516 Park Rd · West Hartford, CT 06107

$324,500

3 bd · 1.5 ba · 1,938 sqft · SingleFamily public records · 5 Days on market

Built 1940 10,454 sqft lot $167/sqft · 38% below area Est $526k · 38% under

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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 +17.2/30.0
• ARV discount +15.0/15.0
• Schools +5.6/10.0
• 1% rule +5.4/10.0
• DSCR +5.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits in this character-filled West Hartford home, just steps from vibrant Blue Back Square, where you'll enjoy easy access to restaurants, grocery stores, cafes, the library, shopping, and more. Ideally located with convenience and lifestyle at your doorstep, this home also offers access to a beautiful Trout Brook Walking trail, leading to a peaceful brook and nearby park-perfect for enjoying the outdoors. A peaceful backyard with privacy and beautiful greenery. Inside, you'll find a modern open floor plan with spacious rooms throughout, including an oversized living room filled with natural light and a fireplace. A large family room just off the kitchen and dining area offers

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1940

Property features AI

Exterior

• Parking: Attached garage; Two garage spaces; Paved driveway with off-street parking for a total of 5 spaces; Driveway parking
• Utilities: Public water connected; Public sewer connected; Natural gas
• Home design: Single-family home; Paved driveway
• Construction: Frame construction; Concrete foundation; Asphalt shingle roof; Vinyl siding
• Exterior features: Level lot; Access to waterfront

Interior

• Kitchen: Oven/Range; Refrigerator
• Bedrooms: Three bedrooms
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Baseboard heating; Natural gas hot water (40 gallon tank)
• Interior features: Open floor plan; Full basement; Attic with hatch access; One fireplace; Seven total rooms
• Laundry & utility: Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $324k.

Deal economics

• At list price, monthly cash flow is $177 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $324k).
• Cap rate 7.2% vs local median 3.3% in West Hartford — 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 79/100 on livability (#27 in CT, #1,989 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, cost of living F.
• West Hartford School District (urban): math 56% / reading 67% proficiency, ranked #39 of 153 in CT (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 87 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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.
• Current owner paid $96k; list at $324k implies a 238% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 27% 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 $324,500

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.04% ✓
• Cap rate: 7.15%
• Cash-on-cash: 3.06%
• DSCR: 1.14
• GRM: 8.0

CMA / ARV

• ARV (median comp): $526,084
• List price: $324,500
• Delta: -38.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
36 Meadowbrook Rd	0.17mi	3/2.0	2,016 (+4%)	4mo	$515,000	$255	81
90 White Ave	0.26mi	3/1.5	1,754 (-10%)	2mo	$480,000	$274	70
25 Ellsworth Rd	0.47mi	3/2.5	2,022 (+4%)	6mo	$710,000	$351	62
1697 Boulevard	0.43mi	3/1.5	2,155 (+11%)	1mo	$630,000	$292	60
28 Woodmere Rd	0.42mi	3/1.5	2,172 (+12%)	1mo	$443,000	$204	59
19 Westfield Rd	0.62mi	4/1.5 (+1)	1,800 (-7%)	2mo	$590,000	$328	53
122 Richard St	0.48mi	3/1.5	1,672 (-14%)	4mo	$420,000	$251	51
224 S Main St	0.65mi	4/2.0 (+1)	1,896 (-2%)	10mo	$520,000	$274	51
71 Riggs Ave	0.68mi	3/2.5	1,777 (-8%)	0mo	$651,000	$366	50
40 Garden Ln	0.63mi	3/2.0	1,752 (-10%)	8mo	$460,000	$263	46
48 Saint Charles St	0.73mi	4/2.0 (+1)	1,839 (-5%)	9mo	$355,000	$193	43
1782 Boulevard	0.64mi	3/1.5	1,650 (-15%)	8mo	$628,000	$381	39

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: -12.5%
• Equity multiple: 0.55×
• Total profit: $-41,136
• Equity at exit: $48,384

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-20,513
• Equity at exit: $28,057

Cash invested: $90,860 (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 06107

• Active inventory: 87
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $3,379 high
• Mortgage (P&I): −$1,702
• Tax from tax record: −$600 /mo · $7,202/yr
• Insurance: −$135
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$710
• Net cashflow: $177

