48 Village Hill Rd · Willington, CT 06279

$150,000

2 bd · 1.0 ba · 1,294 sqft · SingleFamily public records · 15 Days on market

Built 1969

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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 +24.2/30.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

The home was a total loss. Lot cleared and already approved for building. Has operating well, 250& apos; deep. Septic system, finished gravel drive with two entrances. Great schools. Sports complex at I 84 exit 69. Walking distance to the home. Roaring brook is directly behind the house and stocked with trout. Lot is priced to move.

Key facts

• Operating well
• Walking distance
• Two entrances

Tags

• APPROVED FOR BUILDING
• OPERATING WELL
• SEPTIC SYSTEM
• FINISHED GRAVEL DRIVE
• TWO ENTRANCES
• WALKING DISTANCE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Willington School District (rural): math 36% / reading 53% proficiency, ranked #90 of 153 in CT (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 28 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $130k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — 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. 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.
4. 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.
5. 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: 1.21% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.53%
• DSCR: 1.38
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -3.3%
• Equity multiple: 0.88×
• Total profit: $-5,195
• Equity at exit: $22,365

10-year hold

• IRR: 6.5%
• Equity multiple: 1.48×
• Total profit: $20,338
• Equity at exit: $12,969

Cash invested: $42,000 (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 06279

• Home prices YoY: -4.5%
• Active inventory: 28
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $1,821 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$291 /mo · $3,490/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $299

Break-even live

Break-even rent $1,443

Max offer price $150,000

Occupancy floor 79%

Sensitivity live

Price	-10% $384	-5% $341	+0% $299	+5% $256	+10% $214
Rent	-10% $155	-5% $227	+0% $299	+5% $371	+10% $442
Rate	-1.0pp $374	-0.5pp $337	base $299	+0.5pp $260	+1.0pp $220

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
63 Schofield Rd Unit Main Willington, CT	2.0	1.0	952	$1,850	$1.94	2d	1	0.95mi
87 Ruby Rd Willington, CT	2.0	1.0	900	$1,800	$2.00	3d	1	1.30mi
87 Ruby Rd Willington, CT	2.0	1.0	900	$1,800	$2.00	2d	1	1.30mi

Listing history 12 events

1. 2026-06-21
   days on market $150,000 Active 15 DOM
2. 2026-06-18
   days on market $150,000 Active 13 DOM
3. 2026-06-17
   days on market $150,000 Active 12 DOM
4. 2026-06-16
   days on market $150,000 Active 11 DOM
5. 2026-06-15
   days on market $150,000 Active 10 DOM
6. 2026-06-13
   days on market $150,000 Active 8 DOM
7. 2026-06-12
   days on market $150,000 Active 7 DOM
8. 2026-06-10
   days on market $150,000 Active 5 DOM
9. 2026-06-09
   days on market $150,000 Active 4 DOM
10. 2026-06-08
    days on market $150,000 Active 3 DOM
11. 2026-06-07
    remarks 334-char remark
12. 2026-06-07
    listed $150,000 Active 2 DOM

ⓘ 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: $3,490 · $291/mo
• Projected year-2 tax: $3,490 · $291/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $21,852
• − Mortgage interest: −$8,402
• − Property taxes: −$3,490
• − Insurance: −$750
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − Depreciation: −$4,364
• Taxable income: $1,350
• Est. tax owed @ 24.0%: −$324
• After-tax cash flow: $3,260/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: Willington School District
• NCES district ID: 0905100
• Math proficiency: 36% ▼ -20.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $68,267
• Composite: 39.91/100
• National rank: #3851
• State rank: #90 of 153 in CT

Livability — Willington

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

Census & demographics

• Population (ZIP): 5,563

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Asian 7% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Lithuanian 11% Romanian 8% Serbian 3%
• Foreign-born: 9% · China, Canada
• Languages at home: 92% English-only · Tagalog/Filipino 2% Spanish 2% Chinese 2%

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: ▼ -12.63%
• Current HPI: 270.5381
• 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

+15.4% since first listed

2 events — show timeline

• 2026-06-06 Listed $150,000 FSBO.com
• 1999-10-21 Sold (Public Records) $130,000 Public Records

Property tax history

+1.0%/yr

Latest (2023): $3,490 · +2.9% YoY. Source: county tax records.