471 W Wolcott Ave · Blue Hills, CT 06095

$299,900

3 bd · 1.0 ba · 1,202 sqft · SingleFamily public records · 9 Days on market

Built 1950 0.76 ac lot $250/sqft · 127% above area Est $299k · at est.

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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).

• Cash flow +10.7/30.0
• ARV discount +7.4/15.0
• Livability +4.0/5.0
• 1% rule +3.5/10.0
• Schools +3.3/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained 3-bedroom ranch where comfort and versatility meet. Gleaming hardwood floors run throughout, complemented by 1.5 baths and a layout designed for easy everyday living. The spacious kitchen flows naturally into a formal living room - ideal for both quiet evenings and entertaining guests. A thoughtfully designed addition expands your options with a versatile loft perfect as a 4th bedroom, in-law suite, home office, or bonus living space. Need even more room? The fully finished basement delivers - whether you envision a media room, home gym, or playroom, the space is ready. Step outside to an oversized, cleared backyard built for summer entertaining. Nestl

Key facts

• 0.76 acre lot
• Built 1950
• Listed 9 days

Property features AI

Finance

• Financial info: Assessed value listed

Exterior

• Utilities: Public water connected; Public sewer connected
• Home design: Single-family home
• Construction: Frame construction; Concrete foundation; Asphalt shingle roof; Built living area ~1202 (public record)
• Exterior features: Level lot; Vinyl siding

Interior

• Kitchen: Oven/Range; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Hot air heating (oil-fired); Fuel tank located in basement; No hot water reported
• Interior features: One fireplace; Bonus room; Mud room; Full, fully finished basement; Attic with hatch access; Total of 9 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-142 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $275k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $256k (14.5% below list).
• Recommended offer: $256k (14.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 81/100 on livability (#14 in CT, #1,343 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, housing A+; Watch: schools F, amenities 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.
• Market conditions: 99 active listings in the ZIP; 2 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $107k; list at $300k implies a 181% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $256,348 (14.5% 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 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.03%
• DSCR: 0.91
• GRM: 9.7

CMA / ARV

• ARV (median comp): $299,479
• List price: $299,900
• Delta: 0.14%
• Verdict: FAIR
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
90 Wade Ave	0.68mi	3/2.0	1,074 (-11%)	12mo	$250,000	$233	37
100 Englewood Ave	0.66mi	3/2.0	1,308 (+9%)	17mo	$330,000	$252	36

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: -19.6%
• Equity multiple: 0.31×
• Total profit: $-57,566
• Equity at exit: $44,716

10-year hold

• IRR: -12.3%
• Equity multiple: 0.27×
• Total profit: $-61,407
• Equity at exit: $25,930

Cash invested: $83,972 (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 06095

• Home prices YoY: -33.0%
• Active inventory: 99
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,563 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$470 /mo · $5,638/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$538
• Net cashflow: $-142

Break-even live

Break-even rent $2,744

Max offer price $274,755

Occupancy floor —

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31 Forest Ln Bloomfield, CT	4.0	1.5	1004	$3,200	$3.19	3d	1	1.07mi
250 Deerfield Rd Windsor, CT	2.0	1.0	1200	$1,900	$1.58	24d	1	1.27mi

Listing history 8 events

1. 2026-06-07
   statusdays on market $299,900 Under Contract 9 DOM
2. 2026-06-05
   days on market $299,900 Active 8 DOM
3. 2026-06-03
   days on market $299,900 Active 7 DOM
4. 2026-06-02
   days on market $299,900 Active 6 DOM
5. 2026-06-01
   days on market $299,900 Active 5 DOM
6. 2026-05-31
   days on market $299,900 Active 4 DOM
7. 2026-05-14
   historical $299,900 1123-char remark
8. 1999-04-20
   soldstatus $106,900

ⓘ 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: $5,638 · $470/mo
• Projected year-2 tax: $6,028 · $502/mo
• Expected delta: +$390/yr (+$32/mo · 6.9%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $30,762
• − Mortgage interest: −$16,799
• − Property taxes: −$5,638
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,461
• − Management: −$2,461
• − Depreciation: −$8,724
• Taxable loss: −$6,821
• Est. tax savings @ 24.0%: +$1,637
• After-tax cash flow: $-71/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: 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 — Blue Hills

• Score: 81/100
• State rank: #14
• US rank: #1343

Category grades

Amenities F Commute A+ Cost of living A Crime A+ Employment C+ 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
• 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

+180.5% since first listed

4 events — show timeline

• 2026-06-05 Pending — Smart MLS
• 2026-05-28 Listed $299,900 Smart MLS
• 2026-05-14 Coming Soon $299,900 Smart MLS
• 1999-04-20 Sold (Public Records) $106,900 Public Records

Property tax history

+3.2%/yr

Latest (2025): $5,638 · -6.2% YoY. Source: county tax records.