53 Shenipsit St · Rockville, CT 06029

$249,900

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 4 Days on market

Built 1959 0.69 ac lot $229/sqft · 7% below area Est $268k · 7% under

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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 +11.4/30.0
• ARV discount +10.5/15.0
• Schools +5.6/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bright & welcoming...Clean as a whistle! Open flr plan gives this home great flow & light. Refin hrdwd flrs, fresh paint, new roof, windows & guters-new oven & micrwve-lrg deck ovrlks fantastic, priv yrd-1 car gar-updated elec-bsmnt studded, zoned for heat...Just needs sheetrock-outbldg & gazebo. This is a great house!!

Key facts

• 0.69 acre lot
• Garage
• Built 1959

Property features AI

Exterior

• Parking: Under-house garage; Driveway parking; 6 total parking spaces; 1 garage
• Utilities: Private well water; Septic sewage; Oil fuel tank located in basement
• Home design: Single-family home
• Construction: Frame construction; Shingle roof; Shake siding; Concrete foundation
• Exterior features: Lightly wooded lot; Private driveway

Interior

• Kitchen: Oven/Range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating (oil-fired); Window unit cooling
• Interior features: 5 total rooms; Full basement with walk-out; Attic with hatch access; Window air conditioning units
• Laundry & utility: Tankless hot water

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-87 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $211k (15.4% below list).
• Recommended offer: $211k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.5% in Rockville — 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 73/100 on livability (#73 in CT) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, crime B+; Watch: employment D, amenities F, commute F.
• Ellington School District (suburban): math 58% / reading 66% proficiency, ranked #38 of 153 in CT (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Center School (math 61% / reading 65%, grade B, #131 of 553 statewide, top 24%, 466 students, 20% FRL); Ellington Middle School (math 53% / reading 64%, grade B, #53 of 175 statewide, top 30%, 398 students, 17% FRL); Ellington High School (math 47% / reading 67%, grade C, #52 of 194 statewide, top 31%, 737 students, 16% FRL).
• Market conditions: 49 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 16y 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 $185k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1959 — 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 $211,412 (15.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.85% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.49%
• DSCR: 0.93
• GRM: 9.9

CMA / ARV

• ARV (median comp): $267,846
• List price: $249,900
• Delta: -6.70%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Upper Butcher Rd	0.13mi	3/1.0	1,100 (+1%)	13mo	$280,000	$255	82
134 E Main St	0.55mi	3/1.0	1,123 (+3%)	2mo	$265,000	$236	68
55 Mountain St	0.18mi	3/2.0	980 (-10%)	13mo	$135,000	$138	60
115 Mountain St	0.33mi	3/1.0	960 (-12%)	12mo	$270,000	$281	54
18 Gaynor Pl	0.41mi	2/1.0 (-1)	977 (-10%)	21mo	$220,000	$225	40

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: -18.7%
• Equity multiple: 0.34×
• Total profit: $-45,962
• Equity at exit: $37,261

10-year hold

• IRR: -11.1%
• Equity multiple: 0.33×
• Total profit: $-46,925
• Equity at exit: $21,607

Cash invested: $69,972 (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 06029

• Active inventory: 49
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,114 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$342 /mo · $4,106/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $-87

Break-even live

Break-even rent $2,224

Max offer price $234,595

Occupancy floor 99%

Sensitivity live

Price	-10% $55	-5% $-16	+0% $-87	+5% $-157	+10% $-228
Rent	-10% $-254	-5% $-170	+0% $-87	+5% $-3	+10% $80
Rate	-1.0pp $39	-0.5pp $-23	base $-87	+0.5pp $-151	+1.0pp $-217

