17 Inverness Ln · Middletown, CT 06457

$234,900

3 bd · 1.0 ba · 1,209 sqft · SingleFamily public records · 6 Days on market

Built 1971 2,613 sqft lot Est $222k · 6% over $42/mo HOA · 2% of rent

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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 +15.3/30.0
• ARV discount +5.0/15.0
• DSCR +4.7/10.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is an Amazing opportunity to own a three bedroom, one bath home.

Key facts

• 2,613 sq ft lot
• 2 parking spots
• Built 1971

Property features AI

Finance

• Financial info: Property managed by a professional off-site management company
• HOA & community: Homeowners association with an annual fee of $500; Association covers grounds maintenance, snow removal, and road maintenance

Exterior

• Parking: Two parking spaces; Private paved driveway; Off-street parking
• Utilities: Public water connected; Public sewer connected; Electric hot water with 40-gallon tank; Electric heat
• Home design: Single-family home
• Construction: Frame construction; Vinyl siding; Asphalt shingle roof; Slab foundation; Built using active solar features
• Exterior features: Fully fenced lot; Level lot; Dry lot conditions; Private paved driveway; Paved off-street parking

Interior

• Kitchen: Oven/Range; Range hood; Refrigerator
• Bedrooms: Three bedrooms (upper level laundry)
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heat (electric); Ceiling fans; Window units
• Interior features: Five total rooms; Bonus room; Exercise room; No basement
• Laundry & utility: Laundry located on the upper level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $84 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (8.5% below list).
• Recommended offer: $215k (8.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.7% in Middletown — 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 (#17 in CT, #1,390 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, health & safety A+; Watch: commute F.
• Middletown School District (urban): math 24% / reading 44% proficiency, ranked #113 of 153 in CT (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Moody School (math 57% / reading 67%, grade B, #137 of 553 statewide, top 28%, 214 students, 30% FRL); Beman Middle School (math 19% / reading 44%, grade F, #134 of 175 statewide, top 77%, 968 students, 49% FRL); Middletown High School (math 25% / reading 52%, grade F, #111 of 194 statewide, top 57%, 1,214 students, 49% FRL) — zoned schools at 43% FRL track the district average.
• Market conditions: Rents flat; 147 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 278 units permitted in Lower Connecticut River Valley Planning Region in 2024 (89 in 5+ unit buildings).
• This rent runs 32% of the median local income ($79k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 12y 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 $155k; list at $235k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $214,855 (8.5% below list)

Questions for the listing agent

1. Built in 1971 — 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. 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: 0.91% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.54%
• DSCR: 1.07
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $222,456
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Braeburn Ln	0.14mi	3/1.0	1,209 (0%)	2mo	$190,000	$157	92
7 Inverness Sq	0.05mi	3/1.0	1,328 (+10%)	5mo	$245,000	$184	77
12 Inverness Ln	0.05mi	3/1.0	1,328 (+10%)	7mo	$195,609	$147	76
67 Braeburn Ln	0.10mi	3/1.0	1,328 (+10%)	5mo	$245,000	$184	75
833 East St	0.24mi	4/1.0 (+1)	1,260 (+4%)	7mo	$353,000	$280	71
6 Stirling Ct	0.06mi	3/1.0	1,370 (+13%)	11mo	$240,000	$175	66
59 Fieldbrook Rd	0.22mi	3/1.0	1,352 (+12%)	6mo	$390,000	$288	66
21 Afton Ter	0.21mi	3/1.0	1,328 (+10%)	13mo	$286,000	$215	63
4 Inverness Sq	0.07mi	4/1.0 (+1)	1,328 (+10%)	19mo	$220,000	$166	60
69 Glenwood Ter	0.33mi	3/2.0	1,239 (+2%)	21mo	$370,000	$299	59

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 · 0.22% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.41×
• Total profit: $-38,511
• Equity at exit: $35,024

10-year hold

• IRR: -15.0%
• Equity multiple: 0.25×
• Total profit: $-49,204
• Equity at exit: $20,310

Cash invested: $65,772 (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 06457

• Rents YoY: 0.2%
• Active inventory: 147
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,149 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$241 /mo · $2,895/yr
• Insurance: −$98
• HOA: −$42
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $84

Break-even live

Break-even rent $2,042

Max offer price $234,900

Occupancy floor 91%

Sensitivity live

Price	-10% $217	-5% $151	+0% $84	+5% $18	+10% $-49
Rent	-10% $-85	-5% $0	+0% $84	+5% $169	+10% $254
Rate	-1.0pp $203	-0.5pp $144	base $84	+0.5pp $24	+1.0pp $-38

