129 Glenview Dr · Newington, CT 06111

$215,000

4 bd · 1.5 ba · 1,692 sqft · SingleFamily public records · 12 Days on market

Built 1951 0.54 ac lot Est $420k · 49% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * OFFER DEADLINE SUNDAY, 12/7 AT NOON! * * Contractor Special & Fixer-Upper Opportunity in a Prime Location! If you're searching for a renovation project, in a fantastic neighborhood-this is it. Located close to shopping, parks, restaurants, and major highways, this property offers unbeatable convenience and long-term upside. The home features a newer metal roof, solid chimney, 4 bedrooms, 1.5 baths, 1,600+ sq. ft. , and a two-car attached garage on a level lot. The backyard has great potential with the right updates. Full transparency: the property shows visible discoloration in the primary bedroom/closet, and the concrete slab foundation does have an issue. The estate has no kno

Key facts

• Level lot
• Newer metal roof
• Solid chimney

Tags

• NEWER METAL ROOF
• SOLID CHIMNEY
• LEVEL LOT
• BACKYARD HANGOUT SPACE
• BEAUTIFUL NEIGHBORHOOD

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $807 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $215k).
• Cap rate 10.8% vs local median 4.4% in Newington — 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 (#30 in CT, #2,143 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Newington School District (suburban): math 38% / reading 53% proficiency, ranked #87 of 153 in CT (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Newington High School (math 52% / reading 70%, grade C+, #43 of 194 statewide, top 22%, 1,327 students, 32% FRL) — zoned schools average 32% FRL vs 15% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 61% at this address vs 46% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Newington School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 94 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 ($103k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.0% rent growth), your $60k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $215,000

Questions for the listing agent

1. Built in 1951 — 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: 1.47% ✓
• Cap rate: 10.80%
• Cash-on-cash: 16.09%
• DSCR: 1.72
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $419,616
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
85 Florence St	0.12mi	3/1.0 (-1)	1,748 (+3%)	0mo	$370,000	$212	82
55 Coles Ave	0.09mi	3/2.0 (-1)	1,848 (+9%)	3mo	$320,000	$173	71
22 Mohawk Cir	0.47mi	3/1.0 (-1)	1,732 (+2%)	4mo	$430,000	$248	64
92 Flagler St	0.58mi	4/1.5	1,667 (-2%)	9mo	$350,000	$210	63
35 Walnut St	0.63mi	3/2.5 (-1)	1,732 (+2%)	2mo	$553,000	$319	56
319 Audubon Ave	0.46mi	3/2.0 (-1)	1,774 (+5%)	10mo	$457,000	$258	55
43 Superior Ave	0.41mi	3/1.5 (-1)	1,834 (+8%)	9mo	$425,000	$232	54
36 Frederick St	0.46mi	3/2.0 (-1)	1,513 (-11%)	9mo	$378,000	$250	47
340 Robbins Ave	0.54mi	3/1.0 (-1)	1,482 (-12%)	4mo	$340,000	$229	44
5 Copper Beech Ln	0.48mi	3/3.0 (-1)	1,872 (+11%)	7mo	$545,000	$291	43
19 Cheney Ln	0.74mi	3/1.5 (-1)	1,486 (-12%)	1mo	$502,000	$338	39
297 Walsh Ave	0.65mi	3/1.5 (-1)	1,488 (-12%)	8mo	$330,000	$222	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 · 0.98% rent growth · sell at horizon

5-year hold

• IRR: 4.6%
• Equity multiple: 1.17×
• Total profit: $10,446
• Equity at exit: $32,057

10-year hold

• IRR: 12.0%
• Equity multiple: 1.85×
• Total profit: $51,166
• Equity at exit: $18,589

Cash invested: $60,200 (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 06111

• Rents YoY: 1.0%
• Active inventory: 94
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $3,165 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$476 /mo · $5,712/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$665
• Net cashflow: $807

Break-even live

Break-even rent $2,143

Max offer price $215,000

Occupancy floor 69%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
92 Indian Hill Rd Newington, CT	3.0	1.0	1250	$2,800	$2.24	44d	1	0.56mi
62 Brookdale Ave Newington, CT	3.0	1.0	1508	$2,900	$1.92	24d	1	0.76mi
47 Pepper Bush Ln Newington, CT	3.0	2.5	2190	$2,850	$1.30	2d	1	1.26mi
32 Lexington Cir Newington, CT	3.0	2.0	1288	$3,000	$2.33	16d	1	1.33mi

Listing history 4 events

1. 2025-12-08
   status Under Contract
2. 2025-12-02
   status Active
3. 2025-09-18
   status Under Contract
4. 2025-09-12
   listed $215,000 Active

ⓘ 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: $5,712 · $476/mo
• Projected year-2 tax: $5,712 · $476/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 · 15 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: $37,980
• − Mortgage interest: −$12,043
• − Property taxes: −$5,712
• − Insurance: −$1,075
• − Repairs & maintenance: −$3,038
• − Management: −$3,038
• − Depreciation: −$6,255
• Taxable income: $6,818
• Est. tax owed @ 24.0%: −$1,636
• After-tax cash flow: $8,051/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: Newington School District
• NCES district ID: 0902880
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 53% ▼ -6.00%
• Median HH income: $74,751
• Composite: 41.37/100
• National rank: #3489
• State rank: #87 of 153 in CT

Livability — Newington

• Score: 79/100
• State rank: #30
• US rank: #2143

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newington, CT
• County: Hartford County · 754,208 people
• City population: 30,896
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 30,896
• Household income: $102,884
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 553.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 12% Two or more races 8% Asian 7% Black 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5%
• Common ancestry: Romanian 12% Lithuanian 7% Russian 3%
• Foreign-born: 20% · Canada, Jamaica, China
• Languages at home: 72% English-only · Spanish 8% Other Indo-European 8% Russian/Polish/Slavic 7%

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: ▼ -194.94%
• Current HPI: 185.3332
• Rent YoY: ▲ 0.98%
• 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

4 events — show timeline

• 2025-12-08 Pending — Smart MLS
• 2025-12-02 Relisted — Smart MLS
• 2025-09-18 Pending — Smart MLS
• 2025-09-12 Listed $215,000 Smart MLS

Property tax history

+1.5%/yr

Latest (2025): $5,712 · +0.8% YoY. Source: county tax records.