo · 14 Days on market

Built 1972 Good condition $206/sqft · 22% below area Est $257k · 22% under $472/mo HOA · 24% of rent

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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 +7.3/30.0
• 1% rule +5.0/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• DSCR +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

In a word "gorgeous". New carpets, new appliances, freshly painted inte- rior. Clean and bright. **To show is to sell** air conditioners in all areas, huge walkin closet,

Key facts

• In-ground pool
• Basketball court
• Convenient location

Tags

• IN-GROUND POOL
• PLAYGROUND
• BASKETBALL COURT
• CONVENIENT LOCATION

Property features AI

Finance

• Financial info: Pets not allowed
• HOA & community: Monthly HOA fee; HOA covers water, sewer, heat, pool service, trash pickup, pest control, snow removal, and grounds maintenance; Community amenities include basketball court, pool, playground/tot lot, and guest parking

Exterior

• Parking: Assigned parking (1 space)
• Utilities: Public water connected; Public sewer connected; Natural gas for heat
• Home design: Condominium (Condo/Co-Op for sale); Unit located on first floor; Part of the Chateau Woods complex
• Construction: Frame construction
• Exterior features: Wood siding; Level lot; In-ground concrete swimming pool with safety fence

Interior

• Kitchen: Electric cooktop; Electric range; Range hood; Refrigerator; Dishwasher; Disposal
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Hot water heat (natural gas); Wall unit cooling
• Interior features: Coin-operated laundry in the building; Wall unit cooling
• Laundry & utility: Coin-operated laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $200k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-268 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $161k (19.4% below list).
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $161k (19.4% below list) — sets the bar for cash-flow.
• Cap rate 4.7% vs local median 3.9% in Windsor Locks — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 74/100 on livability (#65 in CT, #4,599 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Windsor School District (suburban): math 29% / reading 41% proficiency, ranked #107 of 153 in CT (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Oliver Ellsworth School (431 students, 41% FRL); Sage Park Middle School (math 29% / reading 40%, grade F, #124 of 175 statewide, top 72%, 698 students, 44% FRL); Windsor High School (math 26% / reading 55%, grade F, #104 of 194 statewide, top 54%, 1,100 students, 39% FRL).
• Market conditions: 103 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 24y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; list at $200k implies a 177% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• Climate carrying-cost: major wind risk, 27% 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 $161,231 (19.4% 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. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.00% ✓
• Cap rate: 4.69%
• Cash-on-cash: -5.74%
• DSCR: 0.74
• GRM: 8.3

CMA / ARV

• ARV (median comp): $256,892
• List price: $199,999
• Delta: -22.15%
• Verdict: UNDERPRICED
• Comps: 14 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -25.9%
• Equity multiple: 0.12×
• Total profit: $-49,152
• Equity at exit: $29,821

10-year hold

• IRR: -21.9%
• Equity multiple: -0.13×
• Total profit: $-63,471
• Equity at exit: $17,292

Cash invested: $56,000 (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 06095

• Home prices YoY: -33.0%
• Active inventory: 103
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,008 medium
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$472
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-268

Break-even live

Break-even rent $2,347

Max offer price $161,231

Occupancy floor —

Sensitivity live

Price	-10% $-130	-5% $-199	+0% $-268	+5% $-337	+10% $-406
Rent	-10% $-427	-5% $-347	+0% $-268	+5% $-189	+10% $-109
Rate	-1.0pp $-167	-0.5pp $-217	base $-268	+0.5pp $-320	+1.0pp $-372

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Phaeton St Windsor, CT	1.0–2.0	1.0–1.5	873	$2,200	$2.52	0d	20	1.22mi

HOA detail condo

• Monthly dues: $472 · $5,664/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-05-12
   listed $215,000 Active 429-char remark
2. 2007-11-20
   historical
3. 2007-05-20
   listed $125,000
4. 2003-01-17
   soldstatus $72,100

   Show marketing remark (180 chars)

   In a word "gorgeous". New carpets, new appliances, freshly painted inte- rior. Clean and bright. **To show is to sell** air conditioners in all areas, huge walkin closet,

5. 2002-08-25
   listed $72,000

   Show marketing remark (180 chars)

   In a word "gorgeous". New carpets, new appliances, freshly painted inte- rior. Clean and bright. **To show is to sell** air conditioners in all areas, huge walkin closet,

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,095
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − HOA: −$5,664
• − Depreciation: −$5,818
• Taxable loss: −$6,446
• Est. tax savings @ 24.0%: +$1,547
• After-tax cash flow: $-1,668/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 · 1 photo

Good 75/100 Cosmetic rehab

This move-in ready condo is in good condition with a well-maintained exterior and interior. Minor updates to painting and landscaping can significantly enhance its value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value.
• Both New flooring in bathrooms and kitchen — Fresh flooring can improve the overall look and feel of the home, attracting more buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhanced landscaping can increase both resale and rental value. ↑
• Both New flooring in bathrooms and kitchen — Fresh flooring can improve the overall look and feel of the home, attracting more buyers and renters. ↑

ⓘ 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: Windsor School District
• NCES district ID: 0905220
• Math proficiency: 29% ▼ -12.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $80,578
• Composite: 33.23/100
• National rank: #5521
• State rank: #107 of 153 in CT

Livability — Windsor Locks

• Score: 74/100
• State rank: #65
• US rank: #4599

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hartford County · 754,208 people
• City population: 12,579
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 29,670
• Household income: $105,322
• Rent vs Own: 18.0% rent · 82.0% own
• Severe rent burden: 555.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 45% Black 34% Hispanic / Latino 10% Two or more races 9% Asian 4%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Lithuanian 6% Romanian 4% Iranian 1%
• Foreign-born: 16% · Canada, China
• Languages at home: 86% English-only · Spanish 5% Other Indo-European 2% Other Asian/Pacific 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: ▼ -123.46%
• Current HPI: 251.2426
• Rent YoY: —
• 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

+177.8% since first listed

7 events — show timeline

• 2026-05-27 Pending — Smart MLS
• 2026-05-22 Price Changed $199,999 Smart MLS
• 2026-05-12 Listed $215,000 Smart MLS
• 2007-11-20 Listing Removed — Smart MLS
• 2007-05-20 Listed $125,000 Smart MLS
• 2003-01-17 Sold (MLS) $72,100 Smart MLS
• 2002-08-25 Listed $72,000 Smart MLS