20 Reed Ct #20 · West Hartford, CT 06002

$245,000

2 bd · 1.5 ba · 1,202 sqft · Condo · 45 Days on market

Built 1987 $204/sqft · 17% below area Est $295k · 17% under $371/mo HOA · 14% of rent

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Why this score? — see what drove the C- 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 +15.0/15.0
• Cash flow +14.6/30.0
• 1% rule +6.0/10.0
• DSCR +4.4/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful townhouse end unit in Wynfield with privacy and gorgeous backyard views. This bright and open two bedroom one and one half bath unit features a wood burning fireplace in the living room, a deck overlooking the back yard and a full basement. Natural gas heat and central air conditioning. Plus there's a detached one car garage.

Key facts

• Private deck
• Light filled living
• Lush greenery

Tags

• LIGHT FILLED LIVING
• PRIVATE DECK
• LUSH GREENERY
• BACKYARD VIEWS
• EXPANSIVE LOWER LEVEL BASEMENT
• DETACHED GARAGE

Property features AI

Finance

• Other: Part of a 123-unit complex (Wynfield)
• HOA & community: Monthly HOA fee; HOA covers clubhouse, grounds maintenance, trash pickup, snow removal, water, property management, pest control, road maintenance and insurance; Professional off-site property management; Pets allowed per HOA

Exterior

• Parking: Detached garage (1-car)
• Utilities: Public water connected; Public sewer connected; Storm doors
• Home design: Condominium (Condo/Co-Op); End unit; Two levels
• Construction: Concrete construction
• Exterior features: Vinyl siding; Balcony; Porch; Gutters; Radon mitigation (air)

Interior

• Kitchen: Oven/Range; Microwave; Refrigerator; Disposal
• Bedrooms: 2 bedrooms
• Flooring: Concrete floor in basement
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Gas heating; Central air conditioning; 50-gallon hot water tank
• Interior features: Auto garage door opener; Thermostat(s); One fireplace
• Laundry & utility: Washer and dryer included; Laundry located in the basement (lower level)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $245k.

Deal economics

• At list price, monthly cash flow is $56 ($675/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $245k).
• Recommended offer: $238k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.6% 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: schools A+, employment A+, housing A+; Watch: amenities F, cost of living 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.
• Market conditions: Rents rising (+3.1%/yr); 64 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• This rent runs 33% 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 $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($238k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y 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 $154k; list at $245k implies a 59% gain — meaningful room to come down on a strong offer.

Recommended offer $237,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.10% ✓
• Cap rate: 6.57%
• Cash-on-cash: 0.98%
• DSCR: 1.04
• GRM: 7.6

CMA / ARV

• ARV (median comp): $294,758
• List price: $245,000
• Delta: -16.88%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.11% rent growth · sell at horizon

5-year hold

• IRR: -14.4%
• Equity multiple: 0.48×
• Total profit: $-35,551
• Equity at exit: $36,530

10-year hold

• IRR: -5.3%
• Equity multiple: 0.65×
• Total profit: $-24,029
• Equity at exit: $21,183

Cash invested: $68,600 (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: 64
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,684 medium
• Mortgage (P&I): −$1,285
• Tax est. 1.5%: −$306 /mo · $3,675/yr
• Insurance: −$102
• HOA: −$371
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $56

Break-even live

Break-even rent $2,613

Max offer price $245,000

Occupancy floor 93%

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Ryefield Village Dr Bloomfield, CT	2.0–4.0	2.5	1692	$3,639	$2.15	2d	9	0.37mi
55 Tunxis Ave Bloomfield, CT	1.0–3.0	1.0–2.0	1003	$2,346	$2.34	44d	1	0.76mi
15 Regency Dr Bloomfield, CT	1.0	1.0	790	$1,400	$1.77	44d	1	0.80mi

HOA detail condo

• Monthly dues: $371 · $4,452/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-15
   days on market $245,000 Active 45 DOM
2. 2026-06-13
   days on market $245,000 Active 43 DOM
3. 2026-06-10
   days on market $245,000 Active 40 DOM
4. 2026-06-09
   days on market $245,000 Active 39 DOM
5. 2026-06-08
   days on market $245,000 Active 38 DOM
6. 2026-06-07
   days on market $245,000 Active 37 DOM
7. 2026-06-05
   days on market $245,000 Active 34 DOM
8. 2026-06-03
   days on market $245,000 Active 33 DOM
9. 2026-06-02
   days on market $245,000 Active 32 DOM
10. 2026-06-01
    days on market $245,000 Active 31 DOM
11. 2026-05-31
    days on market $245,000 Active 30 DOM
12. 2026-05-01
    listed $245,000 Active 895-char remark
13. 2019-05-31
    soldstatus $154,000 Closed 337-char remark

    Show marketing remark (337 chars)

    Beautiful townhouse end unit in Wynfield with privacy and gorgeous backyard views. This bright and open two bedroom one and one half bath unit features a wood burning fireplace in the living room, a deck overlooking the back yard and a full basement. Natural gas heat and central air conditioning. Plus there's a detached one car garage.

14. 2019-05-28
    historical 337-char remark

    Show marketing remark (337 chars)

    Beautiful townhouse end unit in Wynfield with privacy and gorgeous backyard views. This bright and open two bedroom one and one half bath unit features a wood burning fireplace in the living room, a deck overlooking the back yard and a full basement. Natural gas heat and central air conditioning. Plus there's a detached one car garage.

15. 2019-04-20
    historical Under Contract - Continue to Show 337-char remark

    Show marketing remark (337 chars)

    Beautiful townhouse end unit in Wynfield with privacy and gorgeous backyard views. This bright and open two bedroom one and one half bath unit features a wood burning fireplace in the living room, a deck overlooking the back yard and a full basement. Natural gas heat and central air conditioning. Plus there's a detached one car garage.

16. 2019-04-14
    listed $156,900 Active 337-char remark

    Show marketing remark (337 chars)

    Beautiful townhouse end unit in Wynfield with privacy and gorgeous backyard views. This bright and open two bedroom one and one half bath unit features a wood burning fireplace in the living room, a deck overlooking the back yard and a full basement. Natural gas heat and central air conditioning. Plus there's a detached one car garage.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $32,209
• − Mortgage interest: −$13,724
• − Property taxes: −$3,675
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,577
• − Management: −$2,577
• − HOA: −$4,452
• − Depreciation: −$7,127
• Taxable loss: −$3,148
• Est. tax savings @ 24.0%: +$755
• After-tax cash flow: $1,431/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 — 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

• County: Hartford County · 754,208 people
• City population: 63,441
• 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

+56.2% since first listed

6 events — show timeline

• 2026-06-16 Listing Removed — Smart MLS
• 2026-05-01 Listed $245,000 Smart MLS
• 2019-05-31 Sold (MLS) $154,000 Smart MLS
• 2019-05-28 Listing Removed — Smart MLS
• 2019-04-20 Contingent — Smart MLS
• 2019-04-14 Listed $156,900 Smart MLS