123 N Hollow Rd · North Granby, CT 06027

$90,000

3 bd · 2.0 ba · 1,742 sqft · SingleFamily public records · 14 Days on market

Built 1956 1.50 ac lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +6.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.7/10.0

Listing remarks

Situated on approximately 1.5 acres in a rural and private setting, this property offers a great opportunity for builders, investors, or buyers looking to create their dream home. The lot is mostly flat with a slightly wooded landscape, providing privacy and a peaceful setting. The existing home has sustained severe fire damage and is considered a complete tear-down. The highest and best use may be to retain the existing foundation, if feasible, and rebuild. Value is primarily in the land and location. Excellent opportunity to bring new life to a beautiful homesite in a desirable rural setting.

Key facts

• Existing foundation
• Private setting
• Mostly flat lot

Tags

• PRIVATE SETTING
• MOSTLY FLAT LOT
• SLIGHTLY WOODED LANDSCAPE
• EXISTING FOUNDATION
• DESIRABLE RURAL SETTING

Property features AI

Finance

• Financial info: Assessed value listed in public records

Exterior

• Utilities: Private well water; Septic sewage; No hot water reported
• Home design: Single-family home
• Construction: Frame construction; Concrete foundation; Asphalt shingle roof; Built prior to or in public records (living area reported)
• Exterior features: Lightly wooded lot; Vinyl siding

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot air heating; No fuel specified for heating
• Interior features: 6 total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $750 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Cap rate 16.3% vs local median 2.6% in North Granby — 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 63/100 on livability (#132 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Hartland School District (rural): math 55% / reading 75% proficiency, ranked #69 of 192 in CT (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 6% free/reduced lunch — higher-income household profile.
• Market conditions: 8 active listings in the ZIP; 154 units permitted in Northwest Hills Planning Region in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,000

Questions for the listing agent

1. Built in 1956 — 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. 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.
4. 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.
5. 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: 1.93% ✓
• Cap rate: 16.30%
• Cash-on-cash: 35.74%
• DSCR: 2.59
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $344,916
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1 Hartland Blvd	0.56mi	3/2.0	1,765 (+1%)	8mo	$350,000	$198	65
80 Walnut Hill Rd	0.56mi	3/2.0	1,590 (-9%)	2mo	$315,000	$198	57

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: 31.4%
• Equity multiple: 2.32×
• Total profit: $33,239
• Equity at exit: $13,419

10-year hold

• IRR: 38.6%
• Equity multiple: 4.60×
• Total profit: $90,597
• Equity at exit: $7,782

Cash invested: $25,200 (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 06027

• Home prices YoY: -2.8%
• Active inventory: 8
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,737 medium
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$365
• Net cashflow: $750

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 52%

Sensitivity live

Price	-10% $813	-5% $782	+0% $750	+5% $719	+10% $688
Rent	-10% $613	-5% $682	+0% $750	+5% $819	+10% $888
Rate	-1.0pp $796	-0.5pp $773	base $750	+0.5pp $727	+1.0pp $703

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-13
   listed $90,000 Active

ⓘ 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: $20,847
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$1,668
• − Management: −$1,668
• − Depreciation: −$2,618
• Taxable income: $8,052
• Est. tax owed @ 24.0%: −$1,932
• After-tax cash flow: $7,073/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: Hartland School District
• NCES district ID: 0901950
• Math proficiency: 55% ▲ 5.00%
• Reading proficiency: 75% ▲ 5.00%
• Median HH income: $88,705
• Composite: 60.28/100
• National rank: #1738
• State rank: #69 of 192 in CT

Livability — North Granby

• Score: 63/100
• State rank: #132
• US rank: #16054

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,290
• Population (ZIP): 1,376

Population outlook (Northwest Hills County) Hauer SSP2

• By 2040: 118,998

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 12% Lithuanian 7% Portuguese 5%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Northwest Hills

• 2024 margin: Toss-up / Even · D 48.6% · R 49.9% · Other 1.6%
• All cycles: 2024: R+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.66%
• Current HPI: 228.2331
• 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

1 event — show timeline

• 2026-05-13 Listed $90,000 Smart MLS

Property tax history

+1.7%/yr

Latest (2025): $4,842 · +5.0% YoY. Source: county tax records.