168 Boswell Ave · Norwich, CT 06360

$130,000

3 bd · 1.0 ba · 933 sqft · SingleFamily public records · 28 Days on market

Built 1875 3,484 sqft lot Est $208k · 38% under

---

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 +28.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.5/10.0
• Rent growth +4.2/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Investors take notice of this adorable colonial home conveniently located near public transportation. The property requires some updates, particularly in appliances. Please note that utilities are currently shut off. Cash, hard money or renovation loans preferred. Selling as is.

Key facts

• 3,484 sq ft lot
• Built 1875
• Listed 28 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 4.0% in Norwich — 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 81/100 on livability (#18 in CT, #1,391 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, commute A-.
• Norwich School District (urban): math 19% / reading 29% proficiency, ranked #139 of 153 in CT (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Uncas Elementary School (math 17% / reading 27%, grade F, #433 of 553 statewide, top 80%, 239 students, 82% FRL) — zoned schools average 82% FRL vs 62% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.6%/yr); 241 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 487 units permitted in Southeastern Connecticut Planning Region in 2024 (244 in 5+ unit buildings).
• This rent runs 32% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 8y 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.

Risks & watch-outs

• Watch-outs: built in 1875 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 63% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $128,050 (1.5% below list)

Questions for the listing agent

1. Built in 1875 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.35% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.13%
• DSCR: 1.63
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $208,059
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 Brook St	0.07mi	2/1.0 (-1)	900 (-4%)	7mo	$200,000	$222	80
26 Vine St	0.18mi	3/1.0	964 (+3%)	16mo	$190,000	$197	73
15 Beech St	0.24mi	3/1.0	960 (+3%)	21mo	$203,000	$211	66
1 Central Ct	0.37mi	2/1.0 (-1)	891 (-4%)	6mo	$252,500	$283	65
51 N Cliff St	0.24mi	2/1.5 (-1)	1,053 (+13%)	4mo	$134,900	$128	57
19 Treadway Ave	0.29mi	3/2.0	1,057 (+13%)	8mo	$201,250	$190	54
36 Jennings St	0.61mi	2/1.0 (-1)	960 (+3%)	12mo	$295,000	$307	51
180 Central Ave	0.52mi	3/2.0	1,037 (+11%)	6mo	$245,000	$236	49
91 N Cliff St	0.19mi	3/1.5	1,057 (+13%)	22mo	$265,000	$251	48
300 Central Ave	0.70mi	4/1.0 (+1)	1,022 (+10%)	10mo	$270,000	$264	38
33 Tanner Ave	0.65mi	2/1.0 (-1)	1,050 (+12%)	9mo	$234,000	$223	36

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 · 6.62% rent growth · sell at horizon

5-year hold

• IRR: 8.6%
• Equity multiple: 1.35×
• Total profit: $12,907
• Equity at exit: $19,383

10-year hold

• IRR: 20.9%
• Equity multiple: 3.08×
• Total profit: $75,885
• Equity at exit: $11,240

Cash invested: $36,400 (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 06360

• Home prices YoY: -19.9%
• Rents YoY: 6.6%
• Active inventory: 241
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,753 high
• Mortgage (P&I): −$682
• Tax from tax record: −$220 /mo · $2,641/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $429

