11 Fairwood Farms Dr · West Hartford, CT 06107

$225,000

3 bd · 1.0 ba · 1,474 sqft · SingleFamily public records · 29 Days on market

Built 1954 0.32 ac lot

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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 +28.1/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming brick ranch in desirable West Hartford neighborhood. Dining room features vaulted ceiling with exposed beams, ceiling fan and sliders to deck. Full walk up attic. Lower level with second fireplace and walkout to backyard. Attached 2 car garage. Minutes away from WH Center, Blue Back Square, swimming & golf ! New roof and gutters in 2016. Seller including a 13 month home warranty. Seller very motivated, will entertain all offers.

Key facts

• 0.32 acre lot
• 2 garage spots
• Built 1954

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $710 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $222k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% 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: employment A+, housing A+, crime B+; 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.
• Zoned schools: Wolcott School (math 52% / reading 57%, grade C, #195 of 553 statewide, top 37%, 358 students, 35% FRL); Conard High School (math 59% / reading 79%, grade B, #22 of 194 statewide, top 11%, 1,418 students, 29% FRL) — zoned schools average 32% FRL vs 16% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 87 active listings in the ZIP; 15 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 $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $221,625 (1.5% below list)

Questions for the listing agent

1. Built in 1954 — 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. 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: 1.53% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.53%
• DSCR: 1.60
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $527,692
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
117 Tunxis Rd	0.03mi	3/2.0	1,458 (-1%)	7mo	$435,000	$298	87
29 Fairwood Farms Dr	0.07mi	3/2.0	1,487 (+1%)	5mo	$550,000	$370	87
69 Fairwood Farms Dr	0.06mi	3/1.5	1,370 (-7%)	7mo	$525,000	$383	78
43 Spring Ln	0.35mi	3/1.5	1,495 (+1%)	6mo	$524,900	$351	74
28 Tunxis Rd	0.41mi	3/1.5	1,420 (-4%)	3mo	$551,000	$388	70
22 Tunxis Rd	0.44mi	3/1.5	1,422 (-4%)	2mo	$432,000	$304	70
81 Brookmoor Rd	0.49mi	3/1.5	1,400 (-5%)	7mo	$430,000	$307	61
1925 Boulevard	0.73mi	3/1.5	1,540 (+4%)	7mo	$450,000	$292	50
40 Fairlee Rd	0.53mi	4/1.5 (+1)	1,646 (+12%)	2mo	$680,000	$413	48
57 Wardwell Rd	0.64mi	3/1.5	1,288 (-13%)	6mo	$430,000	$334	42
19 Sulgrave Rd	0.65mi	3/3.0	1,588 (+8%)	8mo	$727,500	$458	42
276 Westpoint Ter	0.74mi	2/2.5 (-1)	1,257 (-15%)	2mo	$450,000	$358	29

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: 3.7%
• Equity multiple: 1.14×
• Total profit: $9,102
• Equity at exit: $33,548

10-year hold

• IRR: 13.4%
• Equity multiple: 2.07×
• Total profit: $67,503
• Equity at exit: $19,454

Cash invested: $63,000 (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 06107

• Active inventory: 87
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $3,435 high
• Mortgage (P&I): −$1,180
• Tax from tax record: −$730 /mo · $8,758/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$721
• Net cashflow: $710

Break-even live

Break-even rent $2,536

Max offer price $225,000

Occupancy floor 74%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
28 Ashford Rd West Hartford, CT	4.0	2.5	1779	$3,950	$2.22	19d	1	0.91mi
11 Kimberly Rd West Hartford, CT	3.0	1.5	1276	$3,200	$2.51	23d	1	0.93mi
115 S Main St West Hartford, CT	2.0	1.0–1.5	1028	$2,750	$2.67	43d	3	1.10mi
115 S Main St Unit B11 West Hartford, CT	2.0	1.5	1057	$2,750	$2.60	43d	1	1.10mi
10 Greenacres Ave West Hartford, CT	3.0	1.5	1302	$3,400	$2.61	21d	1	1.12mi
1699 Boulevard West Hartford, CT	2.0	1.0	1140	$2,500	$2.19	43d	1	1.13mi
10 Berkshire Rd West Hartford, CT	1.0–2.0	1.5–2.0	963	$2,850	$2.96	1d	1	1.13mi
3 Grennan Rd Unit 4 West Hartford, CT	2.0	1.0	994	$2,000	$2.01	16d	1	1.19mi
25 Stanley St West Hartford, CT	2.0	2.0	1400	$3,200	$2.29	23d	1	1.28mi
25 Stanley St West Hartford, CT	2.0–3.0	2.0	1300	$3,350	$2.58	14d	4	1.28mi
3 Beech St Farmington, CT	3.0	2.5	1610	$3,000	$1.86	43d	1	1.32mi
124 Mayflower St West Hartford, CT	3.0	1.0	1025	$2,650	$2.59	23d	1	1.38mi
85 Memorial Rd West Hartford, CT	2.0	2.0	1315	$5,750	$4.37	43d	2	1.47mi
85 Memorial Rd #201 West Hartford, CT	2.0	2.0	1402	$6,000	$4.28	23d	1	1.48mi
85 Memorial Rd #205 West Hartford, CT	2.0	2.0	1228	$5,200	$4.23	23d	1	1.48mi

