40 Cottage Grove Cir · Blue Hills, CT 06002

$365,000

4 bd · 2.0 ba · 1,536 sqft · SingleFamily public records · 54 Days on market

Built 1951 0.50 ac lot $238/sqft · 24% above area Est $295k · 24% over

---

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 +18.6/30.0
• DSCR +5.9/10.0
• 1% rule +5.2/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 4-bedroom, 2-bathroom home offers expanded living space and numerous updates completed during the current ownership. A 700 square foot addition completed in 2015 added two additional bedrooms, a full bathroom, a walk-in closet, attic storage, and a family room that provides additional space for gathering and everyday living. The recently renovated kitchen (2025) features new subfloors, tile flooring, granite countertops, cabinets, and appliances. Additional updates include recessed lighting in the living room and updated lighting fixtures completed in 2025, along with bathroom flooring updates the same year. Major system improvements include a 200-amp electrical upgrade (2019), a new roof (2025), and solar system installation (2025). Additional improvements include a new refrigerator, microwave, and dishwasher in 2025, washer and dryer (2022), garage door replacement (2015), and a new storage shed (2025). The fully enclosed yard offers privacy and outdoor space for relaxing, grilling, and entertaining, with a deck that provides an ideal place to gather during warmer months. Conveniently located near Copaco Shopping Center, Bloomfield town center, local schools within approximately 5-10 minutes, Interstate 91, and access to Hartford.

Key facts

• Recessed lighting
• Granite countertops
• New roof

Tags

• 700 SQUARE FOOT ADDITION
• RECENTLY RENOVATED KITCHEN
• GRANITE COUNTERTOPS
• RECESSED LIGHTING
• 200 AMP ELECTRICAL UPGRADE
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $365k).
• Recommended offer: $354k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 81/100 on livability (#14 in CT, #1,343 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, housing A+; Watch: schools F, amenities F.
• Bloomfield School District (suburban): math 16% / reading 30% proficiency, ranked #137 of 153 in CT (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+3.1%/yr); 67 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• At $3,730/mo this rent would consume 46% of the median local household income ($98k/yr) (locally 692% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($354k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $100k; list at $365k implies a 265% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $354,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 1.02% ✓
• Cap rate: 7.46%
• Cash-on-cash: 4.16%
• DSCR: 1.19
• GRM: 8.2

CMA / ARV

• ARV (median comp): $295,443
• List price: $365,000
• Delta: 23.54%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
51 Lincoln Ter	0.08mi	4/1.5	1,521 (-1%)	17mo	$285,000	$187	79
242 Park Ave	0.61mi	4/2.0	1,416 (-8%)	11mo	$325,000	$230	50
57 Prospect St	0.67mi	3/2.5 (-1)	1,498 (-2%)	12mo	$400,000	$267	47
254 Park Ave	0.54mi	3/1.5 (-1)	1,448 (-6%)	15mo	$380,000	$262	46
3 Yale Cir	0.66mi	3/1.5 (-1)	1,548 (+1%)	20mo	$385,000	$249	44
27 Prospect St	0.73mi	3/1.5 (-1)	1,606 (+5%)	12mo	$330,000	$205	41
13 Sycamore Rd	0.65mi	3/2.5 (-1)	1,624 (+6%)	22mo	$347,000	$214	35
72 Prospect St	0.64mi	3/1.5 (-1)	1,320 (-14%)	18mo	$330,000	$250	24

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: -9.6%
• Equity multiple: 0.65×
• Total profit: $-36,065
• Equity at exit: $54,423

10-year hold

• IRR: -0.0%
• Equity multiple: 1.00×
• Total profit: $-242
• Equity at exit: $31,559

Cash invested: $102,200 (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 06002

• Rents YoY: 3.1%
• Active inventory: 67
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $3,730 high
• Mortgage (P&I): −$1,914
• Tax from tax record: −$526 /mo · $6,316/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$783
• Net cashflow: $354

Break-even live

Break-even rent $3,282

Max offer price $365,000

Occupancy floor 86%

Sensitivity live

Price	-10% $561	-5% $458	+0% $354	+5% $251	+10% $148
Rent	-10% $60	-5% $207	+0% $354	+5% $502	+10% $649
Rate	-1.0pp $538	-0.5pp $447	base $354	+0.5pp $260	+1.0pp $164

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
65 Jolley Dr Bloomfield, CT	1.0–3.0	1.0–2.0	1054	$4,500	$4.27	44d	16	0.42mi
42 Alderwood Dr West Hartford, CT	3.0	1.5	1470	$3,300	$2.24	12d	1	1.07mi
38 Portage Rd West Hartford, CT	4.0	3.0	1842	$3,950	$2.14	2d	1	1.09mi
2 Francis Way Bloomfield, CT	1.0–3.0	1.0–2.0	1037	$3,194	$3.08	2d	18	1.10mi
14 Wedgewood Dr Bloomfield, CT	3.0	1.5	1331	$2,600	$1.95	44d	1	1.49mi

Listing history 4 events

1. 2026-05-07
   status Under Contract 1257-char remark

   Show marketing remark (1257 chars)

