843 Old Clinton Rd · Westbrook Center, CT 06498

$750,000

3 bd · 2.5 ba · 2,559 sqft · SingleFamily public records · 3 Days on market

Built 1986 3.02 ac lot $293/sqft · 20% below area Est $942k · 20% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.3/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away on a private road and listed for the first time ever, this beautifully maintained 3-bedroom, 2.5-bath Southern Cape with wraparound porches seamlessly blends timeless farmhouse charm with sophisticated modern updates. Thoughtfully designed for both comfort and functionality, the home features generously sized bedrooms, including a spacious spa-like ensuite, a large laundry/craft room, and a beautifully renovated kitchen complete with a butler's pantry, perfect for everyday living and effortless entertaining. The home also boasts an oversized laundry room and a den featuring floor-to-ceiling built-ins. A whole-house Generac generator provides added peace of mind year-round. Step

Key facts

• 3.02 acre lot
• Built 1986
• Listed 3 days

Property features AI

Exterior

• Utilities: Private well; Septic system; Electric power (standard); Oil fuel
• Home design: Single family home
• Construction: Frame construction; Clapboard siding; Asphalt shingle gable roof; Concrete foundation; Built-in fuel tank located in basement
• Exterior features: Secluded, professionally landscaped lot; Shed; Deck; Covered deck; Patio; Garden area

Interior

• Kitchen: Gas range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Hot air heat (oil-fired); Oil hot water / domestic hot water; Generator
• Interior features: 8 total rooms; Bonus room; One fireplace; Central air; Has attic with hatch access; Full, unfinished basement with concrete floor, heated, cooled, sump pump and hatchway access
• Laundry & utility: Washer and dryer on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $750k.

Deal economics

• At list price, monthly cash flow is $6k ($69k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $750k).

Location & tenants

• Location reads 73/100 on livability (#69 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, employment A-; Watch: amenities F, commute F, cost of living F.
• Westbrook School District (suburban): math 51% / reading 69% proficiency, ranked #49 of 153 in CT (top 32%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 31 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 278 units permitted in Lower Connecticut River Valley Planning Region in 2024 (89 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $22k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $210k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $750,000

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. Schools are B-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?
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: 1.79% ✓
• Cap rate: 15.54%
• Cash-on-cash: 33.03%
• DSCR: 2.47
• GRM: 4.7

CMA / ARV

• ARV (median comp): $942,206
• List price: $750,000
• Delta: -20.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Dowd Rd	0.29mi	2/2.0 (-1)	2,722 (+6%)	6mo	$425,000	$156	64
328 Hammock Rd N	0.21mi	3/1.5	2,198 (-14%)	2mo	$380,000	$173	61
12 Bellstone Ave	0.68mi	4/3.0 (+1)	2,292 (-10%)	11mo	$1,050,000	$458	35

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: 28.2%
• Equity multiple: 2.17×
• Total profit: $246,618
• Equity at exit: $111,827

10-year hold

• IRR: 35.7%
• Equity multiple: 4.28×
• Total profit: $688,775
• Equity at exit: $64,846

Cash invested: $210,000 (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 06498

• Active inventory: 31
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $13,440 medium
• Mortgage (P&I): −$3,933
• Tax from tax record: −$592 /mo · $7,098/yr
• Insurance: −$312
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,822
• Net cashflow: $5,780

Break-even live

Break-even rent $6,123

Max offer price $750,000

Occupancy floor 52%

Sensitivity live

Price	-10% $6,205	-5% $5,993	+0% $5,780	+5% $5,568	+10% $5,356
Rent	-10% $4,719	-5% $5,250	+0% $5,780	+5% $6,311	+10% $6,842
Rate	-1.0pp $6,158	-0.5pp $5,971	base $5,780	+0.5pp $5,586	+1.0pp $5,388

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: $187,500
• Closing costs: $22,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
505 Seaside Ave Westbrook, CT	2.0	3.5	3420	$30,000	$8.77	45d	1	0.92mi
19 Underway Dr Westbrook, CT	3.0	2.0	1872	$3,500	$1.87	45d	1	1.07mi
147 Captains Dr Westbrook, CT	2.0	2.5	1788	$2,500	$1.40	45d	1	1.15mi

Listing history 3 events

1. 2026-05-18
   status Under Contract 1499-char remark
2. 2026-05-15
   listed $750,000 Active 1499-char remark
3. 2026-05-12
   historical $750,000 1499-char remark

ⓘ 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: $7,098 · $592/mo
• Projected year-2 tax: $11,574 · $964/mo
• Expected delta: +$4,476/yr (+$373/mo · 63.1%)

ⓘ 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 5/10 Major 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $161,279
• − Mortgage interest: −$42,012
• − Property taxes: −$7,098
• − Insurance: −$3,750
• − Repairs & maintenance: −$12,902
• − Management: −$12,902
• − Depreciation: −$21,818
• Taxable income: $60,796
• Est. tax owed @ 24.0%: −$14,591
• After-tax cash flow: $54,774/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: Westbrook School District
• NCES district ID: 0904980
• Math proficiency: 51% ▼ -16.00%
• Reading proficiency: 69% ▼ -9.00%
• Median HH income: $68,591
• Composite: 52.78/100
• National rank: #1540
• State rank: #49 of 153 in CT

Livability — Westbrook Center

• Score: 73/100
• State rank: #69
• US rank: #5086

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 6,832

Population outlook (Lower Connecticut River Valley County) Hauer SSP2

• By 2040: 188,651

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Two or more races 15% Hispanic / Latino 14% Asian 2% Black 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 5% Lithuanian 5% Estonian 3%
• Foreign-born: 14% · Canada, China, India
• Languages at home: 80% English-only · Spanish 12% Other Indo-European 4% Chinese 1%

Political lean MEDSL · Lower Connecticut River Valley

• 2024 margin: D (+13.4) · D 55.9% · R 42.4% · Other 1.7%
• All cycles: 2024: D+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -112.73%
• Current HPI: 200.2559
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-18 Pending — Smart MLS
• 2026-05-15 Listed $750,000 Smart MLS
• 2026-05-12 Coming Soon $750,000 Smart MLS

Property tax history

+2.3%/yr

Latest (2023): $7,098 · +2.7% YoY. Source: county tax records.