165 South St #41 · Rockville, CT 06066

$119,900

1 bd · 1.0 ba · 568 sqft · Condo public records · 6 Days on market

Built 1980 $206/mo HOA · 15% of rent

---

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).

• Cash flow +16.7/30.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• DSCR +5.2/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Updated condo has beautiful new kitchen cabinets, stainless steel appliances, under cabinet lighting and extra built-ins. End unit is freshly painted and ready for you to move in! Large living/dining room combo has a coat closet, carpeted flooring and sliders that allow for plenty of sunshine! The sliders lead to a patio area with privacy hedges for your outdoor enjoyment. Full bathroom has new flooring and a large vanity with plenty of storage. New windows and door! Quick access to the storage area and coin op laundry room. Low monthly HOA fees, assigned parking plus visitor spaces and cats allowed. Convenient location near highways, parks and amenities. The perfect opportunity to own! Sold As-Is.

Key facts

• Extra built-ins
• Private patio
• Updated kitchen

Tags

• UPDATED KITCHEN
• STAINLESS STEEL APPLIANCES
• UNDER-CABINET LIGHTING
• EXTRA BUILT-INS
• LARGE LIVING DINING COMBO
• PRIVATE PATIO

Property features AI

Finance

• Financial info: Pets allowed (cats only)
• HOA & community: Monthly HOA fee; HOA covers grounds maintenance, snow removal, and property management; Professional off-site property management

Exterior

• Parking: Guest parking available (association amenity)
• Utilities: Public water connected; Public sewer (in street); 40-gallon hot water tank
• Home design: Condominium (Condo/Co-Op for sale); End unit; Located in the South Village complex
• Construction: Frame construction; Tan exterior color
• Exterior features: Aluminum siding; Patio; Sidewalk and exterior lighting

Interior

• Kitchen: Oven/Range; Refrigerator; Microwave; Range hood; Dishwasher not listed
• Bedrooms: 1 bedroom (unit on first floor)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric baseboard heat; Wall unit and window unit cooling
• Interior features: Shared full basement; Coin-operated common laundry in the lower level; Wall and window cooling units; Compactor; Disposal; Microwave; Range hood
• Laundry & utility: Coin-operated laundry in a common lower-level laundry room

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $75 ($898/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 7.0% vs local median 3.5% in Rockville — 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 73/100 on livability (#73 in CT) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, crime B+; Watch: employment D, amenities F, commute F.
• Vernon School District (suburban): math 34% / reading 48% proficiency, ranked #97 of 153 in CT (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Northeast School (math 57% / reading 52%, grade C, #195 of 553 statewide, top 37%, 211 students, 46% FRL); Vernon Center Middle School (math 29% / reading 45%, grade F, #116 of 175 statewide, top 67%, 678 students, 60% FRL); Rockville High School (math 22% / reading 52%, grade F, #112 of 194 statewide, top 60%, 932 students, 48% FRL) — zoned schools average 51% FRL vs 35% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.7%/yr); 83 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 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 $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 11y 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

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $119,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.14% ✓
• Cap rate: 7.04%
• Cash-on-cash: 2.68%
• DSCR: 1.12
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.73% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.64×
• Total profit: $-12,111
• Equity at exit: $17,877

10-year hold

• IRR: 2.4%
• Equity multiple: 1.19×
• Total profit: $6,407
• Equity at exit: $10,367

Cash invested: $33,572 (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 06066

• Rents YoY: 4.7%
• Active inventory: 83
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,367 high
• Mortgage (P&I): −$629
• Tax from tax record: −$120 /mo · $1,443/yr
• Insurance: −$50
• HOA: −$206
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $75

Break-even live

Break-even rent $1,272

Max offer price $119,900

Occupancy floor 90%

Sensitivity live

Price	-10% $143	-5% $109	+0% $75	+5% $41	+10% $7
Rent	-10% $-33	-5% $21	+0% $75	+5% $129	+10% $183
Rate	-1.0pp $135	-0.5pp $105	base $75	+0.5pp $44	+1.0pp $12

