616 Main St · Somers, CT 06071

$325,000

2 bd · 1.0 ba · 1,239 sqft · SingleFamily public records · 15 Days on market

Built 1938 0.50 ac lot $262/sqft · at area comps Est $322k · at est.

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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 +13.5/30.0
• ARV discount +7.0/15.0
• Schools +5.2/10.0
• DSCR +4.1/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-maintained 2-bedroom, 2-bath home offers a unique combination of character, functionality, and opportunity, all set on approximately 0.50 acres in a convenient Main Street location. Inside, the home showcases pride of ownership throughout, featuring a warm and inviting layout with thoughtful details and a level of care that is immediately noticeable. The interior has been nicely maintained, offering a comfortable living space that is move-in ready while still allowing for personal updates over time. The exterior presents an opportunity for improvement, making this an ideal option for buyers looking to build equity with cosmetic updates. A standout feature of the property is the impressive 4-car detached garage with 11-foot ceilings, offering excellent potential for a car enthusiast, contractor, landscaper, or hobbyist in need of substantial workspace or storage. An additional detached 1-car garage further enhances the flexibility of the property. As an added opportunity, the seller is also offering the adjacent two-family property for sale separately, creating potential for those looking to expand their investment or secure a larger footprint in a desirable location. Conveniently located near shopping, dining, and major routes.

Key facts

• 0.5 acre lot
• 5 garage spots
• Built 1938

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $15 ($178/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 $270k (16.9% below list).
• Recommended offer: $270k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 2.9% in Somers — 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 68/100 on livability (#109 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Somers School District (suburban): math 49% / reading 63% proficiency, ranked #53 of 153 in CT (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 5% free/reduced lunch — higher-income household profile.
• Market conditions: 47 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($320k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $270,000 (16.9% below list)

Questions for the listing agent

1. Built in 1938 — 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 B-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. 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: 0.83% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.20%
• DSCR: 1.01
• GRM: 10.0

CMA / ARV

• ARV (median comp): $321,609
• List price: $325,000
• Delta: 1.05%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Battle St	0.12mi	2/2.0	1,219 (-2%)	11mo	$298,000	$244	79
46 Kibbe Dr	0.05mi	3/1.0 (+1)	1,140 (-8%)	12mo	$345,000	$303	69
82 Maple Ridge Dr	0.47mi	2/1.0	1,135 (-8%)	12mo	$325,000	$286	55

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: -16.0%
• Equity multiple: 0.43×
• Total profit: $-51,757
• Equity at exit: $48,459

10-year hold

• IRR: -7.7%
• Equity multiple: 0.52×
• Total profit: $-44,006
• Equity at exit: $28,100

Cash invested: $91,000 (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 06071

• Active inventory: 47
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,700 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$278 /mo · $3,341/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $15

Break-even live

Break-even rent $2,681

Max offer price $325,000

Occupancy floor 94%

Sensitivity live

Price	-10% $199	-5% $107	+0% $15	+5% $-77	+10% $-169
Rent	-10% $-198	-5% $-92	+0% $15	+5% $121	+10% $228
Rate	-1.0pp $179	-0.5pp $97	base $15	+0.5pp $-69	+1.0pp $-155

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Robert St Somers, CT	3.0	1.0	1488	$2,700	$1.81	2d	1	0.24mi

Listing history 4 events

1. 2026-05-02
   status Under Contract 1262-char remark

   Show marketing remark (1262 chars)

   This well-maintained 2-bedroom, 2-bath home offers a unique combination of character, functionality, and opportunity, all set on approximately 0.50 acres in a convenient Main Street location. Inside, the home showcases pride of ownership throughout, featuring a warm and inviting layout with thoughtful details and a level of care that is immediately noticeable. The interior has been nicely maintained, offering a comfortable living space that is move-in ready while still allowing for personal updates over time. The exterior presents an opportunity for improvement, making this an ideal option for buyers looking to build equity with cosmetic updates. A standout feature of the property is the impressive 4-car detached garage with 11-foot ceilings, offering excellent potential for a car enthusiast, contractor, landscaper, or hobbyist in need of substantial workspace or storage. An additional detached 1-car garage further enhances the flexibility of the property. As an added opportunity, the seller is also offering the adjacent two-family property for sale separately, creating potential for those looking to expand their investment or secure a larger footprint in a desirable location. Conveniently located near shopping, dining, and major routes.

