17 Autumn Trl · Coventry Lake, CT 06238

$160,000

2 bd · 1.0 ba · 775 sqft · SingleFamily public records · 6 Days on market

Built 1940 4,791 sqft lot Est $258k · 38% under $10/mo HOA

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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 +28.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• Schools +5.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Everything old is new again!! New vinyl siding, much new insulation, new electrical, newer roof..And more!!! Private well. Oak grove lake association $142 yr.Avail. Immediately call nita 429 5938 for more

Key facts

• Sandy beach
• Firepit
• Good sized side deck

Tags

• LAKE ACCESS
• SANDY BEACH
• COVERED PAVILION
• FIREPIT
• COZY ENCLOSED FRONT PORCH
• GOOD SIZED SIDE DECK

Property features AI

Finance

• Other: Property is within Connecticut, Tolland County; nearby amenities include basketball court, golf course, health club, lake, library, medical facilities, park, and stables/riding
• HOA & community: Homeowners association with annual fee of $125; Association includes lake/beach access and beach rights; association membership required

Exterior

• Parking: Parking for 6 vehicles
• Utilities: Private well water; Septic system; Above-ground fuel tank
• Home design: Single-family home; Yellow exterior
• Construction: Frame construction; Vinyl siding; Asphalt shingle roof; Block and concrete foundation
• Exterior features: Deck; Lightly wooded, level lot; Private driveway (unpaved)

Interior

• Kitchen: Oven/Range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Oil-fired heat; Oil hot water domestic hot water
• Interior features: 4 total rooms; Sitting room; Crawl space basement; Attic with pull-down stairs
• Laundry & utility: Washer and dryer; Laundry located on the front porch (main level)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $538 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 10.3% vs local median 3.4% in Coventry Lake — 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 71/100 on livability (#92 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Coventry School District (rural): math 57% / reading 71% proficiency, ranked #30 of 153 in CT (top 20%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Coventry Grammar School (375 students, 24% FRL); Capt. Nathan Hale School (math 56% / reading 74%, grade A-, #29 of 175 statewide, top 17%, 389 students, 25% FRL); Coventry Academy (18 students, 0% FRL) — zoned schools at 16% FRL track the district average.
• Market conditions: 60 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $45k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 26y 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 $126k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,000

Questions for the listing agent

1. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.31% ✓
• Cap rate: 10.33%
• Cash-on-cash: 14.41%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $258,075
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Sunset Trl	0.07mi	2/1.0	828 (+7%)	11mo	$307,000	$371	76
30 Knollwood Dr	0.04mi	2/1.0	880 (+14%)	4mo	$125,000	$142	72
2567 Main St	0.33mi	2/1.0	808 (+4%)	9mo	$292,000	$361	70
2517 Main St	0.31mi	2/1.0	720 (-7%)	11mo	$152,000	$211	65
48 Lakeview Dr	0.62mi	2/1.0	794 (+2%)	5mo	$300,000	$378	63
2392 Main St	0.37mi	1/1.0 (-1)	684 (-12%)	1mo	$210,000	$307	58
63 Fox Trl	0.73mi	2/1.0	780 (+1%)	9mo	$260,000	$333	58
68 Old Oak Trl	0.49mi	2/1.0	852 (+10%)	9mo	$241,000	$283	53
71 Standish Rd	0.32mi	1/1.0 (-1)	684 (-12%)	17mo	$510,000	$746	46
21 Lakeview Dr	0.62mi	2/1.0	858 (+11%)	23mo	$251,000	$293	34
66 Squirrel Trl	0.73mi	1/1.0 (-1)	676 (-13%)	20mo	$235,000	$348	23

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: 4.8%
• Equity multiple: 1.19×
• Total profit: $8,369
• Equity at exit: $23,857

10-year hold

• IRR: 14.3%
• Equity multiple: 2.15×
• Total profit: $51,549
• Equity at exit: $13,834

Cash invested: $44,800 (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 06238

• Home prices YoY: -31.6%
• Active inventory: 60
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,089 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$197 /mo · $2,361/yr
• Insurance: −$67
• HOA: −$10
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $538

Break-even live

Break-even rent $1,408

Max offer price $160,000

Occupancy floor 69%

Sensitivity live

Price	-10% $628	-5% $583	+0% $538	+5% $493	+10% $447
Rent	-10% $373	-5% $455	+0% $538	+5% $620	+10% $703
Rate	-1.0pp $618	-0.5pp $579	base $538	+0.5pp $496	+1.0pp $454

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
173 Daly Rd Coventry, CT	2.0	1.0	988	$1,950	$1.97	3d	1	0.14mi
146 Beebe Farms Rd Coventry, CT	2.0	1.0	916	$2,100	$2.29	3d	1	0.85mi
157 S River Rd Coventry, CT	2.0	1.0	1080	$3,200	$2.96	3d	1	1.01mi

HOA detail

• Monthly dues: $10 · $120/yr
• Likely covers: electric

Listing history 4 events

1. 2026-06-16
   statusdays on market $160,000 Under Contract 6 DOM
2. 2026-06-15
   days on market $160,000 Active 5 DOM
3. 2026-06-13
   remarks 699-char remark
4. 2026-06-13
   listed $160,000 Active 3 DOM

ⓘ 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: $2,361 · $197/mo
• Projected year-2 tax: $2,892 · $241/mo
• Expected delta: +$532/yr (+$44/mo · 22.5%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°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: $25,069
• − Mortgage interest: −$8,962
• − Property taxes: −$2,361
• − Insurance: −$800
• − Repairs & maintenance: −$2,006
• − Management: −$2,006
• − HOA: −$120
• − Depreciation: −$4,655
• Taxable income: $4,160
• Est. tax owed @ 24.0%: −$998
• After-tax cash flow: $5,457/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: Coventry School District
• NCES district ID: 0900960
• Math proficiency: 57% ▼ -11.00%
• Reading proficiency: 71% ▼ -6.00%
• Median HH income: $88,074
• Composite: 57.98/100
• National rank: #1037
• State rank: #30 of 153 in CT

Livability — Coventry Lake

• Score: 71/100
• State rank: #92
• US rank: #7117

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Coventry Lake, CT
• City population: 12,267
• Population (ZIP): 12,267

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Hispanic / Latino 5% Two or more races 4% Asian 2%
• Common ancestry: Romanian 9% Lithuanian 7% Slovak 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 93% English-only · Spanish 3% French/Haitian/Cajun 1% Russian/Polish/Slavic 1%

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: ▼ -119.22%
• Current HPI: 258.0578
• 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

+93.0% since first listed

5 events — show timeline

• 2026-06-09 Listed $160,000 Smart MLS
• 2002-11-27 Sold (Public Records) $126,000 Public Records
• 2000-10-16 Sold (MLS) $82,000 Smart MLS
• 2000-10-12 Sold (Public Records) $82,000 Public Records
• 2000-07-27 Listed $82,900 Smart MLS

Property tax history

-0.6%/yr

Latest (2023): $2,361 · +1.9% YoY. Source: county tax records.