1660 Farmington Ave #5 · Farmington, CT 06085

$169,000

1 bd · 1.0 ba · 704 sqft · Condo public records · 5 Days on market

Built 1964 $240/sqft · at area comps Est $172k · at est. $238/mo HOA · 14% 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 +11.7/30.0
• ARV discount +8.3/15.0
• Schools +6.4/10.0
• 1% rule +4.8/10.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this charming and budget-friendly one-bedroom unit offering convenient single-level living in a great location! This spacious unit features hardwood flooring, a generous size sun-filled bedroom, tiled bathroom, and full kitchen creating a comfortable and inviting space to call home. Enjoy easy outdoor access with a rear kitchen entry leading directly to the backyard - perfect for pets or enjoying fresh air. The living room features sliding glass doors that open to a private balcony, adding extra natural light and outdoor living space. Additional highlights include a dedicated carport to keep your vehicle protected year-round. Water and sewer included through the HOA. Unit is on t

Key facts

• Hardwood flooring
• Full kitchen
• Private balcony

Tags

• SINGLE LEVEL LIVING
• HARDWOOD FLOORING
• TILED BATHROOM
• FULL KITCHEN
• PRIVATE BALCONY
• DEDICATED CARPORT

Property features AI

Finance

• HOA & community: Monthly HOA fee (includes grounds maintenance, trash pickup, snow removal, water, sewer, property management, road maintenance, insurance); Pets allowed — typically 1 dog or 2 cats (confirm)

Exterior

• Parking: Carport (1 covered space)
• Utilities: Public water; Public sewer; Electric domestic hot water
• Home design: Condominium in a complex (Farmington Village); Unit located on 2nd floor
• Construction: Frame construction; Vinyl siding
• Exterior features: Balcony; Level lot

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric baseboard heat; Wall unit cooling
• Interior features: Wall air conditioning unit; No basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $169k.

Deal economics

• At list price, monthly cash flow is $-117 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $148k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $165k (2.3% below list).
• Recommended offer: $148k (12.2% 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.
• 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.
• Market conditions: 16 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $5k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $100k; list at $169k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• 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 $148,401 (12.2% 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 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.98% ✗
• Cap rate: 5.94%
• Cash-on-cash: -1.27%
• DSCR: 0.94
• GRM: 8.5

CMA / ARV

• ARV (median comp): $172,102
• List price: $169,000
• Delta: -1.80%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -21.1%
• Equity multiple: 0.27×
• Total profit: $-34,631
• Equity at exit: $25,198

10-year hold

• IRR: -14.2%
• Equity multiple: 0.18×
• Total profit: $-38,986
• Equity at exit: $14,612

Cash invested: $47,320 (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 06085

• Home prices YoY: -28.7%
• Active inventory: 16
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,651 high
• Mortgage (P&I): −$886
• Tax from tax record: −$160 /mo · $1,919/yr
• Insurance: −$70
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$238
• Vacancy / Maint / Mgmt: −$347
• Net cashflow: $-117

Break-even live

Break-even rent $1,799

Max offer price $148,401

Occupancy floor —

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 Lakeshore Dr Unit 8B-1 Farmington, CT	—	1.0	600	$1,295	$2.16	20d	1	1.08mi
2 Brickyard Rd Unit 3B Farmington, CT	1.0	1.0	725	$1,550	$2.14	43d	1	1.41mi
7 Brickyard Rd Unit D Farmington, CT	1.0	1.0	725	$1,900	$2.62	43d	1	1.41mi
668 Huckleberry Hill Rd Avon, CT	1.0	1.0	704	$1,650	$2.34	2d	1	1.42mi
5 Grandview Dr Unit 15C Farmington, CT	1.0	1.0	725	$1,650	$2.28	11d	1	1.46mi
25 Grandview Dr Farmington, CT	1.0	1.0	725	$1,850	$2.55	43d	1	1.46mi
1254 Farmington Ave Unit C Farmington, CT	1.0	1.0	725	$1,725	$2.38	11d	1	1.47mi

HOA detail condo

• Monthly dues: $238 · $2,856/yr
• Likely covers: watersewer
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-05-14
   listed $169,000 Active 804-char remark
2. 2017-10-02
   soldstatus $100,000

ⓘ 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: $1,919 · $160/mo
• Projected year-2 tax: $2,768 · $231/mo
• Expected delta: +$849/yr (+$71/mo · 44.2%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,814
• − Mortgage interest: −$9,467
• − Property taxes: −$1,919
• − Insurance: −$1,642
• − Repairs & maintenance: −$1,585
• − Management: −$1,585
• − HOA: −$2,856
• − Depreciation: −$4,916
• Taxable loss: −$4,156
• Est. tax savings @ 24.0%: +$998
• After-tax cash flow: $-402/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

• City population: 19,135
• Population (ZIP): 7,521

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 19% Hispanic / Latino 8% Two or more races 6% Black 1%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 11% Lithuanian 5% Iranian 2%
• Foreign-born: 18% · Canada, South Korea, China
• Languages at home: 71% English-only · Other Indo-European 10% Spanish 5% Other Asian/Pacific 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: ▼ -76.01%
• Current HPI: 189.1003
• 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

+69.0% since first listed

3 events — show timeline

• 2026-05-20 Pending — Smart MLS
• 2026-05-14 Listed $169,000 Smart MLS
• 2017-10-02 Sold (Public Records) $100,000 Public Records

Property tax history

+2.6%/yr

Latest (2025): $1,919 · +4.6% YoY. Source: county tax records.