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
85 Vernon Ave Unit 1 Vernon, CT	1.0	1.0	600	$1,250	$2.08	4d	1	0.33mi
31 Vernon Ave Vernon, CT	1.0	1.0	720	$1,295	$1.80	3d	1	0.54mi
98 W Main St Unit 2B Vernon, CT	1.0	1.0	715	$1,200	$1.68	4d	1	0.71mi
9 Morrison St Unit 2 Vernon, CT	1.0	1.0	525	$1,200	$2.29	21d	1	0.84mi
100 West St Vernon, CT	1.0	1.0	674	$1,500	$2.23	45d	1	1.17mi
17 Regan St Vernon, CT	1.0–2.0	1.0	762	$1,350	$1.77	3d	1	1.25mi
40 West St Vernon, CT	2.0	1.0	735	$1,800	$2.45	3d	1	1.25mi
24 West Rd #29 Ellington, CT	1.0	1.0	625	$1,350	$2.16	3d	1	1.45mi

HOA detail condo

• Monthly dues: $206 · $2,472/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 12 events

1. 2026-04-13
   status Under Contract
2. 2026-04-07
   listed $119,900 Active
3. 2023-03-08
   status Under Contract 708-char remark

   Show marketing remark (708 chars)

   Updated condo has beautiful new kitchen cabinets, stainless steel appliances, under cabinet lighting and extra built-ins. End unit is freshly painted and ready for you to move in! Large living/dining room combo has a coat closet, carpeted flooring and sliders that allow for plenty of sunshine! The sliders lead to a patio area with privacy hedges for your outdoor enjoyment. Full bathroom has new flooring and a large vanity with plenty of storage. New windows and door! Quick access to the storage area and coin op laundry room. Low monthly HOA fees, assigned parking plus visitor spaces and cats allowed. Convenient location near highways, parks and amenities. The perfect opportunity to own! Sold As-Is.

4. 2023-03-07
   soldstatus $115,000 Closed 708-char remark

   Show marketing remark (708 chars)

   Updated condo has beautiful new kitchen cabinets, stainless steel appliances, under cabinet lighting and extra built-ins. End unit is freshly painted and ready for you to move in! Large living/dining room combo has a coat closet, carpeted flooring and sliders that allow for plenty of sunshine! The sliders lead to a patio area with privacy hedges for your outdoor enjoyment. Full bathroom has new flooring and a large vanity with plenty of storage. New windows and door! Quick access to the storage area and coin op laundry room. Low monthly HOA fees, assigned parking plus visitor spaces and cats allowed. Convenient location near highways, parks and amenities. The perfect opportunity to own! Sold As-Is.

5. 2023-02-07
   historical Under Contract - Continue to Show 708-char remark

   Show marketing remark (708 chars)

   Updated condo has beautiful new kitchen cabinets, stainless steel appliances, under cabinet lighting and extra built-ins. End unit is freshly painted and ready for you to move in! Large living/dining room combo has a coat closet, carpeted flooring and sliders that allow for plenty of sunshine! The sliders lead to a patio area with privacy hedges for your outdoor enjoyment. Full bathroom has new flooring and a large vanity with plenty of storage. New windows and door! Quick access to the storage area and coin op laundry room. Low monthly HOA fees, assigned parking plus visitor spaces and cats allowed. Convenient location near highways, parks and amenities. The perfect opportunity to own! Sold As-Is.

6. 2023-01-31
   listed $99,900 Active 708-char remark

   Show marketing remark (708 chars)

   Updated condo has beautiful new kitchen cabinets, stainless steel appliances, under cabinet lighting and extra built-ins. End unit is freshly painted and ready for you to move in! Large living/dining room combo has a coat closet, carpeted flooring and sliders that allow for plenty of sunshine! The sliders lead to a patio area with privacy hedges for your outdoor enjoyment. Full bathroom has new flooring and a large vanity with plenty of storage. New windows and door! Quick access to the storage area and coin op laundry room. Low monthly HOA fees, assigned parking plus visitor spaces and cats allowed. Convenient location near highways, parks and amenities. The perfect opportunity to own! Sold As-Is.