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
138 Mountain St Ellington, CT	2.0	1.5	1286	$2,300	$1.79	3d	1	0.54mi
10 Cemetary Ave Vernon, CT	2.0	1.0	1008	$2,100	$2.08	45d	1	0.72mi
105 Brooklyn St Fl 2 Vernon, CT	2.0	1.0	980	$1,780	$1.82	5d	1	0.90mi
Woodland St Vernon, CT	3.0	1.0	1500	$2,675	$1.78	5d	1	1.02mi
37 S Grove St Unit 37 Vernon, CT	2.0	1.0	931	$1,850	$1.99	3d	1	1.25mi
159 Union St Vernon, CT	2.0	1.0	900	$1,200	$1.33	25d	1	1.26mi
23 Bancroft Rd Vernon, CT	3.0	1.0	1020	$3,000	$2.94	45d	1	1.35mi
1134 Hartford Tpke Vernon, CT	2.0	1.0	910	$1,750	$1.92	3d	1	1.44mi
40 West St Vernon, CT	2.0	1.0	735	$1,800	$2.45	3d	1	1.45mi

Listing history 7 events

1. 2026-05-16
   listed $249,900 Active 873-char remark
2. 2026-05-14
   historical $249,900 873-char remark
3. 2011-03-31
   soldstatus $185,000
4. 2011-03-31
   soldstatus $185,000
5. 2011-03-30
   soldstatus $185,000 341-char remark

   Show marketing remark (341 chars)

   Bright & welcoming...Clean as a whistle! Open flr plan gives this home great flow & light. Refin hrdwd flrs, fresh paint, new roof, windows & guters-new oven & micrwve-lrg deck ovrlks fantastic, priv yrd-1 car gar-updated elec-bsmnt studded, zoned for heat...Just needs sheetrock-outbldg & gazebo. This is a great house!!

6. 2010-11-02
   listed $189,900 341-char remark

   Show marketing remark (341 chars)

   Bright & welcoming...Clean as a whistle! Open flr plan gives this home great flow & light. Refin hrdwd flrs, fresh paint, new roof, windows & guters-new oven & micrwve-lrg deck ovrlks fantastic, priv yrd-1 car gar-updated elec-bsmnt studded, zoned for heat...Just needs sheetrock-outbldg & gazebo. This is a great house!!

7. 1992-08-14
   soldstatus $119,900

ⓘ 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: $4,106 · $342/mo
• Projected year-2 tax: $4,727 · $394/mo
• Expected delta: +$621/yr (+$52/mo · 15.1%)

ⓘ 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 ≥94°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: $25,369
• − Mortgage interest: −$13,998
• − Property taxes: −$4,106
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,030
• − Management: −$2,030
• − Depreciation: −$7,270
• Taxable loss: −$5,313
• Est. tax savings @ 24.0%: +$1,275
• After-tax cash flow: $236/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: Ellington School District
• NCES district ID: 0901440
• Math proficiency: 58% ▼ -2.00%
• Reading proficiency: 66% ▼ -2.00%
• Median HH income: $81,612
• Composite: 55.73/100
• National rank: #1220
• State rank: #38 of 153 in CT

Livability — Rockville

• Score: 73/100
• State rank: #73
• US rank: #5355

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Tolland County · 46,815 people
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 16,238
• Household income: $129,331
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 339.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Asian 6% Two or more races 5% Hispanic / Latino 4% Black 3%
• Common ancestry: Romanian 8% Lithuanian 7% Russian 3%
• Foreign-born: 7% · Canada, Vietnam, South Korea
• Languages at home: 91% English-only · Spanish 3% Other Asian/Pacific 2% Other Indo-European 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: ▼ -163.04%
• Current HPI: 179.3303
• Rent YoY: —
• 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

+108.4% since first listed

8 events — show timeline

• 2026-05-19 Pending — Smart MLS
• 2026-05-16 Listed $249,900 Smart MLS
• 2026-05-14 Coming Soon $249,900 Smart MLS
• 2011-03-31 Sold (Public Records) $185,000 Public Records
• 2011-03-31 Sold (Public Records) $185,000 Public Records
• 2011-03-30 Sold (MLS) $185,000 Smart MLS
• 2010-11-02 Listed $189,900 Smart MLS
• 1992-08-14 Sold (Public Records) $119,900 Public Records

Property tax history

+1.1%/yr

Latest (2023): $4,106 · +5.5% YoY. Source: county tax records.