14 Robkins Rd · Avon, CT 06001

$1,999,900

5 bd · 7.0 ba · 6,551 sqft · SingleFamily public records · 21 Days on market

Built 2002 2.00 ac lot

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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).

• ARV discount +7.5/15.0
• Schools +6.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Remarkable Avon property. This stunning home with Circular drive, all brick exterior and slate roof, has been exquisitely decorated with custom updates throughout the entire house. The fabulous brand new white kitchen has beautiful Quartzite counters, breakfast bar, wine bar, ice maker, Wolf appliances and Miele coffee bar, set in gorgeous glass cabinetry with designer tile inserts. The family room with coffered ceiling, fabulous mantel over gas fireplace and bookcases, has access to the private screened porch leading to patios for wonderful outdoor entertaining. The formal Living Room with another gorgeous mantle, flows easily into the elegant Dining Room, offering excellent entertaining space. The first floor Master suite has gas fireplace, separate his and her bathrooms and luxurious custom walk-in closets. There are 4 bedrooms upstairs, all with newly updated en-suite bathrooms, plus 3 cleverly placed cozy loft areas to curl up and play games or read. The finished walkout lower level provides a possible in-law/au-pair suite with bedroom and bath, plus home theatre, billiard room, work out space and flex area, ideal for home office or projects. Tons of storage and closets throughout, 4 gas fireplaces, generator, heated 3 car garage, sprinklers, central vac, security system, new landscaping, 2 staircases and to die for decorating. Excellent location with quick access to Bradley International Airport and all major routes. A truly spectacular home.

Key facts

• 2 acre lot
• 3 garage spots
• Built 2002

Property features AI

Exterior

• Parking: Attached garage with space for 3 vehicles
• Utilities: Private well water; Septic sewage system; In-ground propane fuel tank
• Home design: Single-family home
• Construction: Frame and brick construction; Concrete foundation
• Exterior features: Slate roof; Brick siding; Lightly wooded, level lot; Located on a cul-de-sac; Professionally landscaped

Interior

• Kitchen: Gas cooktop; Gas range; Wall oven; Microwave; Range hood; Refrigerator; Freezer; Garbage disposal
• Bedrooms: 6 bedrooms
• Bathrooms: 7 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Hot air heating fueled by propane; 50-gallon hot water tank
• Interior features: Audio system; Cable available; Central vacuum; Open floor plan; Security system; Four fireplaces; Full, fully finished walk-out basement; Has attic with access via hatch
• Laundry & utility: Washer; Dryer; Laundry on main level

What this means for you Summary

Snapshot

• This is a 5-bed/7.0-bath single-family listed at $2.00M.

Deal economics

• At list price, monthly cash flow is $-12k ($-140k/yr) — negative.
• To cash-flow at today's rent, offer at most $374k (81.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $327k (83.6% below list).
• Recommended offer: $327k (83.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Avon School District (suburban): math 64% / reading 77% proficiency, ranked #11 of 153 in CT (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical; only 5% free/reduced lunch — higher-income household profile.
• Zoned schools: Pine Grove School (math 64% / reading 69%, grade B+, #109 of 553 statewide, top 20%, 643 students, 11% FRL); Avon High School (math 72% / reading 88%, grade A, #6 of 194 statewide, top 3%, 923 students, 11% FRL).
• Market conditions: 107 active listings in the ZIP; 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 $14k of loan paydown is wiped out by about $60k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($1.97M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago; this cycle's ask is 25% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $1.59M; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $327,205 (83.6% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.16% ✗
• Cap rate: -0.72%
• Cash-on-cash: -25.06%
• DSCR: -0.11
• GRM: 50.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -72.5%
• Equity multiple: -0.91×
• Total profit: $-1,068,508
• Equity at exit: $298,192

10-year hold

• IRR: —
• Equity multiple: -2.37×
• Total profit: $-1,888,105
• Equity at exit: $172,915

Cash invested: $559,972 (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 06001

• Active inventory: 107
• Price-to-rent: 50.9×

Monthly cashflow live

• Estimated rent: $3,272 medium
• Mortgage (P&I): −$10,488
• Tax from tax record: −$2,958 /mo · $35,490/yr
• Insurance: −$833
• HOA: −$0
• Vacancy / Maint / Mgmt: −$687
• Net cashflow: $-11,694

