140 Union St · Vernon, CT 06066

$290,000

4 bd · 1.5 ba · 2,011 sqft · SingleFamily · 143 Days on market

Built 1925 0.32 ac lot Est $364k · 20% under

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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 +15.4/30.0
• ARV discount +15.0/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Rent growth +3.7/5.0
• Schools +3.6/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Offers encouraged-can be used as single family or business owner occupant-some panelled offices on first floor/could be dr/lr-great home for large family-corner lot w/plenty of parking-bank of america prequl needed on all offers-free apprsl/crdt rpt- if financed thru bankof america-allow 2-3 days for response-bac addendum required

Key facts

• Covered front porch
• Walk up attic
• Off street parking

Tags

• COVERED FRONT PORCH
• UPDATED APPLIANCED KITCHEN
• NATURAL HARDWOOD FLOORING
• WALK UP ATTIC
• NEW GAS BOILER
• OFF STREET PARKING

Property features AI

Exterior

• Parking: Detached garage; 3-car garage
• Utilities: Public water connected; Public sewer connected; Domestic hot water
• Home design: Single-family home
• Construction: Frame construction; Brick and stone foundation; Vinyl siding; Asphalt shingle roof; Light blue exterior
• Exterior features: Gutters; Corner lot

Interior

• Kitchen: Oven/Range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Hot water heating; Natural gas heating; Window unit cooling
• Interior features: 9 total rooms; Full unfinished basement; Walk-up attic
• Laundry & utility: Window unit cooling

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $109 ($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 $267k (7.8% below list).
• Recommended offer: $255k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Vernon School District (suburban): math 34% / reading 48% proficiency, ranked #97 of 153 in CT (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Maple Street School (math 22% / reading 32%, grade F, #401 of 553 statewide, top 74%, 257 students, 72% FRL); Vernon Center Middle School (math 29% / reading 45%, grade F, #116 of 175 statewide, top 67%, 678 students, 60% FRL); Rockville High School (math 22% / reading 52%, grade F, #112 of 194 statewide, top 60%, 932 students, 48% FRL) — zoned schools average 60% FRL vs 35% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.7%/yr); 83 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• This rent runs 38% of the median local income ($85k/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 $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 143 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $255,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 143 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.92% ✗
• Cap rate: 6.74%
• Cash-on-cash: 1.61%
• DSCR: 1.07
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $363,991
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 Union St	0.00mi	4/1.5	2,011 (0%)	1mo	$282,000	$140	99
8 Harlow St	0.03mi	5/2.0 (+1)	2,124 (+6%)	22mo	$360,000	$169	64
86 Talcott Ave	0.20mi	4/2.0	1,832 (-9%)	14mo	$340,000	$186	62
26 Davis Ave	0.40mi	3/1.5 (-1)	2,061 (+2%)	12mo	$368,000	$179	62
9 Grant St	0.19mi	4/2.0	2,139 (+6%)	22mo	$310,000	$145	60
91 Orchard St	0.13mi	4/2.5	1,759 (-12%)	14mo	$325,000	$185	57
11 Valerie Dr	0.73mi	4/1.5	1,780 (-12%)	4mo	$410,000	$230	43
43 Pillsbury Hl	0.57mi	3/2.5 (-1)	1,938 (-4%)	21mo	$376,500	$194	41
34 Prospect St	0.73mi	4/1.5	2,099 (+4%)	23mo	$209,000	$100	39
22 Elizabeth St	0.43mi	4/2.5	1,764 (-12%)	22mo	$320,000	$181	37
59 N Park St	0.71mi	3/2.5 (-1)	2,192 (+9%)	16mo	$460,000	$210	29

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 · 4.73% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.57×
• Total profit: $-35,273
• Equity at exit: $43,240

10-year hold

• IRR: -0.2%
• Equity multiple: 0.98×
• Total profit: $-1,478
• Equity at exit: $25,074

Cash invested: $81,200 (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 06066