Break-even live

Break-even rent $1,210

Max offer price $130,000

Occupancy floor 71%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
92 Boswell Ave Norwich, CT	2.0	1.0	560	$1,575	$2.81	43d	1	0.16mi
33 Lake St Unit c Norwich, CT	3.0	1.0	750	$1,450	$1.93	13d	1	0.21mi
159 Hickory St Norwich, CT	2.0	1.0	702	$1,500	$2.14	43d	1	0.30mi
25 Boswell Ave Unit 2 Norwich, CT	3.0	1.0	900	$1,900	$2.11	13d	1	0.31mi
158 Cliff St Unit 2 Norwich, CT	3.0	1.0	700	$1,700	$2.43	13d	1	0.32mi
99 Cedar St Norwich, CT	2.0	1.0	800	$1,625	$2.03	11d	1	0.58mi
502 E Main St Unit 1 Norwich, CT	3.0	1.0	800	$1,750	$2.19	13d	1	0.64mi
154 Washington St Unit 11 Norwich, CT	2.0	1.0	1100	$1,750	$1.59	43d	1	0.79mi
70 Sandy Ln Norwich, CT	1.0–3.0	1.0–1.5	900	$1,425	$1.58	1d	6	1.02mi
102 Stonington Rd Norwich, CT	2.0	1.0	950	$1,850	$1.95	1d	1	1.24mi
73 Peck St Unit 2 Norwich, CT	2.0	1.5	900	$1,475	$1.64	21d	1	1.46mi

Listing history 10 events

1. 2026-04-07
   status Under Contract
2. 2026-03-23
   status Active
3. 2026-03-19
   historical Under Contract - Continue to Show
4. 2026-03-09
   listed $130,000 Active
5. 2019-02-19
   historical
6. 2019-02-08
   status Active
7. 2018-10-05
   historical
8. 2018-10-01
   price $47,500
9. 2018-09-14
   price $52,000
10. 2018-08-24
    listed $55,000 Active

ⓘ 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: $2,641 · $220/mo
• Projected year-2 tax: $2,712 · $226/mo
• Expected delta: +$70/yr (+$6/mo · 2.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,031
• − Mortgage interest: −$7,282
• − Property taxes: −$2,641
• − Insurance: −$650
• − Repairs & maintenance: −$1,682
• − Management: −$1,682
• − Depreciation: −$3,782
• Taxable income: $3,311
• Est. tax owed @ 24.0%: −$795
• After-tax cash flow: $4,348/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: Norwich School District
• NCES district ID: 0903120
• Math proficiency: 19% ▼ -8.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $50,813
• Composite: 21.27/100
• National rank: #8395
• State rank: #139 of 153 in CT

Livability — Norwich

• Score: 81/100
• State rank: #18
• US rank: #1391

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Norwich, CT
• County: New London County · 147,197 people
• City population: 37,216
• Metro: Norwich-New London, CT
• Population (ZIP): 37,216
• Household income: $65,539
• Rent vs Own: 44.8% rent · 55.2% own
• Severe rent burden: 1643.0

Population outlook (Southeastern Connecticut County) Hauer SSP2

• By 2040: 293,442

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 56% Hispanic / Latino 21% Two or more races 12% Black 10% Asian 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 9% Cuban 1% Dominican 3%
• Common ancestry: Lithuanian 8% Romanian 5% Hispanic 4%
• Foreign-born: 15% · Canada, China
• Languages at home: 77% English-only · Spanish 11% French/Haitian/Cajun 4% Chinese 3%

Political lean MEDSL · Southeastern Connecticut

• 2024 margin: D (+13.0) · D 55.6% · R 42.6% · Other 1.8%
• All cycles: 2024: D+13.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.27%
• Current HPI: 261.8575
• Rent YoY: ▲ 6.62%
• Metro: Norwich-New London, 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

+136.4% since first listed

10 events — show timeline

• 2026-04-07 Pending — Smart MLS
• 2026-03-23 Relisted — Smart MLS
• 2026-03-19 Contingent — Smart MLS
• 2026-03-09 Listed $130,000 Smart MLS
• 2019-02-19 Listing Removed — Smart MLS
• 2019-02-08 Relisted — Smart MLS
• 2018-10-05 Listing Removed — Smart MLS
• 2018-10-01 Price Changed $47,500 Smart MLS
• 2018-09-14 Price Changed $52,000 Smart MLS
• 2018-08-24 Listed $55,000 Smart MLS

Property tax history

-1.8%/yr

Latest (2023): $2,641 · +0.3% YoY. Source: county tax records.