CashFlowRE
Sign in Sign up
166 Boston Tpke Unit c
D+ Composite 45.85
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).

  • ARV discount +15.0/15.0
  • Cash flow +9.8/30.0
  • Schools +5.3/10.0
  • 1% rule +4.3/10.0
  • Condition / age +4.0/5.0
  • DSCR +2.5/10.0
  • Rent growth +2.5/5.0
  • Livability +2.5/5.0
  • Appreciation +0.0/10.0

$229,900

166 Boston Tpke Unit c · Bolton, CT 06043
2 bd · 2.0 ba · 938 sqft · SingleFamily · 51 Days on market
55+ age-restricted Built 2025 Good condition 2,178 sqft lot $245/sqft · 34% below area Est $346k · 34% under $565/mo HOA · 29% of rent ↓ 8% since listing
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence

Listing remarks

Brand New Seven unit one of a kind 55+ active adult community in BOLTON! Four homes ready to move into now! Three remaining to choose your own colors, etc. Manufactured by Skyline. All units have Open floor plan, two bedrooms, two full baths, laundry hookups, central air, 10x12 composite deck, 8x10 outbuilding, front porch, maintenance free vinyl siding, propane gas heat and cooking, underground utilities, parking for two cars. Grounds and driveways maintained. Short walk to rails to trails, mini golf. Easy access to I384, UCONN, Eastern CT State University and Hartford! Park application required and park manager must approve.

Key facts

  • Open floor plan
  • Easy access to i384
  • Composite deck

Tags

OPEN FLOOR PLANCOMPOSITE DECKMAINTENANCE FREE VINYL SIDINGUNDERGROUND UTILITIESSHORT WALK TO RAILS TO TRAILSEASY ACCESS TO I384

Neighborhood map

Property Rental comp Retail Costco Walmart Transit Schools Stadiums Fortune 500 · Circle radius: 6.0 mi
Loading POIs…

What this means for you Summary

Snapshot

  • This is a 2-bed/2.0-bath single-family listed at $230k. Condition is rated good.

Deal economics

  • At list price, monthly cash flow is $-590 ($-7k/yr) — negative.
  • To cash-flow at today's rent, offer at most $145k (37.1% below list).
  • To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (13.9% below list).
  • Recommended offer: $145k (37.1% below list) — sets the bar for cash-flow.
  • Cap rate 3.2% vs local median 2.4% in Bolton — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
  • Bolton School District (rural): math 44% / reading 62% proficiency, ranked #65 of 153 in CT (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
  • Zoned schools: Bolton Center School (math 46% / reading 61%, grade C, #209 of 553 statewide, top 38%, 497 students, 26% FRL); Bolton High School (math 37% / reading 67%, grade D+, #80 of 194 statewide, top 44%, 233 students, 20% FRL).
  • Market conditions: 35 active listings in the ZIP; 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 $7k of value loss. Plan a longer hold.

Negotiation context

  • It's been on market 51 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

  • Watch-outs: HOA is 29% of rent.
Recommended offer $144,522 (37.1% 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. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
  3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
  4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
  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
0.86% ✗
Cap rate
3.21%
Cash-on-cash
-11.00%
DSCR
0.51
GRM
9.7

CMA / ARV

ARV (median comp)
$346,108
List price
$229,900
Delta
-33.58%
Verdict
UNDERPRICED
Comps
10 within 1.0 mi
Show comp detail 12 sales within ~0.75 mi
Address Dist Beds/Ba Sqft Sold Price $/sf Match
37 Carpenter Rd 0.36mi 2/1.0 905 (-4%) 6mo $260,000 $287 68
58 Brookfield Rd 0.67mi 2/1.0 912 (-3%) 1mo $356,000 $390 59
105 Cidermill Rd 0.52mi 3/2.0 (+1) 1,075 (+15%) 3mo $350,000 $326 44
144 Greenwood Dr 1.43mi 3/2.0 (+1) 1,152 (+23%) 1mo $175,000 $152 34
25 Greenwood Dr 1.26mi 3/2.0 (+1) 1,140 (+22%) 4mo $300,000 $263 31
62 Deer Run Trl 1.30mi 2/1.5 1,094 (+17%) 9mo $290,500 $266 31
166 Lake St 0.68mi 3/1.5 (+1) 1,144 (+22%) 8mo $325,000 $284 30
74 Overlook Dr 1.27mi 3/1.0 (+1) 1,152 (+23%) 5mo $312,000 $271 27
74 Deer Run Trl 1.32mi 2/1.5 1,094 (+17%) 15mo $285,000 $261 25
74 Overlook Dr 1.27mi 3/1.0 (+1) 1,050 (+12%) 15mo $220,000 $210 24
80 Camp Meeting Rd 1.34mi 3/1.0 (+1) 1,040 (+11%) 20mo $320,000 $308 22
59 Overlook Dr 1.24mi 3/1.0 (+1) 1,152 (+23%) 14mo $328,000 $285 20

