35 Hemlock Rd · Tariffville, CT 06035

$349,000

2 bd · 1.5 ba · 1,170 sqft · SingleFamily public records · 5 Days on market

Built 1950 0.56 ac lot Est $468k · 25% under · waterfront

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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).

• ARV discount +15.0/15.0
• Cash flow +13.6/30.0
• Schools +5.1/10.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great 3 bed 2 bath on lake basile. 1St floor mb, updtd kitchen, lake views fromeach floor, fireplace living room, hardwood floors, and great sunroom.

Key facts

• Covered patio
• Enclosed porch
• Small dock

Tags

• ENCLOSED PORCH
• SMALL DOCK
• COVERED PATIO

Property features AI

Finance

• HOA & community: Lake Basile community (association optional waterfront features)

Exterior

• Utilities: Private well water; Septic sewage
• Home design: Single-family home
• Construction: Built with frame construction; Vinyl siding; Concrete foundation; Asphalt shingle roof
• Exterior features: Lake view; Direct waterfront with dock or mooring (association optional); Enclosed porch, open porch and deck; Shed

Interior

• Kitchen: Oven/Range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms (laundry on lower level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating (oil)
• Interior features: Open floor plan; Full basement, partially finished with walk-out; One fireplace
• Laundry & utility: Washer and dryer included; Laundry room located on lower level; Oil hot water heater; Oil-fueled heat with hot water distribution; Fuel tank located in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $349k.

Deal economics

• At list price, monthly cash flow is $22 ($268/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 $308k (11.7% below list).
• Recommended offer: $308k (11.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#78 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety B+; Watch: amenities F, commute F.
• Granby School District (suburban): math 45% / reading 64% proficiency, ranked #57 of 153 in CT (top 37%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 7% free/reduced lunch — higher-income household profile.
• Zoned schools: Granby Memorial High School (math 62% / reading 77%, grade B, #18 of 194 statewide, top 10%, 553 students, 15% FRL).
• Zoned-school proficiency averages 70% at this address vs 54% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Granby School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 42 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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 22y 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.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $308,004 (11.7% below list)

Questions for the listing agent

1. Built in 1950 — 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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
5. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
6. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
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 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: 0.88% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.27%
• DSCR: 1.01
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $467,532
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Gordon St	0.65mi	2/1.0	1,152 (-2%)	18mo	$238,000	$207	50
14 Gordon St	0.64mi	3/1.0 (+1)	1,266 (+8%)	6mo	$375,000	$296	44

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: -15.9%
• Equity multiple: 0.44×
• Total profit: $-55,082
• Equity at exit: $52,037

10-year hold

• IRR: -7.4%
• Equity multiple: 0.53×
• Total profit: $-45,944
• Equity at exit: $30,175

Cash invested: $97,720 (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 06035

• Home prices YoY: -28.1%
• Active inventory: 42
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $3,080 medium
• Mortgage (P&I): −$1,830
• Tax from tax record: −$435 /mo · $5,223/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$647
• Net cashflow: $22

Break-even live

Break-even rent $3,052

Max offer price $349,000

Occupancy floor 94%

Sensitivity live

Price	-10% $220	-5% $121	+0% $22	+5% $-76	+10% $-175
Rent	-10% $-221	-5% $-99	+0% $22	+5% $144	+10% $266
Rate	-1.0pp $198	-0.5pp $111	base $22	+0.5pp $-68	+1.0pp $-160

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Murthas Way Granby, CT	1.0–3.0	1.0–2.5	1251	$2,902	$2.32	3d	15	0.89mi
55 Dorset Xing Simsbury, CT	2.0	1.0–2.0	1007	$3,220	$3.20	3d	7	0.94mi
55 Dorset Xing Simsbury, CT	2.0	1.0–2.0	1016	$3,144	$3.09	11d	7	0.94mi

Listing history 8 events

1. 2026-05-20
   listed $349,000 Active
2. 2007-08-22
   soldstatus $219,000
3. 2007-07-24
   soldstatus $227,000 149-char remark

   Show marketing remark (149 chars)

   Great 3 bed 2 bath on lake basile. 1St floor mb, updtd kitchen, lake views fromeach floor, fireplace living room, hardwood floors, and great sunroom.

4. 2006-05-30
   listed $239,900 149-char remark

   Show marketing remark (149 chars)

   Great 3 bed 2 bath on lake basile. 1St floor mb, updtd kitchen, lake views fromeach floor, fireplace living room, hardwood floors, and great sunroom.

5. 2004-12-20
   soldstatus $214,000
6. 2004-12-17
   soldstatus $214,000 202-char remark

   Show marketing remark (202 chars)

   View from every rm. Of lake. Updated-new ktich, septic, roof, windows, electric,well pump. Terrace, deck, sunrm., Addl. 422 Sf in finished w/o ll. 5400 Ft in e.Granby ($20 tax). Prvt. Rd. Plowed $40/yr.

7. 2004-10-20
   listed $218,000 202-char remark

   Show marketing remark (202 chars)

   View from every rm. Of lake. Updated-new ktich, septic, roof, windows, electric,well pump. Terrace, deck, sunrm., Addl. 422 Sf in finished w/o ll. 5400 Ft in e.Granby ($20 tax). Prvt. Rd. Plowed $40/yr.

8. 2001-01-10
   soldstatus $100,000

ⓘ 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: $5,223 · $435/mo
• Projected year-2 tax: $6,346 · $529/mo
• Expected delta: +$1,123/yr (+$94/mo · 21.5%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 48% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $36,960
• − Mortgage interest: −$19,549
• − Property taxes: −$5,223
• − Insurance: −$1,745
• − Repairs & maintenance: −$2,957
• − Management: −$2,957
• − Depreciation: −$10,153
• Taxable loss: −$5,623
• Est. tax savings @ 24.0%: +$1,350
• After-tax cash flow: $1,618/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: Granby School District
• NCES district ID: 0901680
• Math proficiency: 45% ▼ -18.00%
• Reading proficiency: 64% ▼ -13.00%
• Median HH income: $100,173
• Composite: 51.24/100
• National rank: #1751
• State rank: #57 of 153 in CT

Livability — Tariffville

• Score: 73/100
• State rank: #78
• US rank: #5682

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,607
• Population (ZIP): 7,939

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 6% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 10% Lithuanian 9% Slovak 2%
• Foreign-born: 6% · Canada, Vietnam, China
• Languages at home: 90% English-only · Other Indo-European 4% Spanish 2% Russian/Polish/Slavic 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: ▼ -95.64%
• Current HPI: 244.0696
• 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

+327.0% since first listed

10 events — show timeline

• 2026-06-19 Sold (MLS) $427,000 Smart MLS
• 2026-05-25 Pending — Smart MLS
• 2026-05-20 Listed $349,000 Smart MLS
• 2007-08-22 Sold (Public Records) $219,000 Public Records
• 2007-07-24 Sold (MLS) $227,000 Smart MLS
• 2006-05-30 Listed $239,900 Smart MLS
• 2004-12-20 Sold (Public Records) $214,000 Public Records
• 2004-12-17 Sold (MLS) $214,000 Smart MLS
• 2004-10-20 Listed $218,000 Smart MLS
• 2001-01-10 Sold (Public Records) $100,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $5,223 · +3.3% YoY. Source: county tax records.