194 Old Forge Rd · Riverton, CT 06065

$370,000

3 bd · 2.0 ba · 1,782 sqft · SingleFamily public records · 13 Days on market

Built 1985 3.50 ac lot Est $510k · 27% under

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Why this score? — see what drove the B+ 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 +27.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.3/10.0
• 1% rule +7.2/10.0
• Appreciation +6.6/10.0
• Schools +6.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

COME AND ENJOY NATURES SETTING AT ITS BEST IN THIS LOG CABIN CAPE STYLE HOME NESTLED I THE LOVELY WOODS IN HARTLAND. ENJOY THE VIEW AND THE OUTDOORS FROM YOU OPEN FRONT PORCH. COME AND GET COMFORTABLE IN YOUR LIVING ROOM WITH A CATHEDRAL AND AN OPEN BALCONY FROM THE MASTER BEDROOM. THE LOWER LEVEL WALK OUT HAS AN AREA FOR ADDITIONAL FUN 2 BEDROOMS AND A POTENTIAL OFFICE AREA TOPS OFF THE FIRST FLOOR. ALL THE PEACE AND QUIETNESS OF HARTLAND IS JUST WAITING FOR YOU TO COME AND ENJOY!

Key facts

• Dramatic living room
• Private treed acres
• Flexible floor plan

Tags

• PRIVATE TREED ACRES
• DRAMATIC LIVING ROOM
• CATHEDRAL CEILINGS
• OPEN BALCONY
• FLEXIBLE FLOOR PLAN
• FULL WALK-OUT BASEMENT

Property features AI

Exterior

• Parking: Under-house garage (1 car)
• Utilities: Private well water; Septic sewage
• Home design: Single-family home
• Construction: Log exterior siding; Frame construction; Asphalt shingle roof; Concrete foundation
• Exterior features: Secluded, treed setting; Level and sloping lot

Interior

• Kitchen: Electric cooktop; Refrigerator; Dishwasher
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heat; Oil-fired heat
• Interior features: Ceiling fans; Full, partially finished basement with walk-out
• Laundry & utility: Washer and dryer in basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $370k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $370k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Hartland School District (rural): math 55% / reading 75% proficiency, ranked #69 of 192 in CT (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 6% free/reduced lunch — higher-income household profile.
• Market conditions: 7 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 154 units permitted in Northwest Hills Planning Region in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $15k of equity ($3k loan paydown + $12k appreciation (3.3% local appreciation)).
• At projected returns (3.3% appreciation + 3.0% rent growth), your $104k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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 $240k; list at $370k implies a 54% gain — meaningful room to come down on a strong offer.

Recommended offer $370,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 9.65%
• Cash-on-cash: 12.01%
• DSCR: 1.53
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $509,652
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
186 Mill St	0.39mi	3/2.5	1,896 (+6%)	2mo	$502,500	$265	67
236 Old Forge Rd	0.21mi	3/2.5	2,044 (+15%)	11mo	$584,900	$286	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.4%
• Equity multiple: 2.12×
• Total profit: $116,338
• Equity at exit: $172,438

10-year hold

• IRR: 20.4%
• Equity multiple: 4.04×
• Total profit: $314,763
• Equity at exit: $270,567

Cash invested: $103,600 (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 06065

• Home prices YoY: 1.4%
• Active inventory: 7
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $4,500 medium
• Mortgage (P&I): −$1,940
• Tax from tax record: −$424 /mo · $5,088/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$945
• Net cashflow: $1,037

Break-even live

Break-even rent $3,188

Max offer price $370,000

Occupancy floor 72%

Sensitivity live

Price	-10% $1,246	-5% $1,141	+0% $1,037	+5% $932	+10% $827
Rent	-10% $681	-5% $859	+0% $1,037	+5% $1,214	+10% $1,392
Rate	-1.0pp $1,223	-0.5pp $1,131	base $1,037	+0.5pp $941	+1.0pp $843

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: $92,500
• Closing costs: $11,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
54 Center St West Hartland, CT	3.0	2.0	1500	$4,500	$3.00	21d	1	1.32mi

Listing history 9 events

1. 2026-05-10
   status Under Contract
2. 2026-04-26
   listed $370,000 Active
3. 2016-12-05
   soldstatus $239,900
4. 2016-11-30
   soldstatus $239,900 486-char remark

   Show marketing remark (486 chars)

   COME AND ENJOY NATURES SETTING AT ITS BEST IN THIS LOG CABIN CAPE STYLE HOME NESTLED I THE LOVELY WOODS IN HARTLAND. ENJOY THE VIEW AND THE OUTDOORS FROM YOU OPEN FRONT PORCH. COME AND GET COMFORTABLE IN YOUR LIVING ROOM WITH A CATHEDRAL AND AN OPEN BALCONY FROM THE MASTER BEDROOM. THE LOWER LEVEL WALK OUT HAS AN AREA FOR ADDITIONAL FUN 2 BEDROOMS AND A POTENTIAL OFFICE AREA TOPS OFF THE FIRST FLOOR. ALL THE PEACE AND QUIETNESS OF HARTLAND IS JUST WAITING FOR YOU TO COME AND ENJOY!