• Rents YoY: 4.7%
• Active inventory: 83
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,675 medium
• Mortgage (P&I): −$1,521
• Tax est. 1.5%: −$362 /mo · $4,350/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$562
• Net cashflow: $109

Break-even live

Break-even rent $2,537

Max offer price $290,000

Occupancy floor 91%

Sensitivity live

Price	-10% $309	-5% $209	+0% $109	+5% $9	+10% $-91
Rent	-10% $-102	-5% $3	+0% $109	+5% $215	+10% $320
Rate	-1.0pp $255	-0.5pp $183	base $109	+0.5pp $34	+1.0pp $-43

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
Woodland St Vernon, CT	3.0	1.0	1500	$2,675	$1.78	5d	1	0.17mi
2 Eastview Dr Unit 1 Vernon, CT	3.0	1.5	1480	$2,550	$1.72	45d	1	0.80mi
2 Eastview Dr Vernon, CT	3.0	2.5	1480	$2,550	$1.72	45d	1	0.85mi

Listing history 10 events

1. 2026-05-19
   soldstatus $282,000 Closed
2. 2026-05-02
   status Under Contract
3. 2026-04-11
   historical Under Contract - Continue to Show
4. 2026-03-13
   status Active
5. 2026-02-06
   status Under Contract
6. 2025-11-04
   listed $290,000 Active
7. 2009-08-28
   soldstatus $110,900 332-char remark

   Show marketing remark (332 chars)

   Offers encouraged-can be used as single family or business owner occupant-some panelled offices on first floor/could be dr/lr-great home for large family-corner lot w/plenty of parking-bank of america prequl needed on all offers-free apprsl/crdt rpt- if financed thru bankof america-allow 2-3 days for response-bac addendum required

8. 2009-04-14
   listed $110,900 332-char remark

   Show marketing remark (332 chars)

   Offers encouraged-can be used as single family or business owner occupant-some panelled offices on first floor/could be dr/lr-great home for large family-corner lot w/plenty of parking-bank of america prequl needed on all offers-free apprsl/crdt rpt- if financed thru bankof america-allow 2-3 days for response-bac addendum required

9. 2009-01-29
   historical
10. 2008-08-27
    listed $159,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $32,098
• − Mortgage interest: −$16,245
• − Property taxes: −$4,350
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,568
• − Management: −$2,568
• − Depreciation: −$8,436
• Taxable loss: −$3,518
• Est. tax savings @ 24.0%: +$844
• After-tax cash flow: $2,152/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: Vernon School District
• NCES district ID: 0904680
• Math proficiency: 34% ▼ -11.00%
• Reading proficiency: 48% ▼ -6.00%
• Median HH income: $60,342
• Composite: 36.26/100
• National rank: #4704
• State rank: #97 of 153 in CT

Livability — Vernon

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Rockville, CT
• County: Tolland County · 46,815 people
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 30,577
• Household income: $85,356
• Rent vs Own: 46.8% rent · 53.2% own
• Severe rent burden: 1140.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 12% Two or more races 7% Asian 6% Black 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 9%
• Common ancestry: Lithuanian 8% Romanian 7% Slovak 2%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 84% English-only · Spanish 6% Other Indo-European 5% Russian/Polish/Slavic 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: ▼ -136.25%
• Current HPI: 249.7888
• Rent YoY: ▲ 4.73%
• 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

+76.4% since first listed

10 events — show timeline

• 2026-05-19 Sold (MLS) $282,000 Smart MLS
• 2026-05-02 Pending — Smart MLS
• 2026-04-11 Contingent — Smart MLS
• 2026-03-13 Relisted — Smart MLS
• 2026-02-06 Pending — Smart MLS
• 2025-11-04 Listed $290,000 Smart MLS
• 2009-08-28 Sold (MLS) $110,900 Smart MLS
• 2009-04-14 Listed $110,900 Smart MLS
• 2009-01-29 Listing Removed — Smart MLS
• 2008-08-27 Listed $159,900 Smart MLS