779 Ellington Rd · South Windsor, CT 06074

$224,925

4 bd · 1.5 ba · 1,178 sqft · SingleFamily public records · 11 Days on market

Built 1960 0.49 ac lot Est $369k · 39% under

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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 +23.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.6/10.0
• 1% rule +7.5/10.0
• Schools +5.9/10.0
• Rent growth +3.2/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Jacuzzi not in working order. Possible 4th bedroom or office in lower level. Private yard with lots of safe space to play! Wood stove in lower level family room,fire place in living room.

Key facts

• Flexible space
• Corner lot
• 0.49 acre lot

Tags

• CORNER LOT
• PARTIALLY FINISHED BASEMENT
• FLEXIBLE SPACE
• OUTDOOR POSSIBILITIES
• CUSTOMIZE AND BUILD EQUITY

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• South Windsor School District (suburban): math 60% / reading 69% proficiency, ranked #27 of 153 in CT (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 9% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.8%/yr); 118 active listings in the ZIP; high-income renter base; 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 $7k of value loss. Plan a longer hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 25y 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 $147k; list at $225k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $224,925

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.25% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.18%
• DSCR: 1.36
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $368,714
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
779 Ellington Rd	0.00mi	4/1.5	1,178 (0%)	1mo	$250,000	$212	99
72 Northview Dr	0.15mi	3/2.0 (-1)	1,036 (-12%)	3mo	$355,000	$343	64
598 Pleasant Valley Rd	0.31mi	3/1.0 (-1)	1,090 (-8%)	5mo	$295,000	$271	62
38 Tudor Hill Rd	0.22mi	3/2.0 (-1)	1,340 (+14%)	1mo	$415,000	$310	58
148 Quarry Brook Dr	0.29mi	3/1.5 (-1)	1,264 (+7%)	14mo	$405,000	$320	58
79 Judy Ln	0.59mi	3/2.0 (-1)	1,152 (-2%)	7mo	$360,000	$313	56
50 Parkview Dr	0.35mi	3/1.0 (-1)	1,284 (+9%)	8mo	$379,000	$295	55
63 Marilyn Rd	0.66mi	3/2.0 (-1)	1,200 (+2%)	9mo	$360,000	$300	52
171 Hilton Dr	0.37mi	3/1.0 (-1)	1,008 (-14%)	10mo	$358,000	$355	44
192 Hilton Dr	0.35mi	3/1.0 (-1)	1,008 (-14%)	12mo	$330,000	$327	43
53 Parkview Dr	0.38mi	3/2.0 (-1)	1,306 (+11%)	22mo	$371,000	$284	39
516 Chapel Rd	0.68mi	3/1.5 (-1)	1,240 (+5%)	20mo	$404,000	$326	38

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 · 2.75% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.85×
• Total profit: $-9,629
• Equity at exit: $33,537

10-year hold

• IRR: 5.4%
• Equity multiple: 1.39×
• Total profit: $24,692
• Equity at exit: $19,447

Cash invested: $62,979 (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 06074

• Rents YoY: 2.8%
• Active inventory: 118
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,801 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$510 /mo · $6,125/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $429

Break-even live

Break-even rent $2,258

Max offer price $224,925

Occupancy floor 80%

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: $56,231
• Closing costs: $6,748
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-03-07
   status Under Contract
2. 2026-03-02
   status Active
3. 2026-02-10
   status Under Contract
4. 2026-02-04
   listed $224,925 Active
5. 2001-07-02
   soldstatus $147,000
6. 2001-06-29
   soldstatus $147,000 187-char remark

   Show marketing remark (187 chars)

   Jacuzzi not in working order. Possible 4th bedroom or office in lower level. Private yard with lots of safe space to play! Wood stove in lower level family room,fire place in living room.

7. 2001-03-10
   listed $146,900 187-char remark

   Show marketing remark (187 chars)

   Jacuzzi not in working order. Possible 4th bedroom or office in lower level. Private yard with lots of safe space to play! Wood stove in lower level family room,fire place in living room.

8. 1994-11-30
   soldstatus $128,000

ⓘ 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: $6,125 · $510/mo
• Projected year-2 tax: $6,125 · $510/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,614
• − Mortgage interest: −$12,599
• − Property taxes: −$6,125
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,689
• − Management: −$2,689
• − Depreciation: −$6,543
• Taxable income: $1,843
• Est. tax owed @ 24.0%: −$442
• After-tax cash flow: $4,708/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: South Windsor School District
• NCES district ID: 0904170
• Math proficiency: 60% ▼ -9.00%
• Reading proficiency: 69% ▼ -6.00%
• Median HH income: $93,730
• Composite: 58.96/100
• National rank: #965
• State rank: #27 of 153 in CT

Livability — South Windsor

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

Census & demographics

• County: Hartford County · 754,208 people
• City population: 26,907
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 26,907
• Household income: $144,961
• Rent vs Own: 15.1% rent · 84.9% own
• Severe rent burden: 288.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Asian 21% Two or more races 6% Hispanic / Latino 6% Black 4%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 7% Lithuanian 4% Russian 2%
• Foreign-born: 21% · Canada, China
• Languages at home: 74% English-only · Other Indo-European 13% Other Asian/Pacific 6% Spanish 3%

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: ▼ -180.94%
• Current HPI: 193.4197
• Rent YoY: ▲ 2.75%
• 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

+75.7% since first listed

8 events — show timeline

• 2026-03-07 Pending — Smart MLS
• 2026-03-02 Relisted — Smart MLS
• 2026-02-10 Pending — Smart MLS
• 2026-02-04 Listed $224,925 Smart MLS
• 2001-07-02 Sold (Public Records) $147,000 Public Records
• 2001-06-29 Sold (MLS) $147,000 Smart MLS
• 2001-03-10 Listed $146,900 Smart MLS
• 1994-11-30 Sold (Public Records) $128,000 Public Records

Property tax history

+2.5%/yr

Latest (2025): $6,125 · +3.3% YoY. Source: county tax records.