15 Woodruff St · Plantsville, CT 06489

$209,000

3 bd · 1.0 ba · 1,435 sqft · SingleFamily public records · 9 Days on market

Built 1928 0.30 ac lot Est $362k · 42% under ↓ 6% since listing

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Why this score? — see what drove the C+ 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 +21.1/30.0
• ARV discount +15.0/15.0
• DSCR +6.7/10.0
• 1% rule +6.1/10.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely well cared for colonial in move in condition. Special features include good size kitchen, handcrafted built-in book cases, red brick fpl, screened in porch off din/liv rm and more. Ask about buyer exclusion.

Key facts

• Near memorial park
• Natural light
• Original finishes

Tags

• DEFINED LIVING AREAS
• NATURAL LIGHT
• SHED FOR ADDITIONAL STORAGE
• OUTDOOR SPACE
• ORIGINAL FINISHES
• NEAR MEMORIAL PARK

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $209k).
• Cap rate 8.0% vs local median 3.1% in Plantsville — 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 77/100 on livability (#46 in CT, #3,164 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, amenities F, commute F.
• Southington School District (suburban): math 52% / reading 64% proficiency, ranked #51 of 153 in CT (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Zoned schools: Hatton Elementary School (math 67% / reading 62%, grade B, #118 of 553 statewide, top 23%, 327 students, 29% FRL); Joseph A. Depaolo Middle School (math 43% / reading 63%, grade C+, #71 of 175 statewide, top 41%, 694 students, 24% FRL); Southington High School (math 48% / reading 68%, grade C, #50 of 194 statewide, top 25%, 1,945 students, 22% FRL).
• Market conditions: 111 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: built in 1928 — 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 $209,000

Questions for the listing agent

1. Built in 1928 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.11% ✓
• Cap rate: 8.01%
• Cash-on-cash: 6.12%
• DSCR: 1.27
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $361,620
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Woodruff St	0.00mi	3/1.5	1,435 (0%)	1mo	$225,000	$157	98
180 Berlin Ave	0.08mi	3/1.5	1,292 (-10%)	9mo	$325,000	$252	70
44 Oakland Rd	0.34mi	3/2.0	1,396 (-3%)	9mo	$355,000	$254	69
100 Berlin St	0.42mi	4/1.5 (+1)	1,386 (-3%)	7mo	$357,000	$258	62
90 Berlin St	0.41mi	4/2.0 (+1)	1,450 (+1%)	12mo	$345,000	$238	60
65 Bristol St	0.58mi	3/1.5	1,394 (-3%)	7mo	$374,900	$269	60
278 Hobart St	0.58mi	3/1.5	1,308 (-9%)	1mo	$386,000	$295	56
131 Michael Dr	0.40mi	3/1.5	1,254 (-13%)	7mo	$430,000	$343	52
108 Hobart St	0.46mi	4/1.0 (+1)	1,249 (-13%)	5mo	$290,000	$232	48
78 Homesdale Ave	0.74mi	4/2.0 (+1)	1,476 (+3%)	6mo	$339,000	$230	47
216 Belleview Ave	0.72mi	2/1.0 (-1)	1,520 (+6%)	11mo	$325,000	$214	43
141 Old Turnpike Rd	0.73mi	3/2.0	1,634 (+14%)	4mo	$390,000	$239	36

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: -6.8%
• Equity multiple: 0.75×
• Total profit: $-14,783
• Equity at exit: $31,163

10-year hold

• IRR: 2.8%
• Equity multiple: 1.20×
• Total profit: $11,939
• Equity at exit: $18,071

Cash invested: $58,520 (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 06489

• Active inventory: 111
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,312 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$345 /mo · $4,138/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$485
• Net cashflow: $298

Break-even live

Break-even rent $1,934

Max offer price $209,000

Occupancy floor 82%

Sensitivity live

Price	-10% $417	-5% $357	+0% $298	+5% $239	+10% $180
Rent	-10% $116	-5% $207	+0% $298	+5% $390	+10% $481
Rate	-1.0pp $404	-0.5pp $351	base $298	+0.5pp $244	+1.0pp $189