7. 2015-07-16
   soldstatus $57,230
8. 2015-07-10
   soldstatus $59,000 387-char remark

   Show marketing remark (387 chars)

   FHA Approved!!! Bright and roomy with a fresh coat of paint. Ready to move in and enjoy this Ranch end unit in quiet complex. Sliders to a delightful patio, applianced kitchen and generous closet space. Come on by and see for yourself why you should say "Goodbye Landlord!" because your payment will be $650/month (includes principal, interest, taxes, insurance, and condo fee.

9. 2015-07-01
   historical 387-char remark

   Show marketing remark (387 chars)

   FHA Approved!!! Bright and roomy with a fresh coat of paint. Ready to move in and enjoy this Ranch end unit in quiet complex. Sliders to a delightful patio, applianced kitchen and generous closet space. Come on by and see for yourself why you should say "Goodbye Landlord!" because your payment will be $650/month (includes principal, interest, taxes, insurance, and condo fee.

10. 2015-04-01
    listed $59,900 387-char remark

    Show marketing remark (387 chars)

    FHA Approved!!! Bright and roomy with a fresh coat of paint. Ready to move in and enjoy this Ranch end unit in quiet complex. Sliders to a delightful patio, applianced kitchen and generous closet space. Come on by and see for yourself why you should say "Goodbye Landlord!" because your payment will be $650/month (includes principal, interest, taxes, insurance, and condo fee.

11. 1990-01-24
    soldstatus $55,000
12. 1988-07-13
    soldstatus $65,000

ⓘ 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: $1,443 · $120/mo
• Projected year-2 tax: $2,004 · $167/mo
• Expected delta: +$561/yr (+$47/mo · 38.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 17 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: $16,403
• − Mortgage interest: −$6,716
• − Property taxes: −$1,443
• − Insurance: −$600
• − Repairs & maintenance: −$1,312
• − Management: −$1,312
• − HOA: −$2,472
• − Depreciation: −$3,488
• Taxable loss: −$940
• Est. tax savings @ 24.0%: +$226
• After-tax cash flow: $1,124/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: Vernon School District
• NCES district ID: 0904680
• Math proficiency: 34% ▼ -11.00%
• Reading proficiency: 48% ▼ -6.00%
• Median HH income: $60,342
• Composite: 36.26/100
• National rank: #4704
• State rank: #97 of 153 in CT

Livability — Rockville

• Score: 73/100
• State rank: #73
• US rank: #5355

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Tolland County · 46,815 people
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 30,577
• Household income: $85,356
• Rent vs Own: 46.8% rent · 53.2% own
• Severe rent burden: 1140.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 12% Two or more races 7% Asian 6% Black 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 9%
• Common ancestry: Lithuanian 8% Romanian 7% Slovak 2%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 84% English-only · Spanish 6% Other Indo-European 5% Russian/Polish/Slavic 1%

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: ▼ -136.25%
• Current HPI: 249.7888
• Rent YoY: ▲ 4.73%
• 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

+84.5% since first listed

12 events — show timeline

• 2026-04-13 Pending — Smart MLS
• 2026-04-07 Listed $119,900 Smart MLS
• 2023-03-08 Pending — Smart MLS
• 2023-03-07 Sold (MLS) $115,000 Smart MLS
• 2023-02-07 Contingent — Smart MLS
• 2023-01-31 Listed $99,900 Smart MLS
• 2015-07-16 Sold (Public Records) $57,230 Public Records
• 2015-07-10 Sold (MLS) $59,000 Smart MLS
• 2015-07-01 Listing Removed — Smart MLS
• 2015-04-01 Listed $59,900 Smart MLS
• 1990-01-24 Sold (Public Records) $55,000 Public Records
• 1988-07-13 Sold (Public Records) $65,000 Public Records

Property tax history

+0.2%/yr

Latest (2023): $1,443 · +0.0% YoY. Source: county tax records.