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Forest Glen Cir #16 Middletown, CT	2.0	2.0	1065	$1,900	$1.78	45d	1	0.18mi
50 Carriage Crossing Ln Unit 50 Middletown, CT	2.0	2.0	866	$1,950	$2.25	13d	1	0.21mi
100 Town Rdg Middletown, CT	1.0–3.0	1.0–2.0	1017	$2,878	$2.83	3d	16	0.21mi
279 Carriage Crossing Ln #279 Middletown, CT	2.0	2.0	866	$2,200	$2.54	17d	1	0.31mi
1 Dove Ln Unit RC3-071R Middletown, CT	2.0	2.0	990	$1,805	$1.82	21d	1	0.36mi
1 Dove Ln Unit NW1-002N Middletown, CT	2.0	1.0	837	$1,877	$2.24	5d	1	0.36mi
1 Dove Ln Unit UD2-044D Middletown, CT	2.0	2.0	990	$1,613	$1.63	12d	1	0.36mi
1 Dove Ln Unit LD2-152D Middletown, CT	2.0	2.0	969	$1,820	$1.88	45d	1	0.37mi
1 Dove Ln Unit NW1-007N Middletown, CT	2.0	1.0	837	$1,735	$2.07	21d	1	0.37mi
1 Dove Ln Unit UD2-035D Middletown, CT	2.0	2.0	990	$1,798	$1.82	23d	1	0.37mi
1 Dove Ln Unit LD2-162D Middletown, CT	2.0	2.0	990	$1,865	$1.88	21d	1	0.37mi
1 Dove Ln Unit UD4-094D Middletown, CT	2.0	1.0	837	$1,809	$2.16	3d	1	0.37mi
1 Dove Ln Unit NW1-018N Middletown, CT	2.0	1.0	837	$1,875	$2.24	21d	1	0.37mi
1 Dove Ln Unit LD2-142D Middletown, CT	2.0	2.0	990	$1,913	$1.93	16d	1	0.37mi
1 Dove Ln Unit LD2-141D Middletown, CT	2.0	2.0	990	$1,848	$1.87	16d	1	0.37mi
1 Dove Ln Unit UD2-040D Middletown, CT	2.0	2.0	990	$1,840	$1.86	45d	1	0.37mi
5 Town Colony Dr Middletown, CT	1.0–3.0	1.0–2.0	1135	$2,964	$2.61	3d	15	0.37mi
100 Town Brooke Middletown, CT	1.0–2.0	1.0–2.0	813	$2,338	$2.88	3d	16	0.62mi
57 Burgundy Hill Ln #57 Middletown, CT	2.0	1.0	702	$1,700	$2.42	45d	1	0.65mi
104 Burgundy Hill Ln #104 Middletown, CT	2.0	1.0	708	$1,650	$2.33	17d	1	0.67mi
113 Country Squire Dr Cromwell, CT	2.0	1.0	1200	$2,500	$2.08	45d	1	1.26mi
150 Country Squire Dr Cromwell, CT	1.0–2.0	1.0–2.0	1037	$2,950	$2.84	3d	5	1.42mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 6 events

1. 2026-06-13
   status $234,900 Under Contract 6 DOM
2. 2026-06-10
   days on market $234,900 Active 6 DOM
3. 2026-06-09
   days on market $234,900 Active 5 DOM
4. 2026-06-08
   days on market $234,900 Active 4 DOM
5. 2026-06-07
   remarks 699-char remark
6. 2026-06-07
   listed $234,900 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: $2,895 · $241/mo
• Projected year-2 tax: $3,961 · $330/mo
• Expected delta: +$1,066/yr (+$89/mo · 36.8%)

ⓘ 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 ≥98°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,783
• − Mortgage interest: −$13,158
• − Property taxes: −$2,895
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,063
• − Management: −$2,063
• − HOA: −$504
• − Depreciation: −$6,833
• Taxable loss: −$2,908
• Est. tax savings @ 24.0%: +$698
• After-tax cash flow: $1,710/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: Middletown School District
• NCES district ID: 0902490
• Math proficiency: 24% ▼ -15.00%
• Reading proficiency: 44% ▼ -8.00%
• Median HH income: $60,733
• Composite: 30.47/100
• National rank: #6224
• State rank: #113 of 153 in CT

Livability — Middletown

• Score: 81/100
• State rank: #17
• US rank: #1390

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Middletown, CT
• County: Middlesex County · 63,941 people
• City population: 46,720
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 46,720
• Household income: $79,463
• Rent vs Own: 47.1% rent · 52.9% own
• Severe rent burden: 2196.0

Population outlook (Lower Connecticut River Valley County) Hauer SSP2

• By 2040: 188,651

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 13% Hispanic / Latino 12% Two or more races 9% Asian 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7%
• Common ancestry: Romanian 9% Lithuanian 5% Slovak 2%
• Foreign-born: 12% · Canada, China
• Languages at home: 82% English-only · Spanish 6% Other Indo-European 4% Russian/Polish/Slavic 2%

Political lean MEDSL · Lower Connecticut River Valley

• 2024 margin: D (+13.4) · D 55.9% · R 42.4% · Other 1.7%
• All cycles: 2024: D+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -470.20%
• Current HPI: 255.1597
• Rent YoY: ▲ 0.22%
• 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

+278.9% since first listed

8 events — show timeline

• 2026-06-05 Listed $234,900 Smart MLS
• 2026-06-03 Coming Soon $234,900 Smart MLS
• 2022-06-06 Sold (Public Records) $155,000 Public Records
• 2022-06-03 Sold (MLS) $155,000 Smart MLS
• 2022-03-30 Listed $139,409 Smart MLS
• 2014-12-20 Listing Removed — Smart MLS
• 2014-10-29 Listed $46,000 Smart MLS
• 1996-03-20 Sold (Public Records) $62,000 Public Records

Property tax history

+0.4%/yr

Latest (2022): $2,895 · +0.2% YoY. Source: county tax records.