274 Church St Unit 3D · Guilford, CT 06437

$250,000

2 bd · 1.5 ba · 1,180 sqft · Condo public records · 4 Days on market

Built 1973 $212/sqft · 33% below area Est $371k · 33% under $622/mo HOA · 24% 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).

• ARV discount +15.0/15.0
• Cash flow +7.7/30.0
• Schools +6.3/10.0
• 1% rule +5.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely remodeled 2 bedroom townhouse unit with brand new kitchen, new appliances, flooring and cabinetry, and granite counters. Both the full bath and half bath are also new, along with the carpeting in the living room and bedrooms. Located across from the pool.

Key facts

• Second-floor laundry
• Walk-in closets
• $622 HOA

Tags

• HISTORIC GUILFORD GREEN
• WALKING DISTANCE TO BOUTIQUES
• NEW VINYL COMPOSITE FLOORING
• WALK-IN CLOSETS
• SECOND-FLOOR LAUNDRY
• ATTACHED ONE-CAR GARAGE

Property features AI

Finance

• Other: Part of a 53-unit complex; Nearby amenities include basketball court, health club, library, medical facilities, and playground/tot lot
• HOA & community: Has homeowners association; monthly HOA fee; HOA fee includes grounds maintenance, trash pickup, snow removal, property management, pool service; Association offers pool access; Professional off-site property management; Pets allowed with restrictions (refer to HOA)

Exterior

• Parking: Attached garage (1-car)
• Utilities: Public water connected; Shared septic; Electric hot water; Electric fuel for heat; Storm doors (energy feature)
• Home design: Condominium in West River Village; 2 levels; Unit on first floor of building 1 (Unit 3D)
• Construction: Frame construction; Gray exterior color
• Exterior features: Vinyl siding; Patio; Located on a cul-de-sac; Indoor swimming pool (community)

Interior

• Kitchen: Oven/Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Baseboard electric heat; Wall unit cooling; Electric domestic hot water
• Interior features: Auto garage door opener; Cable available; Wall unit cooling
• Laundry & utility: Laundry closet on upper level; washer/dryer convey

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $-289 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $199k (20.4% below list).
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $199k (20.4% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Guilford School District (suburban): math 64% / reading 75% proficiency, ranked #19 of 153 in CT (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 6% free/reduced lunch — higher-income household profile.
• Zoned schools: A. W. Cox School (math 67% / reading 72%, grade A-, #78 of 553 statewide, top 17%, 262 students, 13% FRL); Guilford High School (math 60% / reading 84%, grade B+, #14 of 194 statewide, top 8%, 1,048 students, 11% FRL).
• Market conditions: 114 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 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 $8k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y 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.
• Current owner paid $212k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.

Recommended offer $198,949 (20.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.03% ✓
• Cap rate: 4.91%
• Cash-on-cash: -4.95%
• DSCR: 0.78
• GRM: 8.1

CMA / ARV

• ARV (median comp): $370,970
• List price: $250,000
• Delta: -19.16%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -24.5%
• Equity multiple: 0.16×
• Total profit: $-58,506
• Equity at exit: $37,276

10-year hold

• IRR: -19.4%
• Equity multiple: -0.04×
• Total profit: $-72,981
• Equity at exit: $21,615

Cash invested: $70,000 (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 06437

• Active inventory: 114
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,585 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$294 /mo · $3,531/yr
• Insurance: −$104
• HOA: −$622
• Vacancy / Maint / Mgmt: −$543
• Net cashflow: $-289

Break-even live

Break-even rent $2,951

Max offer price $198,949

Occupancy floor —

Sensitivity live

Price	-10% $-147	-5% $-218	+0% $-289	+5% $-360	+10% $-431
Rent	-10% $-493	-5% $-391	+0% $-289	+5% $-187	+10% $-85
Rate	-1.0pp $-163	-0.5pp $-225	base $-289	+0.5pp $-354	+1.0pp $-420

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Brook Ln Unit 2 Guilford, CT	1.0	1.0	782	$1,650	$2.11	5d	1	0.74mi
140 Dunk Rock Rd Guilford, CT	3.0	2.0	1444	$4,200	$2.91	45d	1	0.76mi
25 Water St Unit 2nd fl Guilford, CT	1.0	1.0	900	$2,100	$2.33	25d	1	0.85mi
50 River Colony #50 Guilford, CT	1.0	1.0	769	$1,650	$2.15	5d	1	0.97mi
50 River Colony #50 Guilford, CT	1.0	1.0	769	$1,650	$2.15	16d	1	0.97mi
161 Whitfield St Unit 4 Guilford, CT	1.0	1.5	1200	$3,400	$2.83	20d	1	1.00mi

