19 Boston Post Rd · Willimantic, CT 06226

$199,900

6 bd · 2.0 ba · 1,480 sqft · SingleFamily public records · 8 Days on market

Built 1885 6,098 sqft lot $135/sqft · 31% below area Est $291k · 31% 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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +8.2/10.0
• Livability +4.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks

Older-style Cape offering 1,480sf of living space with 5 bedrooms and 2.1 bathrooms. Features include a covered front porch, hardwood floors in the living and dining room, and an eat-in kitchen. The first floor offers a primary bedroom with a full bathroom, while the upper level includes four additional bedrooms. Exterior highlights include a fenced-in rear yard, a large shed, and plenty of off-street parking. Property is cosmetically challenged and will require updates, but offers strong potential for the right buyer. Conveniently located near shopping, dining, and everyday amenities.

Key facts

• Covered front porch
• Fenced-in rear yard
• Eat-in kitchen

Tags

• COVERED FRONT PORCH
• HARDWOOD FLOORS
• EAT-IN KITCHEN
• FENCED-IN REAR YARD
• LARGE SHED
• OFF-STREET PARKING

Property features AI

Exterior

• Parking: Off-street parking; 4 parking spaces
• Utilities: Public water connected; Public sewer connected
• Home design: Single-family home
• Construction: Frame construction; Stone foundation; Asphalt shingle roof
• Exterior features: Porch; Shed; Level lot; Yellow exterior siding

Interior

• Kitchen: Oven/Range; Refrigerator
• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Hot water heating (oil-fired); Above-ground fuel tank
• Interior features: 8 total rooms; Partial, unfinished basement

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $600 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).
• Cap rate 9.9% vs local median 4.6% in Willimantic — 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 85/100 on livability (#3 in CT, #487 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment F.
• Windham School District (town): math 15% / reading 25% proficiency, ranked #143 of 153 in CT (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Windham High School (math 12% / reading 27%, grade F, #170 of 194 statewide, top 88%, 662 students, 76% FRL).
• Market conditions: 40 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 487 units permitted in Southeastern Connecticut Planning Region in 2024 (244 in 5+ unit buildings).
• At $2,639/mo this rent would consume 67% of the median local household income ($47k/yr) (locally 1122% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 1885 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,900

Questions for the listing agent

1. Built in 1885 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.32% ✓
• Cap rate: 9.89%
• Cash-on-cash: 12.86%
• DSCR: 1.57
• GRM: 6.3

CMA / ARV

• ARV (median comp): $290,907
• List price: $199,900
• Delta: -31.28%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.7%
• Equity multiple: 1.11×
• Total profit: $5,916
• Equity at exit: $29,806

10-year hold

• IRR: 12.3%
• Equity multiple: 1.98×
• Total profit: $54,768
• Equity at exit: $17,284

Cash invested: $55,972 (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 06226

• Home prices YoY: -9.3%
• Active inventory: 40
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,639 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$354 /mo · $4,244/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $600

Break-even live

Break-even rent $1,880

Max offer price $199,900

Occupancy floor 72%

Sensitivity live

Price	-10% $713	-5% $656	+0% $600	+5% $543	+10% $487
Rent	-10% $391	-5% $496	+0% $600	+5% $704	+10% $808
Rate	-1.0pp $701	-0.5pp $651	base $600	+0.5pp $548	+1.0pp $495

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22 Bolivia St Fl 1 Willimantic, CT	5.0	2.0	1600	$2,399	$1.50	15d	1	0.36mi

Listing history 10 events

1. 2026-05-07
   status Under Contract 592-char remark
2. 2026-04-29
   listed $199,900 Active 592-char remark
3. 2025-09-29
   historical
4. 2025-09-24
   status Under Contract
5. 2025-09-08
   price $249,900
6. 2025-08-25
   status Active
7. 2025-07-10
   historical Under Contract - Continue to Show
8. 2025-06-21
   listed $269,900 Active
9. 2021-08-16
   soldstatus $200,000
10. 2000-10-26
    soldstatus $93,000

ⓘ 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: $4,244 · $354/mo
• Projected year-2 tax: $4,261 · $355/mo
• Expected delta: +$17/yr (+$1/mo · 0.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,673
• − Mortgage interest: −$11,198
• − Property taxes: −$4,244
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,534
• − Management: −$2,534
• − Depreciation: −$5,815
• Taxable income: $4,349
• Est. tax owed @ 24.0%: −$1,044
• After-tax cash flow: $6,155/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: Windham School District
• NCES district ID: 0905190
• Math proficiency: 15% ▼ -16.00%
• Reading proficiency: 25% ▼ -12.00%
• Median HH income: $40,956
• Composite: 17.01/100
• National rank: #9128
• State rank: #143 of 153 in CT

Livability — Willimantic

• Score: 85/100
• State rank: #3
• US rank: #487

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Willimantic, CT
• County: Windham County · 30,529 people
• City population: 19,344
• Metro: Worcester, MA-CT
• Population (ZIP): 19,344
• Household income: $47,162
• Rent vs Own: 63.8% rent · 36.2% own
• Severe rent burden: 1122.0

Population outlook (Southeastern Connecticut County) Hauer SSP2

• By 2040: 293,442

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 45% White 44% Two or more races 20% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 30% Dominican 1%
• Common ancestry: Lithuanian 6% Romanian 5% Slovak 1%
• Foreign-born: 9% · Canada, Guatemala, China
• Languages at home: 62% English-only · Spanish 33% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Southeastern Connecticut

• 2024 margin: D (+13.0) · D 55.6% · R 42.6% · Other 1.8%
• All cycles: 2024: D+13.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.01%
• Current HPI: 301.9706
• Rent YoY: —
• Metro: Worcester, MA-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

+114.9% since first listed

10 events — show timeline

• 2026-05-07 Pending — Smart MLS
• 2026-04-29 Listed $199,900 Smart MLS
• 2025-09-29 Listing Removed — Smart MLS
• 2025-09-24 Pending — Smart MLS
• 2025-09-08 Price Changed $249,900 Smart MLS
• 2025-08-25 Relisted — Smart MLS
• 2025-07-10 Contingent — Smart MLS
• 2025-06-21 Listed $269,900 Smart MLS
• 2021-08-16 Sold (Public Records) $200,000 Public Records
• 2000-10-26 Sold (Public Records) $93,000 Public Records

Property tax history

+3.9%/yr

Latest (2023): $4,244 · +1.5% YoY. Source: county tax records.