32 Whitney Ln #32 · Glastonbury Center, CT 06033

$299,900

2 bd · 1.0 ba · 1,732 sqft · Condo · 2 Days on market

Built 1984 Good condition $173/sqft · 23% below area Est $387k · 23% under $360/mo HOA · 10% of rent

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Why this score? — see what drove the B- 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 +20.6/30.0
• ARV discount +15.0/15.0
• 1% rule +6.9/10.0
• Schools +6.6/10.0
• DSCR +6.5/10.0
• Livability +4.2/5.0
• Condition / age +3.8/5.0
• Rent growth +2.6/5.0
• Appreciation +0.0/10.0

Listing remarks

Location, location, location! Rarely available ranch-style end unit in the heart of downtown Glastonbury offering easy one-level living. This well-maintained home features an updated kitchen and bath, hardwood flooring, along with two spacious bedrooms with generous closet space. The fully finished walk-out lower level provides additional living area, complete with a potential third bedroom, family room and dedicated laundry space. Enjoy the comfort of a new furnace w/ gas heat and central air, with convenient parking just steps from your front door. Ideally situated close to dining, shopping, parks, and everything downtown Glastonbury has to offer! Note - A garage is not included with this

Key facts

• Hardwood flooring
• Updated bath
• Ranch-style end unit

Tags

• RANCH-STYLE END UNIT
• UPDATED KITCHEN
• UPDATED BATH
• HARDWOOD FLOORING
• POTENTIAL THIRD BEDROOM
• DEDICATED LAUNDRY SPACE

Property features AI

Finance

• Other: Part of a 70-unit complex (Village II at Glen Lochen)
• HOA & community: Homeowners association with monthly fee; Monthly HOA fee includes grounds maintenance, trash pickup, snow removal, and property management; Professional off-site property management; Pets allowed (refer to condo/HOA documents)

Exterior

• Parking: Off-street parking; Unassigned parking; Driveway; 2 parking spaces
• Utilities: Public water connected; Public sewer connected
• Home design: Condominium (end unit); Single-level unit (located on first floor)
• Construction: Frame construction
• Exterior features: Shingle and brick siding; Sidewalk; Gutters; Garden area; Exterior lighting; Lightly wooded, treed, level lot

Interior

• Kitchen: Oven/Range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Hot air heating fueled by natural gas; Natural gas hot water
• Interior features: Cable pre-wired; Fully finished, heated basement with walk-out and living space; Storage in basement
• Laundry & utility: Laundry on lower level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $398 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Cap rate 7.9% vs local median 2.2% in Glastonbury Center — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 83/100 on livability (#7 in CT, #1,032 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: commute F, cost of living D-.
• Glastonbury School District (suburban): math 67% / reading 75% proficiency, ranked #13 of 153 in CT (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical; only 6% free/reduced lunch — higher-income household profile.
• Zoned schools: Glastonbury High School (math 67% / reading 78%, grade B+, #13 of 194 statewide, top 6%, 1,801 students, 13% FRL).
• Market conditions: Rents flat; 95 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $299,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. 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: 1.19% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.69%
• DSCR: 1.25
• GRM: 7.0

CMA / ARV

• ARV (median comp): $387,481
• List price: $299,900
• Delta: -22.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.33% rent growth · sell at horizon

5-year hold

• IRR: -10.9%
• Equity multiple: 0.62×
• Total profit: $-32,325
• Equity at exit: $44,716

10-year hold

• IRR: -6.6%
• Equity multiple: 0.63×
• Total profit: $-30,833
• Equity at exit: $25,930

Cash invested: $83,972 (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 06033

• Rents YoY: 0.3%
• Active inventory: 95
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $3,583 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,498/yr
• Insurance: −$125
• HOA: −$360
• Vacancy / Maint / Mgmt: −$753
• Net cashflow: $398

Break-even live

Break-even rent $3,079

Max offer price $299,900

Occupancy floor 84%

Sensitivity live

Price	-10% $606	-5% $502	+0% $398	+5% $295	+10% $191
Rent	-10% $115	-5% $257	+0% $398	+5% $540	+10% $681
Rate	-1.0pp $549	-0.5pp $475	base $398	+0.5pp $321	+1.0pp $242

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2620 Main St Unit 9 Glastonbury, CT	3.0	3.5	1699	$4,850	$2.85	45d	1	0.13mi
53 Salmon Brook Dr Glastonbury, CT	1.0–2.0	1.0–2.5	1075	$3,825	$3.56	3d	1	0.21mi
101d House St Glastonbury, CT	2.0	2.5	1450	$3,925	$2.71	45d	1	0.36mi
29 House St Glastonbury, CT	3.0	2.5	1341	$3,800	$2.83	17d	1	0.41mi
48 Pratt St Glastonbury, CT	2.0	1.0	1238	$2,150	$1.74	45d	1	0.44mi
10 Glastonbury Blvd Glastonbury, CT	1.0–3.0	1.0–3.0	1083	$3,372	$3.11	3d	4	0.47mi
4 Hubbard Run Dr Unit 4 Glastonbury, CT	2.0	1.5	1200	$2,500	$2.08	22d	1	1.03mi
6 Larkspur Ln #6 Glastonbury, CT	2.0	1.5	1080	$2,350	$2.18	3d	1	1.09mi
92 Main St East Hartford, CT	2.0	1.0	1100	$2,200	$2.00	4d	1	1.23mi
917 New London Tpke Glastonbury, CT	2.0	1.0–2.0	794	$3,521	$4.43	3d	21	1.29mi

HOA detail condo

• Monthly dues: $360 · $4,320/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-05-17
   status Under Contract 656-char remark
2. 2026-05-14
   listed $299,900 Active 656-char remark

ⓘ 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: $43,001
• − Mortgage interest: −$16,799
• − Property taxes: −$4,498
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,440
• − Management: −$3,440
• − HOA: −$4,320
• − Depreciation: −$8,724
• Taxable income: $280
• Est. tax owed @ 24.0%: −$67
• After-tax cash flow: $4,713/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.

Condition & rehab AI · 19 photos

Good 75/100 Cosmetic rehab

This well-maintained, updated townhouse in Glastonbury offers a good condition with minimal repairs needed. The property is move-in ready with a good curb appeal and potential for value increase through exterior painting and gutter replacement.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace gutters — Improves drainage and reduces maintenance costs

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace gutters — Improves drainage and reduces maintenance costs ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Glastonbury School District
• NCES district ID: 0901620
• Math proficiency: 67% ▼ -8.00%
• Reading proficiency: 75% ▼ -3.00%
• Median HH income: $106,091
• Composite: 65.53/100
• National rank: #471
• State rank: #13 of 153 in CT

Livability — Glastonbury Center

• Score: 83/100
• State rank: #7
• US rank: #1032

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glastonbury Center, CT
• County: Hartford County · 754,208 people
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 29,921
• Household income: $149,962
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 604.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Asian 10% Hispanic / Latino 9% Two or more races 6% Black 2%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 10% Lithuanian 5% Slovak 3%
• Foreign-born: 13% · Canada, China, Jamaica
• Languages at home: 82% English-only · Spanish 6% Other Indo-European 4% Other Asian/Pacific 3%

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: ▼ -184.94%
• Current HPI: 193.4721
• Rent YoY: ▲ 0.33%
• 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

2 events — show timeline

• 2026-05-17 Pending — Smart MLS
• 2026-05-14 Listed $299,900 Smart MLS