325 Rockwell Ave · Blue Hills, CT 06002

$385,000

4 bd · 3.5 ba · 2,016 sqft · SingleFamily public records · 5 Days on market

Built 1961 0.26 ac lot Est $312k · 23% over

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Why this score? — see what drove the D- 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 +15.1/30.0
• 1% rule +5.0/10.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

ATTENTION INVESTORS AND 203K BUYERS: SPACIOUS 2016 SQ FT 1961 BUILT COLONIAL IN NEED OF SOME RESTORATION WORK ! FEATURES INCLUDE HARDWOOD FLOORING, PARTIALLY FINISHED BASEMENT, VINYL SIDING, REPLACEMENT WINDOWS & 2 CAR GARAGE !! GREAT LOCATION CLOSE TO SHOPPING, SCHOOLS, AND BLOOMFIELD CENTER

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 1961

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water connected; Public sewer connected; Electric service (standard)
• Home design: Single-family home
• Construction: Frame construction; Concrete foundation
• Exterior features: Level lot; Vinyl siding; Asphalt shingle roof

Interior

• Kitchen: Oven/Range; Refrigerator; Dishwasher
• Bedrooms: Four bedrooms
• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Baseboard heating with propane fuel; Above-ground propane tank
• Interior features: Nine total rooms; Full, partially finished basement; Attic with hatch access; Window air conditioning unit
• Laundry & utility: Laundry room on lower level; Tankless hot water

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $385k.

Deal economics

• At list price, monthly cash flow is $129 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $385k).
• Cap rate 6.7% vs local median 4.7% in Blue Hills — 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 81/100 on livability (#14 in CT, #1,343 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, housing A+; Watch: amenities F.
• Bloomfield School District (suburban): math 16% / reading 30% proficiency, ranked #137 of 153 in CT (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Laurel School (307 students, 67% FRL); Carmen Arace Middle School (math 19% / reading 30%, grade F, #153 of 175 statewide, top 88%, 246 students, 61% FRL); Bloomfield High School (math 17% / reading 47%, grade F, #129 of 194 statewide, top 69%, 525 students, 58% FRL) — zoned schools average 62% FRL vs 44% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 67 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• At $3,861/mo this rent would consume 47% of the median local household income ($98k/yr) (locally 692% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.

Negotiation context

• Only 5 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 $138k; list at $385k implies a 179% gain — meaningful room to come down on a strong offer.

Recommended offer $385,000

Questions for the listing agent

1. Built in 1961 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
5. 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.
6. 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.
7. 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: 1.00% ✓
• Cap rate: 6.70%
• Cash-on-cash: 1.44%
• DSCR: 1.06
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $312,480
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Arthur Dr	0.12mi	3/1.0 (-1)	1,968 (-2%)	14mo	$339,000	$172	64
3 Norman Dr	0.59mi	4/2.5	2,002 (-1%)	16mo	$310,000	$155	54
119 E Pershing St	0.67mi	3/2.0 (-1)	2,160 (+7%)	17mo	$323,000	$150	32

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.50×
• Total profit: $-53,507
• Equity at exit: $57,405

10-year hold

• IRR: -4.7%
• Equity multiple: 0.69×
• Total profit: $-33,345
• Equity at exit: $33,288

Cash invested: $107,800 (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 06002

• Rents YoY: 3.1%
• Active inventory: 67
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $3,861 medium
• Mortgage (P&I): −$2,019
• Tax from tax record: −$741 /mo · $8,895/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$811
• Net cashflow: $129

Break-even live

Break-even rent $3,697

Max offer price $385,000

Occupancy floor 92%

Sensitivity live

Price	-10% $347	-5% $238	+0% $129	+5% $20	+10% $-89
Rent	-10% $-176	-5% $-23	+0% $129	+5% $282	+10% $434
Rate	-1.0pp $323	-0.5pp $227	base $129	+0.5pp $30	+1.0pp $-72

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
65 Jolley Dr Bloomfield, CT	1.0–3.0	1.0–2.0	1054	$4,500	$4.27	45d	16	0.73mi
42 Alderwood Dr West Hartford, CT	3.0	1.5	1470	$3,300	$2.24	13d	1	1.08mi
38 Portage Rd West Hartford, CT	4.0	3.0	1842	$3,950	$2.14	3d	1	1.15mi

Listing history 7 events

1. 2026-06-19
   status $385,000 Under Contract 5 DOM
2. 2026-06-18
   days on market $385,000 Active 5 DOM
3. 2026-06-17
   days on market $385,000 Active 4 DOM
4. 2026-06-16
   days on market $385,000 Active 3 DOM
5. 2026-06-15
   status $385,000 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $385,000 Coming Soon 2 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: $8,895 · $741/mo
• Projected year-2 tax: $8,895 · $741/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $46,328
• − Mortgage interest: −$21,566
• − Property taxes: −$8,895
• − Insurance: −$1,925
• − Repairs & maintenance: −$3,706
• − Management: −$3,706
• − Depreciation: −$11,200
• Taxable loss: −$4,670
• Est. tax savings @ 24.0%: +$1,121
• After-tax cash flow: $2,672/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: Bloomfield School District
• NCES district ID: 0900330
• Math proficiency: 16% ▼ -13.00%
• Reading proficiency: 30% ▼ -12.00%
• Median HH income: $71,180
• Composite: 22.37/100
• National rank: #8120
• State rank: #137 of 153 in CT

Livability — Blue Hills

• Score: 81/100
• State rank: #14
• US rank: #1343

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hartford County · 754,208 people
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 21,865
• Household income: $98,162
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 692.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 54% White 30% Hispanic / Latino 8% Two or more races 6% Asian 4%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 2% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 82% English-only · Spanish 6% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -175.76%
• Current HPI: 198.4604
• Rent YoY: ▲ 3.11%
• 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

+328.3% since first listed

6 events — show timeline

• 2026-06-14 Listed $385,000 Smart MLS
• 2026-06-11 Coming Soon $385,000 Smart MLS
• 2016-08-18 Sold (MLS) $138,000 Smart MLS
• 2016-06-17 Listing Removed — Smart MLS
• 2016-03-29 Listed $136,900 Smart MLS
• 1995-02-14 Sold (Public Records) $89,900 Public Records

Property tax history

+3.6%/yr

Latest (2025): $8,895 · +44.4% YoY. Source: county tax records.