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
-36.0%
Equity multiple
-0.16×
Total profit
$-74,456
Equity at exit
$34,279
10-year hold
IRR
-47.6%
Equity multiple
-0.74×
Total profit
$-111,692
Equity at exit
$19,878

Cash invested: $64,372 (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 →
Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

For sale now
6 active · 1 under contract
Months of supply
18.0 mo (6%/mo absorbed)
Median asking
$229,900 ($245/sqft)
Median days on market
51 d
This list price
lowest-priced of the active set
ARV vs active asking
+50.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 06043

Home prices YoY
-11.7%
Active inventory
35
Price-to-rent
9.7×

Monthly cashflow live

Estimated rent
$1,979 medium interval (Pro) →
Mortgage (P&I)
−$1,206
Tax est. 1.5%
−$287 /mo · $3,448/yr
Insurance
−$96
HOA
−$565
Vacancy / Maint / Mgmt
−$416
Net cashflow
$-590

Break-even live

Break-even rent $2,726
Max offer price $144,522
Occupancy floor —

Sensitivity live

Price -10% $-431 -5% $-511 +0% $-590 +5% $-669 +10% $-749
Rent -10% $-746 -5% $-668 +0% $-590 +5% $-512 +10% $-434
Rate -1.0pp $-474 -0.5pp $-532 base $-590 +0.5pp $-650 +1.0pp $-710

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
$57,475
Closing costs
$6,897
Reserves months
—
Total cash needed
—

Loan-product check · same deal, 3 products live

Conventional

25% down · 7.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Personal DTI + credit; lowest rate.

DSCR

20% down · 8.5% · 30yr

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

No personal income docs; deal must DSCR.

Hard money

10% down · 12.0% · 12mo

Cash invested
—
Monthly P&I
—
Monthly cashflow
—
DSCR
—
Eligible?
—

Short-term bridge; refi at stabilization.

Property features AI

Finance

Financial info
Professional off-site property management
HOA & community
Homeowners association with monthly feeHOA fee covers grounds maintenance, trash pickup, water, sewer, property management, and road maintenanceHOA fee: $565 monthly

Exterior

Parking
Driveway2 parking spaces
Utilities
Shared well waterPublic sewer connectionHot water: otherAbove-ground propane tankThermopane windows
Home design
Single-family homeCompleted / never occupiedPrefab constructionVaried exterior color
Construction
Asphalt shingle roofVinyl sidingSlab foundationPrefab constructionCompleted / never occupied
Exterior features
PorchDeckShedUnderground utilitiesPaved drivewayOn leased landAdult community (55+)

Interior

Kitchen
Gas rangeMicrowaveRefrigeratorDishwasher
Bedrooms
2 bedrooms
Bathrooms
2 full bathrooms
Heating & cooling
Hot air heatingPropane fuelCentral air
Interior features
Cable availableCeiling fansCentral air
Laundry & utility
Laundry on main level