Break-even live

Break-even rent $18,074

Max offer price $374,042

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: $499,975
• Closing costs: $59,997
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $1,999,900 Active 21 DOM
2. 2026-06-17
   days on market $1,999,900 Active 20 DOM
3. 2026-06-16
   days on market $1,999,900 Active 19 DOM
4. 2026-06-15
   days on market $1,999,900 Active 18 DOM
5. 2026-06-13
   days on market $1,999,900 Active 16 DOM
6. 2026-06-13
   days on market $1,999,900 Active 15 DOM
7. 2026-06-10
   days on market $1,999,900 Active 13 DOM
8. 2026-06-09
   days on market $1,999,900 Active 12 DOM
9. 2026-06-08
   days on market $1,999,900 Active 11 DOM
10. 2026-06-07
    days on market $1,999,900 Active 10 DOM
11. 2026-06-03
    days on market $1,999,900 Active 6 DOM
12. 2026-06-02
    days on market $1,999,900 Active 5 DOM
13. 2026-06-01
    days on market $1,999,900 Active 4 DOM
14. 2026-05-31
    days on market $1,999,900 Active 3 DOM
15. 2026-05-20
    historical $1,999,900
16. 2021-07-26
    soldstatus $1,595,000
17. 2021-07-23
    soldstatus $1,595,000 Closed 1472-char remark

    Show marketing remark (1472 chars)

    Remarkable Avon property. This stunning home with Circular drive, all brick exterior and slate roof, has been exquisitely decorated with custom updates throughout the entire house. The fabulous brand new white kitchen has beautiful Quartzite counters, breakfast bar, wine bar, ice maker, Wolf appliances and Miele coffee bar, set in gorgeous glass cabinetry with designer tile inserts. The family room with coffered ceiling, fabulous mantel over gas fireplace and bookcases, has access to the private screened porch leading to patios for wonderful outdoor entertaining. The formal Living Room with another gorgeous mantle, flows easily into the elegant Dining Room, offering excellent entertaining space. The first floor Master suite has gas fireplace, separate his and her bathrooms and luxurious custom walk-in closets. There are 4 bedrooms upstairs, all with newly updated en-suite bathrooms, plus 3 cleverly placed cozy loft areas to curl up and play games or read. The finished walkout lower level provides a possible in-law/au-pair suite with bedroom and bath, plus home theatre, billiard room, work out space and flex area, ideal for home office or projects. Tons of storage and closets throughout, 4 gas fireplaces, generator, heated 3 car garage, sprinklers, central vac, security system, new landscaping, 2 staircases and to die for decorating. Excellent location with quick access to Bradley International Airport and all major routes. A truly spectacular home.

18. 2021-03-05
    historical Under Contract - Continue to Show 1472-char remark

    Show marketing remark (1472 chars)

    Remarkable Avon property. This stunning home with Circular drive, all brick exterior and slate roof, has been exquisitely decorated with custom updates throughout the entire house. The fabulous brand new white kitchen has beautiful Quartzite counters, breakfast bar, wine bar, ice maker, Wolf appliances and Miele coffee bar, set in gorgeous glass cabinetry with designer tile inserts. The family room with coffered ceiling, fabulous mantel over gas fireplace and bookcases, has access to the private screened porch leading to patios for wonderful outdoor entertaining. The formal Living Room with another gorgeous mantle, flows easily into the elegant Dining Room, offering excellent entertaining space. The first floor Master suite has gas fireplace, separate his and her bathrooms and luxurious custom walk-in closets. There are 4 bedrooms upstairs, all with newly updated en-suite bathrooms, plus 3 cleverly placed cozy loft areas to curl up and play games or read. The finished walkout lower level provides a possible in-law/au-pair suite with bedroom and bath, plus home theatre, billiard room, work out space and flex area, ideal for home office or projects. Tons of storage and closets throughout, 4 gas fireplaces, generator, heated 3 car garage, sprinklers, central vac, security system, new landscaping, 2 staircases and to die for decorating. Excellent location with quick access to Bradley International Airport and all major routes. A truly spectacular home.

19. 2021-02-26
    listed $1,595,000 Active 1472-char remark

    Show marketing remark (1472 chars)

    Remarkable Avon property. This stunning home with Circular drive, all brick exterior and slate roof, has been exquisitely decorated with custom updates throughout the entire house. The fabulous brand new white kitchen has beautiful Quartzite counters, breakfast bar, wine bar, ice maker, Wolf appliances and Miele coffee bar, set in gorgeous glass cabinetry with designer tile inserts. The family room with coffered ceiling, fabulous mantel over gas fireplace and bookcases, has access to the private screened porch leading to patios for wonderful outdoor entertaining. The formal Living Room with another gorgeous mantle, flows easily into the elegant Dining Room, offering excellent entertaining space. The first floor Master suite has gas fireplace, separate his and her bathrooms and luxurious custom walk-in closets. There are 4 bedrooms upstairs, all with newly updated en-suite bathrooms, plus 3 cleverly placed cozy loft areas to curl up and play games or read. The finished walkout lower level provides a possible in-law/au-pair suite with bedroom and bath, plus home theatre, billiard room, work out space and flex area, ideal for home office or projects. Tons of storage and closets throughout, 4 gas fireplaces, generator, heated 3 car garage, sprinklers, central vac, security system, new landscaping, 2 staircases and to die for decorating. Excellent location with quick access to Bradley International Airport and all major routes. A truly spectacular home.

