7 Jonathan Pl · Blue Hills, CT 06002

$325,000

3 bd · 2.0 ba · 1,288 sqft · SingleFamily public records · 5 Days on market

Built 1977 0.46 ac lot Est $334k · at est.

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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 +10.6/30.0
• ARV discount +8.7/15.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

RECENTLY RENOVATED HOME IN A NICE NEIGHBORHOOD IS A MUST SEE. UP DATED KITCHEN WITH TILED FLOORING, BATHROOM, ROOF, WOOD BURNING STOVE IN FAMILY ROOM AND NICE BACK YARD.

Key facts

• 0.46 acre lot
• 2 garage spots
• Built 1977

Property features AI

Exterior

• Parking: Attached under-house garage (2-car); Driveway parking; Total parking for 6 vehicles
• Utilities: Public water connected; Public sewer connected; Electric hot water; Oil fuel for heating
• Home design: Single family home; White exterior
• Construction: Frame construction; Concrete foundation; Shingle roof
• Exterior features: Deck; Shed; Fully fenced yard; Level, cleared lot on a cul-de-sac; Private paved driveway

Interior

• Kitchen: Oven/Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Hot water heating (oil-fired) ; Central air conditioning; Oil tank located in garage
• Interior features: Auto garage door opener; Cable available; Open floor plan; Finished, heated full basement with walk-out and interior and garage access; Has attic (crawl space with access via hatch); One fireplace; Seven total rooms
• Laundry & utility: Laundry located in downstairs half bath (lower level); 50-gallon electric hot water tank

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-161 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $297k (8.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $304k (6.6% below list).
• Recommended offer: $297k (8.7% below list) — sets the bar for cash-flow.
• Cap rate 5.7% vs local median 4.7% in Blue Hills — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 81/100 on livability (#14 in CT, #1,343 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, housing A+; Watch: amenities F.
• Bloomfield School District (suburban): math 16% / reading 30% proficiency, ranked #137 of 153 in CT (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Laurel School (307 students, 67% FRL); Carmen Arace Middle School (math 19% / reading 30%, grade F, #153 of 175 statewide, top 88%, 246 students, 61% FRL); Bloomfield High School (math 17% / reading 47%, grade F, #129 of 194 statewide, top 69%, 525 students, 58% FRL) — zoned schools average 62% FRL vs 44% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 67 active listings in the ZIP; 4 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).
• This rent runs 37% of the median local income ($98k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $200k; list at $325k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.

Recommended offer $296,593 (8.7% 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 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.93% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.12%
• DSCR: 0.91
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $333,592
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 Carpenter Ln	0.53mi	3/2.5	1,220 (-5%)	6mo	$350,000	$287	60
216 Woodland Ave	0.38mi	3/1.5	1,234 (-4%)	21mo	$320,000	$259	55
35 Mills Ln	0.64mi	3/1.0	1,205 (-6%)	10mo	$285,000	$237	47
11 Longview Dr	0.70mi	4/2.5 (+1)	1,220 (-5%)	12mo	$410,000	$336	42
141 Tunxis Ave	0.62mi	3/2.0	1,459 (+13%)	13mo	$240,000	$164	38
102 Woodland Ave	0.45mi	3/1.0	1,442 (+12%)	22mo	$247,268	$171	37

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.32×
• Total profit: $-62,331
• Equity at exit: $48,459

10-year hold

• IRR: -11.9%
• Equity multiple: 0.28×
• Total profit: $-65,113
• Equity at exit: $28,100

Cash invested: $91,000 (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 06002

• Rents YoY: 3.1%
• Active inventory: 67
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $3,036 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$720 /mo · $8,634/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$638
• Net cashflow: $-161

Break-even live

Break-even rent $3,240

Max offer price $296,593

Occupancy floor —

Sensitivity live

Price	-10% $23	-5% $-69	+0% $-161	+5% $-253	+10% $-345
Rent	-10% $-401	-5% $-281	+0% $-161	+5% $-41	+10% $79
Rate	-1.0pp $3	-0.5pp $-78	base $-161	+0.5pp $-245	+1.0pp $-331

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
627 Brighton Park Way Bloomfield, CT	1.0–2.0	1.0–2.0	883	$2,757	$3.12	3d	10	0.64mi
55 Tunxis Ave Bloomfield, CT	1.0–3.0	1.0–2.0	1003	$2,850	$2.84	45d	1	0.86mi
95 Filley St Bloomfield, CT	1.0–2.0	1.0–2.0	1020	$2,660	$2.61	3d	7	0.87mi
100 Ryefield Village Dr Bloomfield, CT	2.0–4.0	2.5	1692	$4,046	$2.39	3d	9	1.13mi

Listing history 6 events

1. 2026-05-19
   historical $325,000
2. 2016-02-26
   soldstatus $200,000
3. 2016-02-25
   soldstatus $199,900 169-char remark

   Show marketing remark (169 chars)

   RECENTLY RENOVATED HOME IN A NICE NEIGHBORHOOD IS A MUST SEE. UP DATED KITCHEN WITH TILED FLOORING, BATHROOM, ROOF, WOOD BURNING STOVE IN FAMILY ROOM AND NICE BACK YARD.

4. 2015-09-10
   listed $200,000 169-char remark

   Show marketing remark (169 chars)

   RECENTLY RENOVATED HOME IN A NICE NEIGHBORHOOD IS A MUST SEE. UP DATED KITCHEN WITH TILED FLOORING, BATHROOM, ROOF, WOOD BURNING STOVE IN FAMILY ROOM AND NICE BACK YARD.

5. 1998-01-26
   soldstatus $108,000
6. 1994-05-19
   soldstatus $131,000

ⓘ 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: $8,634 · $720/mo
• Projected year-2 tax: $8,634 · $720/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $36,432
• − Mortgage interest: −$18,205
• − Property taxes: −$8,634
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,915
• − Management: −$2,915
• − Depreciation: −$9,455
• Taxable loss: −$7,316
• Est. tax savings @ 24.0%: +$1,756
• After-tax cash flow: $-174/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: Bloomfield School District
• NCES district ID: 0900330
• Math proficiency: 16% ▼ -13.00%
• Reading proficiency: 30% ▼ -12.00%
• Median HH income: $71,180
• Composite: 22.37/100
• National rank: #8120
• State rank: #137 of 153 in CT

Livability — Blue Hills

• Score: 81/100
• State rank: #14
• US rank: #1343

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hartford County · 754,208 people
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 21,865
• Household income: $98,162
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 692.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 54% White 30% Hispanic / Latino 8% Two or more races 6% Asian 4%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 2% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 82% English-only · Spanish 6% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -175.76%
• Current HPI: 198.4604
• Rent YoY: ▲ 3.11%
• 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

+148.1% since first listed

8 events — show timeline

• 2026-05-28 Pending — Smart MLS
• 2026-05-23 Listed $325,000 Smart MLS
• 2026-05-19 Coming Soon $325,000 Smart MLS
• 2016-02-26 Sold (Public Records) $200,000 Public Records
• 2016-02-25 Sold (MLS) $199,900 Smart MLS
• 2015-09-10 Listed $200,000 Smart MLS
• 1998-01-26 Sold (Public Records) $108,000 Public Records
• 1994-05-19 Sold (Public Records) $131,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $8,634 · +52.4% YoY. Source: county tax records.