102 Country Club Ct #102 · Newington, CT 06067

$250,000

2 bd · 2.0 ba · 1,185 sqft · Condo · 36 Days on market

Built 1987 $211/sqft · 16% below area Est $296k · 16% under $392/mo HOA · 18% of rent

---

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 +14.5/15.0
• Cash flow +6.6/30.0
• Schools +5.6/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Wonderful two-bedoom endu unit. This contemporary unit has vaulted ceilings newappliances and new carpeting. Enjoy the view of the green from the deck overlooking the ninth hole off both the living room and master bedroom.

Key facts

• $392 HOA
• Parking
• Built 1987

Property features AI

Finance

• HOA & community: Has homeowners association; Monthly HOA fee; HOA covers grounds maintenance, trash pickup, snow removal, water, sewer, and property management; Association amenities include guest parking; Professional off-site property management; Pets allowed (no restrictions other than stated)

Exterior

• Parking: Assigned parking (1 space); Guest parking available through the association
• Utilities: Public water connected; Public sewer connected; Natural gas hot water and heat
• Home design: Condominium (unit on 2nd floor, end unit); Part of Rolling Greens complex; Tan exterior color
• Construction: Frame construction
• Exterior features: Vinyl siding; Deck; Gutters; Sidewalk; Underground utilities; Golf course frontage and view; Treed, level lot; Located on a cul-de-sac

Interior

• Kitchen: Oven/Range; Range hood; Refrigerator; Dishwasher; Disposal
• Bedrooms: 2 bedrooms (upper level laundry)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Hot air heating (natural gas)
• Interior features: Cable pre-wired; No basement
• Laundry & utility: Washer and electric dryer (laundry on upper level)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $-406 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $191k (23.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (13.2% below list).
• Recommended offer: $191k (23.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 79/100 on livability (#30 in CT, #2,143 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Rocky Hill School District (suburban): math 59% / reading 67% proficiency, ranked #34 of 153 in CT (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: West Hill School (math 82% / reading 72%, grade A, #28 of 553 statewide, top 7%, 399 students, 13% FRL); Albert D. Griswold Middle School (math 55% / reading 70%, grade B+, #36 of 175 statewide, top 21%, 633 students, 20% FRL); Rocky Hill High School (math 57% / reading 77%, grade B, #26 of 194 statewide, top 16%, 722 students, 21% FRL).
• Market conditions: Rents rising (+3.4%/yr); 56 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); solid renter incomes; 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 $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y 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 $170k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $191,293 (23.5% 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. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
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: 0.87% ✗
• Cap rate: 4.35%
• Cash-on-cash: -6.96%
• DSCR: 0.69
• GRM: 9.6

CMA / ARV

• ARV (median comp): $296,371
• List price: $250,000
• Delta: -15.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.43% rent growth · sell at horizon

5-year hold

• IRR: -27.6%
• Equity multiple: 0.07×
• Total profit: $-65,134
• Equity at exit: $37,276

10-year hold

• IRR: -23.6%
• Equity multiple: -0.21×
• Total profit: $-84,977
• 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 06067

• Rents YoY: 3.4%
• Active inventory: 56
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,170 medium
• Mortgage (P&I): −$1,311
• Tax est. 1.5%: −$312 /mo · $3,750/yr
• Insurance: −$104
• HOA: −$392
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-406

Break-even live

Break-even rent $2,683

Max offer price $191,293

Occupancy floor —

Sensitivity live

Price	-10% $-233	-5% $-319	+0% $-406	+5% $-492	+10% $-578
Rent	-10% $-577	-5% $-491	+0% $-406	+5% $-320	+10% $-234
Rate	-1.0pp $-280	-0.5pp $-342	base $-406	+0.5pp $-470	+1.0pp $-536

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 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
98 Cold Spring Rd Rocky Hill, CT	1.0–2.0	1.0–2.0	1032	$1,949	$1.89	3d	27	0.37mi
17 Sagamore Ln Rocky Hill, CT	1.0–2.0	1.0–2.0	971	$2,940	$3.03	3d	9	1.07mi
11 Kensington Ln Rocky Hill, CT	1.0–2.0	1.0–2.0	958	$2,825	$2.95	3d	1	1.17mi

HOA detail condo

• Monthly dues: $392 · $4,704/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 24 events