HOA detail $565/mo · $6,780/yr

Likely covers
gaslandscaping

Listing history 45 events

  1. 2026-08-08
    days on market $229,900 Active 51 DOM
  2. 2026-08-07
    days on market $229,900 Active 50 DOM
  3. 2026-08-06
    days on market $229,900 Active 49 DOM
  4. 2026-08-05
    days on market $229,900 Active 48 DOM
  5. 2026-08-04
    days on market $229,900 Active 47 DOM
  6. 2026-08-03
    days on market $229,900 Active 46 DOM
  7. 2026-07-31
    days on market $229,900 Active 43 DOM
  8. 2026-07-30
    days on market $229,900 Active 41 DOM
  9. 2026-07-28
    days on market $229,900 Active 40 DOM
  10. 2026-07-26
    days on market $229,900 Active 38 DOM
  11. 2026-07-24
    days on market $229,900 Active 36 DOM
  12. 2026-07-23
    days on market $229,900 Active 35 DOM
  13. 2026-07-22
    days on market $229,900 Active 34 DOM
  14. 2026-07-21
    days on market $229,900 Active 33 DOM
  15. 2026-07-20
    days on market $229,900 Active 32 DOM
  16. 2026-07-18
    days on market $229,900 Active 30 DOM
  17. 2026-07-18
    days on market $229,900 Active 29 DOM
  18. 2026-07-16
    days on market $229,900 Active 28 DOM
  19. 2026-07-15
    days on market $229,900 Active 27 DOM
  20. 2026-07-14
    days on market $229,900 Active 26 DOM
  21. 2026-07-13
    days on market $229,900 Active 25 DOM
  22. 2026-07-13
    days on market $229,900 Active 24 DOM
  23. 2026-07-11
    days on market $229,900 Active 23 DOM
  24. 2026-07-10
    days on market $229,900 Active 22 DOM
  25. 2026-07-09
    days on market $229,900 Active 21 DOM
  26. 2026-07-07
    days on market $229,900 Active 19 DOM
  27. 2026-07-06
    days on market $229,900 Active 18 DOM
  28. 2026-07-05
    days on market $229,900 Active 17 DOM
  29. 2026-07-03
    days on market $229,900 Active 15 DOM
  30. 2026-07-02
    days on market $229,900 Active 14 DOM
  31. 2026-07-01
    days on market $229,900 Active 13 DOM
  32. 2026-06-30
    days on market $229,900 Active 12 DOM
  33. 2026-06-29
    days on market $229,900 Active 11 DOM
  34. 2026-06-28
    days on market $229,900 Active 10 DOM
  35. 2026-06-27
    days on market $229,900 Active 9 DOM
  36. 2026-06-27
    days on market $229,900 Active 8 DOM
  37. 2026-06-25
    days on market $229,900 Active 6 DOM
  38. 2026-06-22
    days on market $229,900 Active 4 DOM
  39. 2026-06-21
    days on market $229,900 Active 3 DOM
  40. 2026-06-19
    statusdays on market $229,900 Active 1 DOM
  41. 2026-06-18
    price $229,900 Coming Soon 3 DOM
  42. 2026-06-18
    days on market $249,900 Coming Soon 3 DOM
  43. 2026-06-17
    days on market $249,900 Coming Soon 2 DOM
  44. 2026-06-15
    remarks 699-char remark
  45. 2026-06-15
    listed $249,900 Coming Soon 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Nearby sold comps map

Loading sold comps map…

Walkable amenities ~0.75 mi

Loading nearby amenities…

Taxation est. · year 1

Rental income
$23,753
− Mortgage interest
−$12,878
− Property taxes
−$3,448
− Insurance
−$1,150
− Repairs & maintenance
−$1,900
− Management
−$1,900
− HOA
−$6,780
− Depreciation
−$6,688
Taxable loss
−$10,991
combined federal + state — saved on this device
Est. tax savings @ 24.0%
+$2,638
After-tax cash flow
$-4,442/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.

Condition & rehab AI · 1 photo

Good 80/100 Cosmetic rehab Est. rehab $4,690–$14,070 screening

This single-family home in a 55+ community is in excellent condition with minimal repairs needed. Upgrades to the exterior and interior can significantly enhance its value and appeal to buyers and renters.

Value-add opportunities

  • Both Paint exterior siding — Enhances curb appeal and value ↑
  • Both Install new front porch railings — Improves safety and aesthetics ↑
  • Resale Upgrade kitchen appliances — Modernizes the space and attracts buyers ↑
  • Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 53/100

Zoned Schools

Elementary Bolton Center School C CT #209/553 Nat'l #10,846/41,679 High Bolton High School D+ CT #80/194 Nat'l #5,016/17,239

Schools (NCES district)

District
Bolton School District
NCES district ID
0900360
Math proficiency
44% ▼ -18.00%
Reading proficiency
62% ▼ -12.00%
Median HH income
$89,894
Composite
49.02/100
National rank
#2063
State rank
#65 of 153 in CT

Livability — Bolton

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

County
Capitol · 969,700 people
Metro
Hartford-West Hartford-East Hartford, CT
Population (ZIP)
4,848
Household income
$124,861
Rent vs Own
11.7% rent · 88.3% own

Population outlook (Capitol County) Hauer SSP2

By 2040
1,063,519

Race, ethnicity, and origin ACS 2023

Neighborhood character
Predominantly White (86%)
Race & ethnicity
White 86% Two or more races 7% Hispanic / Latino 7% Black 1% Asian 1%
Hispanic origin (detail)
Puerto Rican 2%
Common ancestry
Romanian 12% Lithuanian 5% Slovak 4%
Foreign-born
10% · Canada, Jamaica, South Korea
Languages at home
83% English-only · Spanish 6% Russian/Polish/Slavic 5% Other Indo-European 2%

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
—

Price history

-8.0% since first listed
3 events — show timeline
  • 2026-06-19 Listed $229,900 Smart MLS
  • 2026-06-18 Price Changed $229,900 Smart MLS
  • 2026-06-15 Coming Soon $249,900 Smart MLS

Cash-flow waterfall

monthly

Sold comps — $/sqft

last 12 mo · ≤1 mi

Loading sold comps…