20. 2017-08-18
    soldstatus $1,240,000
21. 2017-08-17
    soldstatus $1,240,000 946-char remark

    Show marketing remark (946 chars)

    Immaculate attention to the finest of details and craftsmanship are distinguishing features of this exquisite home, From the moment you enter the circular driveway you will notice the impeccably maintained grounds, stunning brick façade and slate roof. The beautiful foyer with grand staircase sets the tone. The architect and homeowners paid close attention to every detail. The gourmet kitchen drenched in sunlight offers double ovens, a large limestone island with gas cooktop and eating space with French doors overlooking the professionally landscaped yard. Off of the kitchen is the family room perfect for entertaining or just relaxing by the fireplace, which boasts a hand carved one of a kind mantle. The master bedroom suite features a gas fireplace and large walk in closet as well as his and her master bathrooms. Walking the peaceful grounds you will feel like you are in an English garden. This impressive home is a must see!

22. 2017-06-16
    listed $1,299,000 946-char remark

    Show marketing remark (946 chars)

    Immaculate attention to the finest of details and craftsmanship are distinguishing features of this exquisite home, From the moment you enter the circular driveway you will notice the impeccably maintained grounds, stunning brick façade and slate roof. The beautiful foyer with grand staircase sets the tone. The architect and homeowners paid close attention to every detail. The gourmet kitchen drenched in sunlight offers double ovens, a large limestone island with gas cooktop and eating space with French doors overlooking the professionally landscaped yard. Off of the kitchen is the family room perfect for entertaining or just relaxing by the fireplace, which boasts a hand carved one of a kind mantle. The master bedroom suite features a gas fireplace and large walk in closet as well as his and her master bathrooms. Walking the peaceful grounds you will feel like you are in an English garden. This impressive home is a must see!

23. 2017-06-13
    historical
24. 2016-06-13
    listed $1,470,000
25. 2001-07-03
    soldstatus $225,000
26. 2000-06-17
    listed $249,000

ⓘ 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: $35,490 · $2,958/mo
• Projected year-2 tax: $39,144 · $3,262/mo
• Expected delta: +$3,654/yr (+$304/mo · 10.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 6 d/yr ≥96°F today · 13 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $39,265
• − Mortgage interest: −$112,025
• − Property taxes: −$35,490
• − Insurance: −$10,000
• − Repairs & maintenance: −$3,141
• − Management: −$3,141
• − Depreciation: −$58,179
• Taxable loss: −$182,712
• Est. tax savings @ 24.0%: +$43,851
• After-tax cash flow: $-96,472/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: Avon School District
• NCES district ID: 0900120
• Math proficiency: 64% ▼ -10.00%
• Reading proficiency: 77% ▼ -2.00%
• Median HH income: $114,198
• Composite: 65.87/100
• National rank: #447
• State rank: #11 of 153 in CT

Livability — Avon

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

Census & demographics

• Population (ZIP): 19,157

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Asian 15% Two or more races 6% Hispanic / Latino 5% Black 2%
• Common ancestry: Romanian 9% Lithuanian 3% Italian 2%
• Foreign-born: 17% · South Korea, Canada, China
• Languages at home: 79% English-only · Other Indo-European 8% Other Asian/Pacific 5% Korean 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: —

Market trends

• HPI YoY: ▼ -147.48%
• Current HPI: 174.8885
• 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

+703.2% since first listed

12 events — show timeline

• 2026-05-20 Coming Soon $1,999,900 Smart MLS
• 2021-07-26 Sold (Public Records) $1,595,000 Public Records
• 2021-07-23 Sold (MLS) $1,595,000 Smart MLS
• 2021-03-05 Contingent — Smart MLS
• 2021-02-26 Listed $1,595,000 Smart MLS
• 2017-08-18 Sold (Public Records) $1,240,000 Public Records
• 2017-08-17 Sold (MLS) $1,240,000 Smart MLS
• 2017-06-16 Listed $1,299,000 Smart MLS
• 2017-06-13 Listing Removed — Smart MLS
• 2016-06-13 Listed $1,470,000 Smart MLS
• 2001-07-03 Sold (MLS) $225,000 Smart MLS
• 2000-06-17 Listed $249,000 Smart MLS

Property tax history

+1.6%/yr

Latest (2025): $35,490 · +3.7% YoY. Source: county tax records.