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
53 Academy St Southington, CT	3.0	1.0	1000	$2,250	$2.25	45d	1	0.23mi
151 W Center St Southington, CT	2.0	1.0	1480	$1,650	$1.11	45d	1	0.75mi
40 Cornerstone Ct #26 Plantsville, CT	2.0	1.5	1088	$2,000	$1.84	5d	1	1.11mi
8 Queen St Unit 8 D Southington, CT	2.0	1.5	1380	$1,750	$1.27	25d	1	1.16mi
201 Partridge Dr Southington, CT	3.0	2.5	1568	$3,700	$2.36	23d	1	1.23mi
519 W Center St Southington, CT	3.0	1.0	1300	$2,200	$1.69	25d	1	1.40mi

Listing history 11 events

1. 2026-03-16
   status Under Contract
2. 2026-03-16
   status Active
3. 2026-02-26
   status Under Contract
4. 2026-02-24
   status Active
5. 2026-02-23
   status Under Contract
6. 2026-02-16
   listed $209,000 Active
7. 2006-11-03
   historical
8. 2006-05-04
   listed $275,000
9. 2005-09-06
   soldstatus $224,000
10. 2005-09-02
    soldstatus $224,000 214-char remark

    Show marketing remark (214 chars)

    Lovely well cared for colonial in move in condition. Special features include good size kitchen, handcrafted built-in book cases, red brick fpl, screened in porch off din/liv rm and more. Ask about buyer exclusion.

11. 2005-06-14
    listed $223,000 214-char remark

    Show marketing remark (214 chars)

    Lovely well cared for colonial in move in condition. Special features include good size kitchen, handcrafted built-in book cases, red brick fpl, screened in porch off din/liv rm and more. Ask about buyer exclusion.

ⓘ 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: $4,138 · $345/mo
• Projected year-2 tax: $4,305 · $359/mo
• Expected delta: +$167/yr (+$14/mo · 4.0%)

ⓘ 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 3/10 Moderate
• 🌡 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,740
• − Mortgage interest: −$11,707
• − Property taxes: −$4,138
• − Insurance: −$1,045
• − Repairs & maintenance: −$2,219
• − Management: −$2,219
• − Depreciation: −$6,080
• Taxable income: $331
• Est. tax owed @ 24.0%: −$80
• After-tax cash flow: $3,500/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: Southington School District
• NCES district ID: 0904230
• Math proficiency: 52% ▼ -9.00%
• Reading proficiency: 64% ▼ -5.00%
• Median HH income: $81,467
• Composite: 52.38/100
• National rank: #1581
• State rank: #51 of 153 in CT

Livability — Plantsville

• Score: 77/100
• State rank: #46
• US rank: #3164

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hartford County · 754,208 people
• City population: 61,684
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 32,706
• Household income: $126,465
• Rent vs Own: 18.0% rent · 82.0% own
• Severe rent burden: 513.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Asian 2% Black 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 13% Lithuanian 7% Russian 2%
• Foreign-born: 9% · Canada, China, Jamaica
• Languages at home: 88% English-only · Other Indo-European 4% Spanish 3% Russian/Polish/Slavic 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: ▼ -161.57%
• Current HPI: 179.8884
• 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

-6.3% since first listed

11 events — show timeline

• 2026-03-16 Pending — Smart MLS
• 2026-03-16 Relisted — Smart MLS
• 2026-02-26 Pending — Smart MLS
• 2026-02-24 Relisted — Smart MLS
• 2026-02-23 Pending — Smart MLS
• 2026-02-16 Listed $209,000 Smart MLS
• 2006-11-03 Listing Removed — Smart MLS
• 2006-05-04 Listed $275,000 Smart MLS
• 2005-09-06 Sold (Public Records) $224,000 Public Records
• 2005-09-02 Sold (MLS) $224,000 Smart MLS
• 2005-06-14 Listed $223,000 Smart MLS

Property tax history

+1.6%/yr

Latest (2025): $4,138 · +5.6% YoY. Source: county tax records.