1. 2026-06-21
   statusdays on market $250,000 Under Contract 36 DOM
2. 2026-06-18
   days on market $250,000 Under Contract - Continue to Show 35 DOM
3. 2026-06-17
   days on market $250,000 Under Contract - Continue to Show 34 DOM
4. 2026-06-16
   days on market $250,000 Under Contract - Continue to Show 33 DOM
5. 2026-06-15
   days on market $250,000 Under Contract - Continue to Show 32 DOM
6. 2026-06-13
   days on market $250,000 Under Contract - Continue to Show 30 DOM
7. 2026-06-10
   days on market $250,000 Under Contract - Continue to Show 27 DOM
8. 2026-06-09
   days on market $250,000 Under Contract - Continue to Show 26 DOM
9. 2026-06-08
   days on market $250,000 Under Contract - Continue to Show 25 DOM
10. 2026-06-07
    days on market $250,000 Under Contract - Continue to Show 24 DOM
11. 2026-06-05
    days on market $250,000 Under Contract - Continue to Show 21 DOM
12. 2026-06-03
    days on market $250,000 Under Contract - Continue to Show 20 DOM
13. 2026-06-02
    days on market $250,000 Under Contract - Continue to Show 19 DOM
14. 2026-06-01
    days on market $250,000 Under Contract - Continue to Show 18 DOM
15. 2026-05-31
    days on market $250,000 Under Contract - Continue to Show 17 DOM
16. 2026-05-15
    listed $250,000 Active 655-char remark
17. 2026-05-12
    historical $250,000 655-char remark
18. 2019-01-22
    historical
19. 2018-11-16
    price $174,900
20. 2018-08-22
    listed $179,900 Active
21. 2005-07-19
    soldstatus $170,000

    Show marketing remark (223 chars)

    Wonderful two-bedoom endu unit. This contemporary unit has vaulted ceilings newappliances and new carpeting. Enjoy the view of the green from the deck overlooking the ninth hole off both the living room and master bedroom.

22. 2005-05-03
    listed $174,900

    Show marketing remark (223 chars)

    Wonderful two-bedoom endu unit. This contemporary unit has vaulted ceilings newappliances and new carpeting. Enjoy the view of the green from the deck overlooking the ninth hole off both the living room and master bedroom.

23. 2000-08-24
    soldstatus $115,000
24. 2000-07-15
    listed $119,900

ⓘ 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: $26,035
• − Mortgage interest: −$14,004
• − Property taxes: −$3,750
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,083
• − Management: −$2,083
• − HOA: −$4,704
• − Depreciation: −$7,273
• Taxable loss: −$9,111
• Est. tax savings @ 24.0%: +$2,187
• After-tax cash flow: $-2,682/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: Rocky Hill School District
• NCES district ID: 0903840
• Math proficiency: 59% ▼ -7.00%
• Reading proficiency: 67% ▼ -8.00%
• Median HH income: $75,825
• Composite: 56.01/100
• National rank: #1191
• State rank: #34 of 153 in CT

Livability — Newington

• Score: 79/100
• State rank: #30
• US rank: #2143

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hartford County · 754,208 people
• City population: 30,896
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 20,872
• Household income: $100,027
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 560.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Asian 14% Hispanic / Latino 8% Two or more races 7% Black 5%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 9% Lithuanian 4% Russian 3%
• Foreign-born: 23% · Canada, China, Jamaica
• Languages at home: 69% English-only · Other Indo-European 11% Spanish 7% Russian/Polish/Slavic 6%

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: ▼ -188.36%
• Current HPI: 184.2022
• Rent YoY: ▲ 3.43%
• 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

+108.5% since first listed

10 events — show timeline

• 2026-05-19 Contingent — Smart MLS
• 2026-05-15 Listed $250,000 Smart MLS
• 2026-05-12 Coming Soon $250,000 Smart MLS
• 2019-01-22 Listing Removed — Smart MLS
• 2018-11-16 Price Changed $174,900 Smart MLS
• 2018-08-22 Listed $179,900 Smart MLS
• 2005-07-19 Sold (MLS) $170,000 Smart MLS
• 2005-05-03 Listed $174,900 Smart MLS
• 2000-08-24 Sold (MLS) $115,000 Smart MLS
• 2000-07-15 Listed $119,900 Smart MLS