Listing history 16 events

1. 2025-12-09
   status Under Contract
2. 2025-11-17
   historical Under Contract - Continue to Show
3. 2025-11-15
   status Under Contract
4. 2025-11-15
   status Active
5. 2025-11-13
   historical
6. 2025-11-09
   status Active
7. 2025-11-06
   historical
8. 2025-11-05
   listed $225,000 Active
9. 2025-11-03
   historical $225,000
10. 2016-11-28
    soldstatus $200,000
11. 2016-11-23
    soldstatus $200,000 445-char remark

    Show marketing remark (445 chars)

    Charming brick ranch in desirable West Hartford neighborhood. Dining room features vaulted ceiling with exposed beams, ceiling fan and sliders to deck. Full walk up attic. Lower level with second fireplace and walkout to backyard. Attached 2 car garage. Minutes away from WH Center, Blue Back Square, swimming & golf ! New roof and gutters in 2016. Seller including a 13 month home warranty. Seller very motivated, will entertain all offers.

12. 2016-10-03
    historical 445-char remark

    Show marketing remark (445 chars)

    Charming brick ranch in desirable West Hartford neighborhood. Dining room features vaulted ceiling with exposed beams, ceiling fan and sliders to deck. Full walk up attic. Lower level with second fireplace and walkout to backyard. Attached 2 car garage. Minutes away from WH Center, Blue Back Square, swimming & golf ! New roof and gutters in 2016. Seller including a 13 month home warranty. Seller very motivated, will entertain all offers.

13. 2016-09-02
    listed $216,600 445-char remark

    Show marketing remark (445 chars)

    Charming brick ranch in desirable West Hartford neighborhood. Dining room features vaulted ceiling with exposed beams, ceiling fan and sliders to deck. Full walk up attic. Lower level with second fireplace and walkout to backyard. Attached 2 car garage. Minutes away from WH Center, Blue Back Square, swimming & golf ! New roof and gutters in 2016. Seller including a 13 month home warranty. Seller very motivated, will entertain all offers.

14. 2016-09-02
    historical

    Show marketing remark (445 chars)

    Charming brick ranch in desirable West Hartford neighborhood. Dining room features vaulted ceiling with exposed beams, ceiling fan and sliders to deck. Full walk up attic. Lower level with second fireplace and walkout to backyard. Attached 2 car garage. Minutes away from WH Center, Blue Back Square, swimming & golf ! New roof and gutters in 2016. Seller including a 13 month home warranty. Seller very motivated, will entertain all offers.

15. 2016-07-22
    listed $254,900
16. 1987-11-13
    soldstatus $187,000

ⓘ 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: $8,758 · $730/mo
• Projected year-2 tax: $8,758 · $730/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 (unshaded) · 0% 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,221
• − Mortgage interest: −$12,603
• − Property taxes: −$8,758
• − Insurance: −$1,125
• − Repairs & maintenance: −$3,298
• − Management: −$3,298
• − Depreciation: −$6,545
• Taxable income: $5,594
• Est. tax owed @ 24.0%: −$1,343
• After-tax cash flow: $7,180/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

+20.3% since first listed

16 events — show timeline

• 2025-12-09 Pending — Smart MLS
• 2025-11-17 Contingent — Smart MLS
• 2025-11-15 Pending — Smart MLS
• 2025-11-15 Relisted — Smart MLS
• 2025-11-13 Listing Removed — Smart MLS
• 2025-11-09 Relisted — Smart MLS
• 2025-11-06 Listing Removed — Smart MLS
• 2025-11-05 Listed $225,000 Smart MLS
• 2025-11-03 Coming Soon $225,000 Smart MLS
• 2016-11-28 Sold (Public Records) $200,000 Public Records
• 2016-11-23 Sold (MLS) $200,000 Smart MLS
• 2016-10-03 Listing Removed — Smart MLS
• 2016-09-02 Listing Removed — Smart MLS
• 2016-09-02 Listed $216,600 Smart MLS
• 2016-07-22 Listed $254,900 Smart MLS
• 1987-11-13 Sold (Public Records) $187,000 Public Records

Property tax history

+3.5%/yr

Latest (2025): $8,758 · +5.7% YoY. Source: county tax records.