136 Tunxis Vlg · Farmington, CT 06032

$3,000

2 bd · 2.5 ba · 1,900 sqft · Condo public records · 1 Days on market

Built 1984 $605/mo HOA · 22% 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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +6.4/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Rent growth +2.7/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Relocate to this rarely available townhouse for rent in Tunxis Village. This townhouse boast an open floor plan, a kitchen equipped with granite counters, tile flooring, stainless appliances and backsplash. It also features spacious family room and living room with stunning fireplace, a formal dining room, two bedrooms, both bedrooms with full bathroom en suite. The first floor includes a powder room/half bath, gleaming hardwood floor at to private first floor, soft carpet at upper level, slider lead to private deck ideal for entertaining. The master suite offers a large walk-in closet, stand up shower with bathtub. The second floor includes laundry facilities and guest bedroom with second

Key facts

• Open floor plan
• Stainless appliances
• Tile flooring

Tags

• OPEN FLOOR PLAN
• GRANITE COUNTERS
• TILE FLOORING
• STAINLESS APPLIANCES
• SPACIOUS FAMILY ROOM
• STUNNING FIREPLACE

Property features AI

Finance

• Other: Professionally managed on-site; Pets not allowed
• HOA & community: Homeowners association with monthly fee; HOA covers clubhouse, tennis, security service, grounds maintenance, trash pickup, snow removal, property management, road maintenance; Association amenities include basketball court, clubhouse, golf course, pool, and security services

Exterior

• Parking: Attached garage (1); Driveway; On-street parking; Total of 4 parking spaces
• Security: Community security services
• Utilities: Public water connected; Public sewer connected
• Home design: Condominium (Condo/Co-Op for sale); Unit occupies 1st floor number in a 3-level unit
• Construction: Brick construction
• Exterior features: Brick siding; Golf course view; Located on a cul-de-sac; In-ground concrete swimming pool with safety fence

Interior

• Kitchen: Gas cooktop; Gas range; Microwave; Range hood; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms (unit on 3 levels)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air; Baseboard heating; Zoned heating; Natural gas heat; 40-gallon natural gas hot water tank
• Interior features: Open floor plan; Cable available; Thermostat(s); One fireplace; Partially finished full basement
• Laundry & utility: Washer and dryer included; Laundry located on upper level next to bedrooms hallway

🏷️ Possibly a rental listed for sale. The $3,000 price doesn't fit this home's estimated sale value and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $3k.

Deal economics

• At list price, monthly cash flow is $2k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $3k).

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Farmington School District (suburban): math 65% / reading 77% proficiency, ranked #18 of 153 in CT (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: East Farms School (math 77% / reading 77%, grade A, #28 of 553 statewide, top 7%, 468 students, 11% FRL); Farmington High School (math 55% / reading 78%, grade B, #32 of 194 statewide, top 16%, 1,263 students, 16% FRL).
• Market conditions: Rents flat; 65 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 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 $21 of loan paydown is wiped out by about $90 of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 0.7% rent growth), your $840 cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; HOA is 22% of rent.
• Climate carrying-cost: severe flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $3,000

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 93.04% ✓
• Cap rate: 637.99%
• Cash-on-cash: 2256.07%
• DSCR: 101.38
• GRM: 0.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.72% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 108.21×
• Total profit: $90,059
• Equity at exit: $447

10-year hold

• IRR: —
• Equity multiple: 215.04×
• Total profit: $179,793
• Equity at exit: $259

Cash invested: $840 (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 06032

• Rents YoY: 0.7%
• Active inventory: 65
• Price-to-rent: 0.1×

Monthly cashflow live

• Estimated rent: $2,791 medium
• Mortgage (P&I): −$16
• Tax est. 1.5%: −$4 /mo · $45/yr
• Insurance: −$1
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$605
• Vacancy / Maint / Mgmt: −$586
• Net cashflow: $1,513

Break-even live

Break-even rent $876

Max offer price $3,000

Occupancy floor 41%

Sensitivity live

Price	-10% $1,515	-5% $1,514	+0% $1,513	+5% $1,512	+10% $1,511
Rent	-10% $1,292	-5% $1,403	+0% $1,513	+5% $1,623	+10% $1,733
Rate	-1.0pp $1,514	-0.5pp $1,514	base $1,513	+0.5pp $1,512	+1.0pp $1,511

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: $750
• Closing costs: $90
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
136 Tunxis Vlg #136 Farmington, CT	2.0	2.5	2030	$3,000	$1.48	2d	1	0.03mi
15 Garden St Unit C Farmington, CT	1.0	3.5	2568	$1,950	$0.76	4d	1	1.25mi
44 Garden St #7 Farmington, CT	2.0	1.5	1260	$2,500	$1.98	44d	1	1.29mi

HOA detail condo

• Monthly dues: $605 · $7,260/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-01
   remarks 699-char remark
2. 2026-06-01
   listed $3,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (shaded) · 97% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 17 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: $33,493
• − Mortgage interest: −$168
• − Property taxes: −$45
• − Insurance: −$812
• − Repairs & maintenance: −$2,679
• − Management: −$2,679
• − HOA: −$7,260
• − Depreciation: −$87
• Taxable income: $19,762
• Est. tax owed @ 24.0%: −$4,743
• After-tax cash flow: $13,411/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: Farmington School District
• NCES district ID: 0901560
• Math proficiency: 65% ▼ -8.00%
• Reading proficiency: 77% ▼ -5.00%
• Median HH income: $87,791
• Composite: 63.76/100
• National rank: #598
• State rank: #18 of 153 in CT

Livability — Farmington

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

Census & demographics

• County: Hartford County · 754,208 people
• City population: 19,135
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 19,135
• Household income: $140,912
• Rent vs Own: 27.3% rent · 72.7% own
• Severe rent burden: 533.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Asian 16% Hispanic / Latino 7% Two or more races 5% Black 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3%
• Common ancestry: Romanian 10% Lithuanian 4% Slovak 3%
• Foreign-born: 21% · Canada, China, South Korea
• Languages at home: 77% English-only · Other Indo-European 4% Chinese 4% Spanish 4%

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: ▼ -145.88%
• Current HPI: 178.158
• Rent YoY: ▲ 0.72%
• 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

1 event — show timeline

• 2026-05-31 Listed $3,000 Smart MLS

Property tax history

+2.4%/yr

Latest (2025): $5,436 · +4.6% YoY. Source: county tax records.