284 Main St · Kensington, CT 06023

$199,900

3 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 6 Days on market

Built 1905 5,662 sqft lot $167/sqft · 42% below area Est $344k · 42% 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 +22.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +6.4/10.0
• Schools +4.8/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

MULTIPLE OFFERS RECEIVED. HIGHEST AND BEST BY SUNDAY, MAY 3 AT 3PM. Flippers, single-family landlords, people looking to own a home with a chance to create sweat equity; here is your opportunity. This 1200 square foot 3-bedroom home offer original hardwood floors, a classic front porch, a back yard big enough for pets or play, a good-sized primary bedroom with 2 closets, a kitchen pantry closet, a chimney for a wood or pellet stove, a walkout basement that may have finish-able space, and of-course, it is in the very desirable Kensington section of Berlin. Cash, hard money or a renovation loan would be the best way to finance this purchase. Also, zoning may allow for a business to be operate

Key facts

• Walkout basement
• Classic front porch
• 5,662 sq ft lot

Tags

• ORIGINAL HARDWOOD FLOORS
• CLASSIC FRONT PORCH
• KITCHEN PANTRY CLOSET
• WALKOUT BASEMENT

Property features AI

Exterior

• Parking: Off-street parking; 2 parking spaces
• Utilities: Public water connected; Public sewer connected; Storm windows; Thermopane windows
• Home design: Single family home
• Construction: Frame construction; Masonry foundation; Blue exterior
• Exterior features: Porch; Deck; Vinyl siding; Asphalt shingle roof

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot air heating; Natural gas heat; Electric hot water
• Interior features: 6 total rooms; Full unfinished walk-out basement; Attic with hatch access
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $328 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).

Location & tenants

• Location reads 81/100 on livability (#20 in CT, #1,490 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, amenities D-, commute F.
• Berlin School District (suburban): math 47% / reading 58% proficiency, ranked #69 of 153 in CT (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Berlin High School (math 38% / reading 69%, grade C-, #78 of 194 statewide, top 40%, 858 students, 18% FRL).
• Market conditions: 2 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1905 — 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 $199,900

Questions for the listing agent

1. Built in 1905 — 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. 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: 1.14% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.03%
• DSCR: 1.31
• GRM: 7.3

CMA / ARV

• ARV (median comp): $343,520
• List price: $199,900
• Delta: -41.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
49 Langdon Ct	0.37mi	3/1.0	1,232 (+3%)	6mo	$310,000	$252	73
117 Homecrest Dr	0.39mi	2/1.5 (-1)	1,204 (+0%)	5mo	$388,050	$322	70
24 Williams St	0.28mi	3/1.0	1,102 (-8%)	5mo	$265,000	$240	70
53 Boyer St	0.45mi	2/1.5 (-1)	1,188 (-1%)	5mo	$368,000	$310	66
72 Briar Patch Dr	0.34mi	4/2.0 (+1)	1,316 (+10%)	0mo	$449,000	$341	59
11 York Rd	0.55mi	3/1.5	1,296 (+8%)	1mo	$402,200	$310	58
108 Schultz Rd	0.60mi	3/2.0	1,144 (-5%)	6mo	$290,000	$253	55
31 Glendale Ave	0.43mi	3/2.0	1,314 (+10%)	6mo	$325,000	$247	55
343 Alling St	0.31mi	3/2.0	1,371 (+14%)	9mo	$300,000	$219	50
96 Homecrest Dr	0.43mi	2/1.0 (-1)	1,062 (-12%)	9mo	$350,000	$330	48
26 York Rd	0.57mi	3/1.0	1,042 (-13%)	7mo	$375,000	$360	46
58 Towne Dr	0.60mi	2/3.0 (-1)	1,294 (+8%)	9mo	$340,000	$263	38

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: -5.5%
• Equity multiple: 0.80×
• Total profit: $-11,423
• Equity at exit: $29,806

10-year hold

• IRR: 4.2%
• Equity multiple: 1.31×
• Total profit: $17,310
• Equity at exit: $17,284

Cash invested: $55,972 (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 06023

• Home prices YoY: -16.8%
• Active inventory: 2
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,282 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$343 /mo · $4,119/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $328

Break-even live

Break-even rent $1,867

Max offer price $199,900

Occupancy floor 81%

Sensitivity live

Price	-10% $441	-5% $384	+0% $328	+5% $271	+10% $215
Rent	-10% $148	-5% $238	+0% $328	+5% $418	+10% $508
Rate	-1.0pp $428	-0.5pp $379	base $328	+0.5pp $276	+1.0pp $223

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1044 Farmington Ave Berlin, CT	2.0	1.0	978	$2,150	$2.20	44d	1	0.52mi
20 Condon St Berlin, CT	3.0	1.0	1173	$2,950	$2.51	2d	1	0.69mi
20 Condon St Berlin, CT	3.0	1.0	1173	$2,950	$2.51	20d	1	0.69mi
131 Clinic Dr Apt 309 New Britain, CT	2.0	1.0	850	$1,600	$1.88	44d	1	1.24mi
123 Clinic Dr Apt 101 New Britain, CT	2.0	1.0	825	$1,600	$1.94	44d	1	1.25mi
123 Clinic Dr New Britain, CT	2.0	1.0	850	$1,700	$2.00	44d	1	1.25mi
265 Lincoln St Unit B Kensington, CT	2.0	1.0	850	$2,650	$3.12	44d	1	1.27mi
17 Edgewood Ave Apt 203 New Britain, CT	2.0	1.0	800	$1,350	$1.69	3d	1	1.28mi
18 Buell St Unit 1st FL New Britain, CT	3.0	1.0	1250	$1,800	$1.44	44d	1	1.48mi

Listing history 2 events

1. 2026-05-04
   status Under Contract 720-char remark
2. 2026-04-28
   listed $199,900 Active 720-char remark

ⓘ 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: $4,119 · $343/mo
• Projected year-2 tax: $4,198 · $350/mo
• Expected delta: +$79/yr (+$7/mo · 1.9%)

ⓘ 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,382
• − Mortgage interest: −$11,198
• − Property taxes: −$4,119
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,191
• − Management: −$2,191
• − Depreciation: −$5,815
• Taxable income: $869
• Est. tax owed @ 24.0%: −$209
• After-tax cash flow: $3,725/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: Berlin School District
• NCES district ID: 0900210
• Math proficiency: 47% ▼ -12.00%
• Reading proficiency: 58% ▼ -8.00%
• Median HH income: $87,497
• Composite: 48.4/100
• National rank: #2136
• State rank: #69 of 153 in CT

Livability — Kensington

• Score: 81/100
• State rank: #20
• US rank: #1490

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kensington, CT
• Population (ZIP): 1,464

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Asian 7%
• Common ancestry: Romanian 39% Lithuanian 6% Russian 4%
• Foreign-born: 21%
• Languages at home: 76% English-only · Russian/Polish/Slavic 11% Other Indo-European 9% Vietnamese 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: ▼ -32.21%
• Current HPI: 159.7236
• 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

2 events — show timeline

• 2026-05-04 Pending — Smart MLS
• 2026-04-28 Listed $199,900 Smart MLS

Property tax history

+1.8%/yr

Latest (2025): $4,119 · +1.5% YoY. Source: county tax records.