82 Raymond Rd · Guilford Center, CT 06437

$550,000

3 bd · 1.5 ba · 1,092 sqft · SingleFamily public records · 4 Days on market

Built 1960 0.46 ac lot Est $478k · 15% over

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Why this score? — see what drove the F 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).

• Schools +6.3/10.0
• Livability +4.1/5.0
• Cash flow +3.5/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.8/15.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

HIGHEST AND BEST OFFERS MUST BE SUBMITTED BY 4/11/2026 6:00pm. This well cared for home sits on an attractive lot, offering both charm and exceptional upkeep. The main living level features a living room with a fireplace and a dining room that opens to both the kitchen and living room. The kitchen is updated with granite counters, modern appliances, and a laminate plank floor. The unheated sunroom off the dining room is an especially appealing feature. A half-flight down is the family room, which includes a wood stove and convenient access to both the driveway and the patio. The level also includes a half bathroom, laundry area with washer and dryer, dedicated office and extra storage benea

Key facts

• 0.46 acre lot
• Garage
• Built 1960

Property features AI

Finance

• Other: Possible in-law apartment with lower level access

Exterior

• Parking: Detached garage; Driveway (asphalt); 3 total parking spaces; 1 garage bay
• Security: Storm doors
• Utilities: Public water connected; Septic system; Oil fuel tank located in basement; Thermopane windows; Ridge vents
• Home design: Single-family home; Beige exterior
• Construction: Frame construction; Shingle and wood siding; Asphalt shingle roof; Concrete foundation; Crawl space basement (unfinished, storage)
• Exterior features: Shed; Gutters; Exterior lighting; Patio; Fully fenced, open lot

Interior

• Kitchen: Oven/Range; Refrigerator; Dishwasher
• Bedrooms: 3 bedrooms
• Flooring: Concrete floor in basement
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Hot air heating (oil-fired); Central air; 40-gallon electric hot water tank
• Interior features: Auto garage door opener; Cable pre-wired; Open floor plan; Foyer; Has attic with storage space and hatch access; Fireplace insert
• Laundry & utility: Washer and dryer included; Laundry located in half bath on family room floor (lower level)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $550k.

Deal economics

• At list price, monthly cash flow is $-2k ($-20k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (53.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $258k (53.0% below list).
• Recommended offer: $257k (53.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 82/100 on livability (#10 in CT, #1,186 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, health & safety A+; Watch: cost of living F.
• Guilford School District (suburban): math 64% / reading 75% proficiency, ranked #19 of 153 in CT (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 6% free/reduced lunch — higher-income household profile.
• Zoned schools: Calvin Leete School (math 72% / reading 67%, grade A-, #78 of 553 statewide, top 17%, 225 students, 10% FRL); Guilford High School (math 60% / reading 84%, grade B+, #14 of 194 statewide, top 8%, 1,048 students, 11% FRL) — zoned schools at 10% FRL track the district average.
• Market conditions: 108 active listings in the ZIP; 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 77% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $257,413 (53.2% 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. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.47% ✗
• Cap rate: 2.68%
• Cash-on-cash: -12.91%
• DSCR: 0.43
• GRM: 17.7

CMA / ARV

• ARV (on-the-fly): $478,296
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42 Horseshoe Rd	0.41mi	3/1.5	1,200 (+10%)	6mo	$525,500	$438	59
46 Sperry Dr	0.20mi	2/1.0 (-1)	960 (-12%)	9mo	$403,000	$420	57
17 Horseshoe Rd	0.36mi	3/2.0	1,214 (+11%)	14mo	$587,000	$484	52
30 Preble Dr	0.63mi	3/1.5	1,148 (+5%)	14mo	$479,000	$417	50

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: -40.4%
• Equity multiple: -0.26×
• Total profit: $-194,636
• Equity at exit: $82,007

10-year hold

• IRR: -65.3%
• Equity multiple: -0.98×
• Total profit: $-305,417
• Equity at exit: $47,554

Cash invested: $154,000 (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 06437

• Active inventory: 108
• Price-to-rent: 17.7×

Monthly cashflow live

• Estimated rent: $2,585 medium
• Mortgage (P&I): −$2,884
• Tax from tax record: −$585 /mo · $7,016/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $-1,656

Break-even live

Break-even rent $4,681

Max offer price $257,413

Occupancy floor —

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-04-13
   status Under Contract
2. 2026-04-09
   listed $550,000 Active
3. 2026-04-04
   historical $550,000

ⓘ 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: $7,016 · $585/mo
• Projected year-2 tax: $9,393 · $783/mo
• Expected delta: +$2,377/yr (+$198/mo · 33.9%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,015
• − Mortgage interest: −$30,809
• − Property taxes: −$7,016
• − Insurance: −$2,750
• − Repairs & maintenance: −$2,481
• − Management: −$2,481
• − Depreciation: −$16,000
• Taxable loss: −$30,522
• Est. tax savings @ 24.0%: +$7,325
• After-tax cash flow: $-12,550/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: Guilford School District
• NCES district ID: 0901800
• Math proficiency: 64% ▼ -12.00%
• Reading proficiency: 75% ▼ -7.00%
• Median HH income: $97,539
• Composite: 63.46/100
• National rank: #614
• State rank: #19 of 153 in CT

Livability — Guilford Center

• Score: 82/100
• State rank: #10
• US rank: #1186

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 22,037

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 4% Asian 3% Black 2%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 90% English-only · Spanish 3% Other Indo-European 2% German/W. Germanic 1%

Political lean MEDSL · South Central Connecticut

• 2024 margin: Strong D (+20.1) · D 59.0% · R 38.9% · Other 2.1%
• All cycles: 2024: D+20.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -267.02%
• Current HPI: 179.6376
• 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

+0.0% since first listed

3 events — show timeline

• 2026-04-13 Pending — Smart MLS
• 2026-04-09 Listed $550,000 Smart MLS
• 2026-04-04 Coming Soon $550,000 Smart MLS

Property tax history

+1.5%/yr

Latest (2023): $7,016 · +17.9% YoY. Source: county tax records.