HOA detail condo

• Monthly dues: $622 · $7,464/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-22
   days on market $250,000 Active 4 DOM
2. 2026-06-18
   statusdays on market $250,000 Active 1 DOM
3. 2026-06-17
   days on market $250,000 Coming Soon 3 DOM
4. 2026-06-16
   days on market $250,000 Coming Soon 2 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   pricestatusdays on marketlisting id $250,000 Coming Soon 1 DOM
7. 2026-06-07
   days on market $299,900 Active 43 DOM
8. 2026-06-03
   days on market $299,900 Active 39 DOM
9. 2026-06-03
   days on market $299,900 Active 38 DOM
10. 2026-06-01
    days on market $299,900 Active 37 DOM
11. 2026-05-31
    days on market $299,900 Active 36 DOM
12. 2026-05-08
    status Active 459-char remark
13. 2026-04-30
    historical Under Contract - Continue to Show 459-char remark
14. 2026-04-25
    listed $299,900 Active 459-char remark
15. 2019-04-23
    historical Under Contract - Continue to Show 266-char remark

    Show marketing remark (266 chars)

    Completely remodeled 2 bedroom townhouse unit with brand new kitchen, new appliances, flooring and cabinetry, and granite counters. Both the full bath and half bath are also new, along with the carpeting in the living room and bedrooms. Located across from the pool.

16. 2019-04-23
    soldstatus $211,900 Closed 266-char remark

    Show marketing remark (266 chars)

    Completely remodeled 2 bedroom townhouse unit with brand new kitchen, new appliances, flooring and cabinetry, and granite counters. Both the full bath and half bath are also new, along with the carpeting in the living room and bedrooms. Located across from the pool.

17. 2019-03-27
    soldstatus $211,900
18. 2019-03-26
    listed $211,900 Active 266-char remark

    Show marketing remark (266 chars)

    Completely remodeled 2 bedroom townhouse unit with brand new kitchen, new appliances, flooring and cabinetry, and granite counters. Both the full bath and half bath are also new, along with the carpeting in the living room and bedrooms. Located across from the pool.

ⓘ 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: $3,531 · $294/mo
• Projected year-2 tax: $4,440 · $370/mo
• Expected delta: +$910/yr (+$76/mo · 25.8%)

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

Taxation est. · year 1

• Rental income: $31,025
• − Mortgage interest: −$14,004
• − Property taxes: −$3,531
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,482
• − Management: −$2,482
• − HOA: −$7,464
• − Depreciation: −$7,273
• Taxable loss: −$7,461
• Est. tax savings @ 24.0%: +$1,791
• After-tax cash flow: $-1,677/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: Guilford School District
• NCES district ID: 0901800
• Math proficiency: 64% ▼ -12.00%
• Reading proficiency: 75% ▼ -7.00%
• Median HH income: $97,539
• Composite: 63.46/100
• National rank: #614
• State rank: #19 of 153 in CT

Livability — Guilford

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

Census & demographics

• Census place: Guilford Center, CT
• Population (ZIP): 22,037

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 4% Asian 3% Black 2%
• Common ancestry: Romanian 7% Lithuanian 3% Slovak 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 90% English-only · Spanish 3% Other Indo-European 2% German/W. Germanic 1%

Political lean MEDSL · South Central Connecticut

• 2024 margin: Strong D (+20.1) · D 59.0% · R 38.9% · Other 2.1%
• All cycles: 2024: D+20.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -267.02%
• Current HPI: 179.6376
• 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

+18.0% since first listed

10 events — show timeline

• 2026-06-18 Listed $250,000 Smart MLS
• 2026-06-14 Coming Soon $250,000 Smart MLS
• 2026-06-04 Listing Removed — Smart MLS
• 2026-05-08 Relisted — Smart MLS
• 2026-04-30 Contingent — Smart MLS
• 2026-04-25 Listed $299,900 Smart MLS
• 2019-04-23 Contingent — Smart MLS
• 2019-04-23 Sold (MLS) $211,900 Smart MLS
• 2019-03-27 Sold (Public Records) $211,900 Public Records
• 2019-03-26 Listed $211,900 Smart MLS

Property tax history

+1.4%/yr

Latest (2023): $3,531 · -9.0% YoY. Source: county tax records.