45 Navratil Rd · Storrs, CT 06279

$290,000

3 bd · 1.0 ba · 1,359 sqft · SingleFamily public records · 4 Days on market

Built 1965 0.76 ac lot Est $321k · 10% under

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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).

• Cash flow +19.1/30.0
• ARV discount +11.8/15.0
• DSCR +6.0/10.0
• 1% rule +4.8/10.0
• Livability +4.1/5.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Quaint & Cozy!! An excellent home if looking to downsize or just starting out!!! New Handicap access entrance with living all on one main floor. Large rear porch looking over a beautiful flat backyard. This house has a lot of charm and needs a little TLC. Spacious kitchen with a wall to wall carpeted family room. Motivated Seller! No Sunday showings per owner

Key facts

• 0.76 acre lot
• Garage
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $310 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $285k (1.7% below list).
• Recommended offer: $285k (1.7% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 3.8% in Storrs — 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 82/100 on livability (#8 in CT, #1,066 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment F, housing F.
• Willington School District (rural): math 36% / reading 53% proficiency, ranked #90 of 153 in CT (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 28 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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 $97k; list at $290k implies a 199% gain — meaningful room to come down on a strong offer.

Recommended offer $285,000 (1.7% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.98% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.58%
• DSCR: 1.20
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $320,724
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 Navratil Rd	0.00mi	3/1.0	1,359 (0%)	1mo	$307,500	$226	99
36 Luchon Rd	0.44mi	3/1.5	1,400 (+3%)	18mo	$330,000	$236	58

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: -9.2%
• Equity multiple: 0.66×
• Total profit: $-27,262
• Equity at exit: $43,240

10-year hold

• IRR: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,679
• Equity at exit: $25,074

Cash invested: $81,200 (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 06279

• Home prices YoY: -4.5%
• Active inventory: 28
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,850 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$300 /mo · $3,602/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$598
• Net cashflow: $310

Break-even live

Break-even rent $2,458

Max offer price $290,000

Occupancy floor 84%

Sensitivity live

Price	-10% $474	-5% $392	+0% $310	+5% $228	+10% $146
Rent	-10% $85	-5% $197	+0% $310	+5% $422	+10% $535
Rate	-1.0pp $456	-0.5pp $383	base $310	+0.5pp $235	+1.0pp $158

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
157 River Rd #2 Willington, CT	3.0	2.0	1522	$2,850	$1.87	19d	1	0.82mi

Listing history 7 events

1. 2026-04-23
   status Under Contract
2. 2026-04-20
   listed $290,000 Active
3. 2026-04-17
   historical $290,000
4. 2017-08-14
   soldstatus $97,000 365-char remark

   Show marketing remark (365 chars)

   Quaint & Cozy!! An excellent home if looking to downsize or just starting out!!! New Handicap access entrance with living all on one main floor. Large rear porch looking over a beautiful flat backyard. This house has a lot of charm and needs a little TLC. Spacious kitchen with a wall to wall carpeted family room. Motivated Seller! No Sunday showings per owner

5. 2016-10-02
   listed $99,999 365-char remark

   Show marketing remark (365 chars)

   Quaint & Cozy!! An excellent home if looking to downsize or just starting out!!! New Handicap access entrance with living all on one main floor. Large rear porch looking over a beautiful flat backyard. This house has a lot of charm and needs a little TLC. Spacious kitchen with a wall to wall carpeted family room. Motivated Seller! No Sunday showings per owner

6. 1995-05-04
   soldstatus $60,000
7. 1990-05-25
   soldstatus $115,000

ⓘ 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: $3,602 · $300/mo
• Projected year-2 tax: $4,904 · $409/mo
• Expected delta: +$1,302/yr (+$108/mo · 36.1%)

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

Taxation est. · year 1

• Rental income: $34,200
• − Mortgage interest: −$16,245
• − Property taxes: −$3,602
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,736
• − Management: −$2,736
• − Depreciation: −$8,436
• Taxable loss: −$1,005
• Est. tax savings @ 24.0%: +$241
• After-tax cash flow: $3,958/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: Willington School District
• NCES district ID: 0905100
• Math proficiency: 36% ▼ -20.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $68,267
• Composite: 39.91/100
• National rank: #3851
• State rank: #90 of 153 in CT

Livability — Storrs

• Score: 82/100
• State rank: #8
• US rank: #1066

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 17,505
• Population (ZIP): 5,563

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Asian 7% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Lithuanian 11% Romanian 8% Serbian 3%
• Foreign-born: 9% · China, Canada
• Languages at home: 92% English-only · Tagalog/Filipino 2% Spanish 2% Chinese 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: ▼ -12.63%
• Current HPI: 270.5381
• 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

+152.2% since first listed

7 events — show timeline

• 2026-04-23 Pending — Smart MLS
• 2026-04-20 Listed $290,000 Smart MLS
• 2026-04-17 Coming Soon $290,000 Smart MLS
• 2017-08-14 Sold (MLS) $97,000 Smart MLS
• 2016-10-02 Listed $99,999 Smart MLS
• 1995-05-04 Sold (Public Records) $60,000 Public Records
• 1990-05-25 Sold (Public Records) $115,000 Public Records

Property tax history

+1.5%/yr

Latest (2023): $3,602 · +2.8% YoY. Source: county tax records.