5. 2016-09-30
   historical 486-char remark

   Show marketing remark (486 chars)

   COME AND ENJOY NATURES SETTING AT ITS BEST IN THIS LOG CABIN CAPE STYLE HOME NESTLED I THE LOVELY WOODS IN HARTLAND. ENJOY THE VIEW AND THE OUTDOORS FROM YOU OPEN FRONT PORCH. COME AND GET COMFORTABLE IN YOUR LIVING ROOM WITH A CATHEDRAL AND AN OPEN BALCONY FROM THE MASTER BEDROOM. THE LOWER LEVEL WALK OUT HAS AN AREA FOR ADDITIONAL FUN 2 BEDROOMS AND A POTENTIAL OFFICE AREA TOPS OFF THE FIRST FLOOR. ALL THE PEACE AND QUIETNESS OF HARTLAND IS JUST WAITING FOR YOU TO COME AND ENJOY!

6. 2016-07-01
   listed $249,900 486-char remark

   Show marketing remark (486 chars)

   COME AND ENJOY NATURES SETTING AT ITS BEST IN THIS LOG CABIN CAPE STYLE HOME NESTLED I THE LOVELY WOODS IN HARTLAND. ENJOY THE VIEW AND THE OUTDOORS FROM YOU OPEN FRONT PORCH. COME AND GET COMFORTABLE IN YOUR LIVING ROOM WITH A CATHEDRAL AND AN OPEN BALCONY FROM THE MASTER BEDROOM. THE LOWER LEVEL WALK OUT HAS AN AREA FOR ADDITIONAL FUN 2 BEDROOMS AND A POTENTIAL OFFICE AREA TOPS OFF THE FIRST FLOOR. ALL THE PEACE AND QUIETNESS OF HARTLAND IS JUST WAITING FOR YOU TO COME AND ENJOY!

7. 2016-06-30
   historical
8. 2015-11-17
   listed $254,900
9. 2006-10-31
   soldstatus $270,000

ⓘ 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: $5,088 · $424/mo
• Projected year-2 tax: $6,503 · $542/mo
• Expected delta: +$1,415/yr (+$118/mo · 27.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $54,000
• − Mortgage interest: −$20,726
• − Property taxes: −$5,088
• − Insurance: −$1,850
• − Repairs & maintenance: −$4,320
• − Management: −$4,320
• − Depreciation: −$10,764
• Taxable income: $6,933
• Est. tax owed @ 24.0%: −$1,664
• After-tax cash flow: $10,774/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: Hartland School District
• NCES district ID: 0901950
• Math proficiency: 55% ▲ 5.00%
• Reading proficiency: 75% ▲ 5.00%
• Median HH income: $88,705
• Composite: 60.28/100
• National rank: #1738
• State rank: #69 of 192 in CT

Livability — Riverton

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

Census & demographics

• Population (ZIP): 671

Population outlook (Northwest Hills County) Hauer SSP2

• By 2040: 118,998

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (96%)
• Race & ethnicity: White 96% Hispanic / Latino 4% Two or more races 4%
• Common ancestry: Albanian 17% Romanian 4% Slovak 2%
• Languages at home: 98% English-only · French/Haitian/Cajun 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Northwest Hills

• 2024 margin: Toss-up / Even · D 48.6% · R 49.9% · Other 1.6%
• All cycles: 2024: R+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 3.29%
• Current HPI: 243.1329
• 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

+37.0% since first listed

9 events — show timeline

• 2026-05-10 Pending — Smart MLS
• 2026-04-26 Listed $370,000 Smart MLS
• 2016-12-05 Sold (Public Records) $239,900 Public Records
• 2016-11-30 Sold (MLS) $239,900 Smart MLS
• 2016-09-30 Listing Removed — Smart MLS
• 2016-07-01 Listed $249,900 Smart MLS
• 2016-06-30 Listing Removed — Smart MLS
• 2015-11-17 Listed $254,900 Smart MLS
• 2006-10-31 Sold (Public Records) $270,000 Public Records

Property tax history

+1.7%/yr

Latest (2025): $5,088 · +5.0% YoY. Source: county tax records.