   This 4-bedroom, 2-bathroom home offers expanded living space and numerous updates completed during the current ownership. A 700 square foot addition completed in 2015 added two additional bedrooms, a full bathroom, a walk-in closet, attic storage, and a family room that provides additional space for gathering and everyday living. The recently renovated kitchen (2025) features new subfloors, tile flooring, granite countertops, cabinets, and appliances. Additional updates include recessed lighting in the living room and updated lighting fixtures completed in 2025, along with bathroom flooring updates the same year. Major system improvements include a 200-amp electrical upgrade (2019), a new roof (2025), and solar system installation (2025). Additional improvements include a new refrigerator, microwave, and dishwasher in 2025, washer and dryer (2022), garage door replacement (2015), and a new storage shed (2025). The fully enclosed yard offers privacy and outdoor space for relaxing, grilling, and entertaining, with a deck that provides an ideal place to gather during warmer months. Conveniently located near Copaco Shopping Center, Bloomfield town center, local schools within approximately 5-10 minutes, Interstate 91, and access to Hartford.

2. 2026-04-02
   price $365,000 1257-char remark

   Show marketing remark (1257 chars)

   This 4-bedroom, 2-bathroom home offers expanded living space and numerous updates completed during the current ownership. A 700 square foot addition completed in 2015 added two additional bedrooms, a full bathroom, a walk-in closet, attic storage, and a family room that provides additional space for gathering and everyday living. The recently renovated kitchen (2025) features new subfloors, tile flooring, granite countertops, cabinets, and appliances. Additional updates include recessed lighting in the living room and updated lighting fixtures completed in 2025, along with bathroom flooring updates the same year. Major system improvements include a 200-amp electrical upgrade (2019), a new roof (2025), and solar system installation (2025). Additional improvements include a new refrigerator, microwave, and dishwasher in 2025, washer and dryer (2022), garage door replacement (2015), and a new storage shed (2025). The fully enclosed yard offers privacy and outdoor space for relaxing, grilling, and entertaining, with a deck that provides an ideal place to gather during warmer months. Conveniently located near Copaco Shopping Center, Bloomfield town center, local schools within approximately 5-10 minutes, Interstate 91, and access to Hartford.

3. 2026-03-13
   listed $375,000 Active 1257-char remark

   Show marketing remark (1257 chars)

   This 4-bedroom, 2-bathroom home offers expanded living space and numerous updates completed during the current ownership. A 700 square foot addition completed in 2015 added two additional bedrooms, a full bathroom, a walk-in closet, attic storage, and a family room that provides additional space for gathering and everyday living. The recently renovated kitchen (2025) features new subfloors, tile flooring, granite countertops, cabinets, and appliances. Additional updates include recessed lighting in the living room and updated lighting fixtures completed in 2025, along with bathroom flooring updates the same year. Major system improvements include a 200-amp electrical upgrade (2019), a new roof (2025), and solar system installation (2025). Additional improvements include a new refrigerator, microwave, and dishwasher in 2025, washer and dryer (2022), garage door replacement (2015), and a new storage shed (2025). The fully enclosed yard offers privacy and outdoor space for relaxing, grilling, and entertaining, with a deck that provides an ideal place to gather during warmer months. Conveniently located near Copaco Shopping Center, Bloomfield town center, local schools within approximately 5-10 minutes, Interstate 91, and access to Hartford.

4. 1992-04-10
   soldstatus $99,900

ⓘ 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: $6,316 · $526/mo
• Projected year-2 tax: $7,064 · $589/mo
• Expected delta: +$748/yr (+$62/mo · 11.8%)

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

Taxation est. · year 1

• Rental income: $44,762
• − Mortgage interest: −$20,446
• − Property taxes: −$6,316
• − Insurance: −$1,825
• − Repairs & maintenance: −$3,581
• − Management: −$3,581
• − Depreciation: −$10,618
• Taxable loss: −$1,605
• Est. tax savings @ 24.0%: +$385
• After-tax cash flow: $4,637/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: Bloomfield School District
• NCES district ID: 0900330
• Math proficiency: 16% ▼ -13.00%
• Reading proficiency: 30% ▼ -12.00%
• Median HH income: $71,180
• Composite: 22.37/100
• National rank: #8120
• State rank: #137 of 153 in CT

Livability — Blue Hills

• Score: 81/100
• State rank: #14
• US rank: #1343

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hartford County · 754,208 people
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 21,865
• Household income: $98,162
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 692.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 54% White 30% Hispanic / Latino 8% Two or more races 6% Asian 4%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 2% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 82% English-only · Spanish 6% Other Indo-European 2% French/Haitian/Cajun 2%

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: ▼ -175.76%
• Current HPI: 198.4604
• Rent YoY: ▲ 3.11%
• 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

+265.4% since first listed

4 events — show timeline

• 2026-05-07 Pending — Smart MLS
• 2026-04-02 Price Changed $365,000 Smart MLS
• 2026-03-13 Listed $375,000 Smart MLS
• 1992-04-10 Sold (Public Records) $99,900 Public Records

Property tax history

+3.0%/yr

Latest (2025): $6,316 · +26.8% YoY. Source: county tax records.