46 Broadview Hts Ext · Thomaston, CT 06787

$120,000

3 bd · 1.5 ba · 1,736 sqft · SingleFamily public records · 5 Days on market

Built 1930 1.26 ac lot $69/sqft · 61% below area ↓ 8% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cape Cod home located on a convenient location. Great property to restore. Great potential that could be well worth the effort. Please review legal description on lot size information.

Key facts

• 1.26 acre lot
• Garage
• Built 1930

Property features AI

Exterior

• Parking: Under-house garage; One garage
• Utilities: Public water connected; Public sewer connected
• Home design: Single family home
• Construction: Block and stone foundation; Stone/masonry construction
• Exterior features: Asphalt shingle roof; Stone, wood and other siding; Property located on a cul-de-sac

Interior

• Kitchen: Oven/Range included
• Bedrooms: Three bedrooms
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central air; Other heating type; Other hot water system
• Interior features: Open floor plan; One fireplace; Seven total rooms; No basement
• Laundry & utility: Laundry on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $663 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Cap rate 12.9% vs local median 4.5% in Thomaston — 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 64/100 on livability (#127 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A-, cost of living B+; Watch: amenities F, commute F, employment D-.
• Thomaston School District (suburban): math 31% / reading 48% proficiency, ranked #101 of 153 in CT (top 66%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Thomaston High School (math 32% / reading 57%, grade F, #94 of 194 statewide, top 49%, 317 students, 33% FRL) — zoned schools average 33% FRL vs 15% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 16 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y 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.
• Current owner paid $48k; list at $120k implies a 153% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.1% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $120,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.85% ✓
• Cap rate: 12.93%
• Cash-on-cash: 23.70%
• DSCR: 2.05
• GRM: 4.5

CMA / ARV

• ARV (median comp): $309,867
• List price: $120,000
• Delta: -61.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
82 Pleasant St	0.33mi	3/1.5	1,608 (-7%)	7mo	$340,000	$211	67
258 Prospect St	0.38mi	3/1.0	1,740 (+0%)	17mo	$295,000	$170	66
96 Elm St	0.50mi	4/1.5 (+1)	1,705 (-2%)	5mo	$202,500	$119	65
103 Clay St	0.68mi	3/1.5	1,730 (-0%)	10mo	$306,000	$177	59
81 Elm St	0.53mi	3/2.0	1,554 (-10%)	1mo	$330,000	$212	55
109 Clay St	0.68mi	3/1.5	1,889 (+9%)	10mo	$95,000	$50	45
68 Grand St	0.71mi	3/2.5	1,480 (-15%)	15mo	$320,000	$216	26

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: 16.9%
• Equity multiple: 1.68×
• Total profit: $23,003
• Equity at exit: $17,892

10-year hold

• IRR: 25.5%
• Equity multiple: 3.24×
• Total profit: $75,222
• Equity at exit: $10,375

Cash invested: $33,600 (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 06787

• Home prices YoY: -27.1%
• Active inventory: 16
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,216 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$408 /mo · $4,894/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $663

Break-even live

Break-even rent $1,376

Max offer price $120,000

Occupancy floor 65%

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
720 Main St Unit 1ST Plymouth, CT	4.0	1.0	1120	$2,300	$2.05	2d	1	0.49mi
143 Pine Hill Rd Unit 6F Thomaston, CT	2.0	1.5	1088	$1,950	$1.79	2d	1	1.50mi

Listing history 8 events

1. 2026-05-04
   status Under Contract 630-char remark
2. 2026-04-29
   listed $120,000 Active 630-char remark
3. 2019-02-08
   soldstatus $47,500 Closed 184-char remark

   Show marketing remark (184 chars)

   Cape Cod home located on a convenient location. Great property to restore. Great potential that could be well worth the effort. Please review legal description on lot size information.

4. 2019-01-16
   historical 184-char remark

   Show marketing remark (184 chars)

   Cape Cod home located on a convenient location. Great property to restore. Great potential that could be well worth the effort. Please review legal description on lot size information.

5. 2019-01-04
   historical Under Contract - Continue to Show 184-char remark

   Show marketing remark (184 chars)

   Cape Cod home located on a convenient location. Great property to restore. Great potential that could be well worth the effort. Please review legal description on lot size information.

6. 2019-01-04
   price $19,400 184-char remark

   Show marketing remark (184 chars)

   Cape Cod home located on a convenient location. Great property to restore. Great potential that could be well worth the effort. Please review legal description on lot size information.

7. 2018-12-10
   listed $22,800 Active 184-char remark

   Show marketing remark (184 chars)

   Cape Cod home located on a convenient location. Great property to restore. Great potential that could be well worth the effort. Please review legal description on lot size information.

8. 1999-05-28
   soldstatus $130,000

ⓘ 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: $4,894 · $408/mo
• Projected year-2 tax: $4,894 · $408/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 1/10 Low FEMA zone X · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,591
• − Mortgage interest: −$6,722
• − Property taxes: −$4,894
• − Insurance: −$600
• − Repairs & maintenance: −$2,127
• − Management: −$2,127
• − Depreciation: −$3,491
• Taxable income: $6,630
• Est. tax owed @ 24.0%: −$1,591
• After-tax cash flow: $6,370/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: Thomaston School District
• NCES district ID: 0904500
• Math proficiency: 31% ▼ -10.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $65,757
• Composite: 35.52/100
• National rank: #4909
• State rank: #101 of 153 in CT

Livability — Thomaston

• Score: 64/100
• State rank: #127
• US rank: #14400

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,493
• Population (ZIP): 7,493

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 9% Two or more races 8% Black 2% Asian 2%
• Hispanic origin (detail): Puerto Rican 7%
• Common ancestry: Romanian 7% Lithuanian 7% Russian 4%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Korean 1%

Political lean MEDSL · Naugatuck Valley

• 2024 margin: Lean R (+7.4) · D 45.6% · R 53.0% · Other 1.4%
• All cycles: 2024: R+7.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.78%
• Current HPI: 192.8437
• 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

-7.7% since first listed

8 events — show timeline

• 2026-05-04 Pending — Smart MLS
• 2026-04-29 Listed $120,000 Smart MLS
• 2019-02-08 Sold (MLS) $47,500 Smart MLS
• 2019-01-16 Listing Removed — Smart MLS
• 2019-01-04 Contingent — Smart MLS
• 2019-01-04 Price Changed $19,400 Smart MLS
• 2018-12-10 Listed $22,800 Smart MLS
• 1999-05-28 Sold (Public Records) $130,000 Public Records

Property tax history

+2.3%/yr

Latest (2023): $4,894 · +6.3% YoY. Source: county tax records.