Break-even live

Break-even rent $3,155

Max offer price $324,500

Occupancy floor 90%

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: $81,125
• Closing costs: $9,735
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Thomson Rd West Hartford, CT	3.0	2.0	2144	$1,350	$0.63	16d	1	0.12mi
85 Memorial Rd West Hartford, CT	2.0	2.0	1315	$5,750	$4.37	44d	2	0.34mi
91 Fennbrook Rd West Hartford, CT	3.0	1.5	1436	$3,600	$2.51	44d	1	0.35mi
85 Memorial Rd #201 West Hartford, CT	2.0	2.0	1402	$6,000	$4.28	24d	1	0.36mi
85 Memorial Rd #205 West Hartford, CT	2.0	2.0	1228	$5,200	$4.23	24d	1	0.36mi
950 Trout Brook Dr West Hartford, CT	1.0–3.0	1.0–2.5	1071	$6,070	$5.67	44d	1	0.48mi
103 Seymour Ave West Hartford, CT	4.0	2.0	2080	$2,500	$1.20	44d	1	0.55mi
20 Outlook Ave #102 West Hartford, CT	2.0	1.0	1231	$3,000	$2.44	3d	1	0.56mi
20 Outlook Ave West Hartford, CT	1.0–2.0	1.0	1118	$3,000	$2.68	24d	2	0.56mi
5 Bishop Rd #101 West Hartford, CT	3.0	2.0	1408	$3,300	$2.34	12d	1	0.63mi
89 Maplewood Ave Fl 1 West Hartford, CT	3.0	1.0	1475	$2,400	$1.63	24d	1	0.64mi
852 Farmington Ave West Hartford, CT	3.0	1.0	1648	$2,650	$1.61	24d	1	0.67mi
225 Whiting Ln West Hartford, CT	2.0	1.0	1400	$1,850	$1.32	24d	1	0.70mi
19 Thomas St Unit 23 West Hartford, CT	2.0	1.0	1252	$2,100	$1.68	12d	1	0.72mi
25 Stanley St West Hartford, CT	2.0	2.0	1400	$3,200	$2.29	24d	1	0.75mi
25 Stanley St West Hartford, CT	2.0–3.0	2.0	1300	$3,350	$2.58	15d	4	0.75mi
18 Maplewood Ave Unit Second West Hartford, CT	3.0	1.5	2050	$2,750	$1.34	44d	1	0.80mi
60 Whitman Ave West Hartford, CT	2.0	1.0	1288	$2,500	$1.94	24d	1	0.84mi
9 Bretton Rd Unit 2 West Hartford, CT	3.0	1.0	1600	$2,450	$1.53	44d	1	0.86mi
786 Farmington Ave Unit 3rd Floor West Hartford, CT	2.0	1.0	1400	$2,300	$1.64	44d	1	0.87mi
21 Gillette St West Hartford, CT	3.0	1.0	1400	$2,500	$1.79	3d	1	0.89mi
137 Dover Rd West Hartford, CT	3.0	1.0	1450	$2,500	$1.72	44d	1	0.94mi
3 Arnoldale Rd West Hartford, CT	1.0–3.0	1.0	1050	$2,885	$2.75	10d	4	0.98mi
1 Park Rd West Hartford, CT	2.0	1.0–2.0	913	$3,647	$3.99	3d	18	1.07mi
10 Greenacres Ave West Hartford, CT	3.0	1.5	1302	$3,400	$2.61	21d	1	1.11mi
15 Highland St #305 West Hartford, CT	2.0	2.0	1285	$2,800	$2.18	44d	1	1.24mi
46 Cumberland Rd West Hartford, CT	3.0	2.5	1740	$3,900	$2.24	44d	1	1.27mi
11 Kimberly Rd West Hartford, CT	3.0	1.5	1276	$3,200	$2.51	24d	1	1.33mi
28 Ashford Rd West Hartford, CT	4.0	2.5	1779	$3,950	$2.22	20d	1	1.36mi
30 Schoolhouse Dr #105 West Hartford, CT	2.0	2.0	1404	$2,950	$2.10	12d	1	1.47mi

Listing history 4 events

1. 2026-05-16
   status Under Contract 1072-char remark
2. 2026-05-09
   listed $324,500 Active 1072-char remark
3. 1995-07-19
   soldstatus $96,000
4. 1987-02-27
   soldstatus $114,500

ⓘ 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: $7,202 · $600/mo
• Projected year-2 tax: $7,202 · $600/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 16 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: $40,544
• − Mortgage interest: −$18,177
• − Property taxes: −$7,202
• − Insurance: −$2,289
• − Repairs & maintenance: −$3,244
• − Management: −$3,244
• − Depreciation: −$9,440
• Taxable loss: −$3,051
• Est. tax savings @ 24.0%: +$732
• After-tax cash flow: $2,850/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: West Hartford School District
• NCES district ID: 0904920
• Math proficiency: 56% ▼ -6.00%
• Reading proficiency: 67% ▼ -5.00%
• Median HH income: $85,173
• Composite: 55.64/100
• National rank: #1228
• State rank: #39 of 153 in CT

Livability — West Hartford

• Score: 79/100
• State rank: #27
• US rank: #1989

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Hartford, CT
• County: Hartford County · 754,208 people
• City population: 63,441
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 19,891
• Household income: $174,844
• Rent vs Own: 18.7% rent · 81.3% own
• Severe rent burden: 315.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 8% Two or more races 7% Asian 6% Black 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 6% Lithuanian 4% Scotch-Irish 2%
• Foreign-born: 13% · Canada, China, Jamaica
• Languages at home: 84% English-only · Spanish 5% Other Indo-European 4% Other Asian/Pacific 3%

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: ▼ -337.48%
• Current HPI: 175.8458
• 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

+183.4% since first listed

4 events — show timeline

• 2026-05-16 Pending — Smart MLS
• 2026-05-09 Listed $324,500 Smart MLS
• 1995-07-19 Sold (Public Records) $96,000 Public Records
• 1987-02-27 Sold (Public Records) $114,500 Public Records

Property tax history

+1.0%/yr

Latest (2025): $7,202 · +5.7% YoY. Source: county tax records.