2. 2026-04-19
   price $325,000 1262-char remark

   Show marketing remark (1262 chars)

   This well-maintained 2-bedroom, 2-bath home offers a unique combination of character, functionality, and opportunity, all set on approximately 0.50 acres in a convenient Main Street location. Inside, the home showcases pride of ownership throughout, featuring a warm and inviting layout with thoughtful details and a level of care that is immediately noticeable. The interior has been nicely maintained, offering a comfortable living space that is move-in ready while still allowing for personal updates over time. The exterior presents an opportunity for improvement, making this an ideal option for buyers looking to build equity with cosmetic updates. A standout feature of the property is the impressive 4-car detached garage with 11-foot ceilings, offering excellent potential for a car enthusiast, contractor, landscaper, or hobbyist in need of substantial workspace or storage. An additional detached 1-car garage further enhances the flexibility of the property. As an added opportunity, the seller is also offering the adjacent two-family property for sale separately, creating potential for those looking to expand their investment or secure a larger footprint in a desirable location. Conveniently located near shopping, dining, and major routes.

3. 2026-04-18
   listed $300,000 Active 1262-char remark

   Show marketing remark (1262 chars)

   This well-maintained 2-bedroom, 2-bath home offers a unique combination of character, functionality, and opportunity, all set on approximately 0.50 acres in a convenient Main Street location. Inside, the home showcases pride of ownership throughout, featuring a warm and inviting layout with thoughtful details and a level of care that is immediately noticeable. The interior has been nicely maintained, offering a comfortable living space that is move-in ready while still allowing for personal updates over time. The exterior presents an opportunity for improvement, making this an ideal option for buyers looking to build equity with cosmetic updates. A standout feature of the property is the impressive 4-car detached garage with 11-foot ceilings, offering excellent potential for a car enthusiast, contractor, landscaper, or hobbyist in need of substantial workspace or storage. An additional detached 1-car garage further enhances the flexibility of the property. As an added opportunity, the seller is also offering the adjacent two-family property for sale separately, creating potential for those looking to expand their investment or secure a larger footprint in a desirable location. Conveniently located near shopping, dining, and major routes.

4. 2026-04-12
   historical $300,000 1262-char remark

   Show marketing remark (1262 chars)

   This well-maintained 2-bedroom, 2-bath home offers a unique combination of character, functionality, and opportunity, all set on approximately 0.50 acres in a convenient Main Street location. Inside, the home showcases pride of ownership throughout, featuring a warm and inviting layout with thoughtful details and a level of care that is immediately noticeable. The interior has been nicely maintained, offering a comfortable living space that is move-in ready while still allowing for personal updates over time. The exterior presents an opportunity for improvement, making this an ideal option for buyers looking to build equity with cosmetic updates. A standout feature of the property is the impressive 4-car detached garage with 11-foot ceilings, offering excellent potential for a car enthusiast, contractor, landscaper, or hobbyist in need of substantial workspace or storage. An additional detached 1-car garage further enhances the flexibility of the property. As an added opportunity, the seller is also offering the adjacent two-family property for sale separately, creating potential for those looking to expand their investment or secure a larger footprint in a desirable location. Conveniently located near shopping, dining, and major routes.

ⓘ 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: $3,341 · $278/mo
• Projected year-2 tax: $5,148 · $429/mo
• Expected delta: +$1,807/yr (+$151/mo · 54.1%)

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

Taxation est. · year 1

• Rental income: $32,400
• − Mortgage interest: −$18,205
• − Property taxes: −$3,341
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − Depreciation: −$9,455
• Taxable loss: −$5,410
• Est. tax savings @ 24.0%: +$1,298
• After-tax cash flow: $1,476/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: Somers School District
• NCES district ID: 0904140
• Math proficiency: 49% ▼ -3.00%
• Reading proficiency: 63% ▼ -1.00%
• Median HH income: $96,412
• Composite: 52.14/100
• National rank: #1615
• State rank: #53 of 153 in CT

Livability — Somers

• Score: 68/100
• State rank: #109
• US rank: #9446

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Somers, CT
• City population: 10,554
• Population (ZIP): 10,554

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 6% Black 4% Two or more races 3%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 14% Lithuanian 10% Slovak 3%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 3%

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: ▼ -141.15%
• Current HPI: 167.3798
• 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

+8.3% since first listed

4 events — show timeline

• 2026-05-02 Pending — Smart MLS
• 2026-04-19 Price Changed $325,000 Smart MLS
• 2026-04-18 Listed $300,000 Smart MLS
• 2026-04-12 Coming Soon $300,000 Smart MLS

Property tax history

+1.5%/yr

Latest (2023): $3,341 · +2.7% YoY. Source: county tax records.