20 Huckleberry Hill Rd · Collinsville, CT 06001

$599,000

6 bd · 3.0 ba · 2,667 sqft · MultiFamily · 4 Days on market

Built 1870 3.00 ac lot Est $579k · at est.

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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 +14.1/30.0
• Schools +6.6/10.0
• ARV discount +5.9/15.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Well-Maintained 3-unit property set on beautiful 3-acre lot in Avon, CT. Conveniently located close to shopping, dining, recreation and just 1/2 mile to downtown Collinsville and the Farmington River. The property consists of a charming 2-family home with one 3-bedroom unit, one 2-bedroom unit and a 1-bedroom detached single family home with attached 2-car garage. Excellent tenants with leases in place for the 2-Bedroom and 1-Bedroom units until May 2027. The 3-Bedroom unit is freshly painted and ready for immediate occupancy making this property perfect for investors or an owner occupant. All apartments have hardwood flooring, Harvey Windows, are clean, pet free and in excellent condition.

Key facts

• 3 acre lot
• 2 garage spots
• Built 1870

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath multifamily listed at $599k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $523k (12.6% below list).
• Recommended offer: $523k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 2.6% in Collinsville — 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 79/100 on livability (#28 in CT, #2,040 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Avon School District (suburban): math 64% / reading 77% proficiency, ranked #11 of 153 in CT (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical; only 5% free/reduced lunch — higher-income household profile.
• Zoned schools: Roaring Brook School (math 67% / reading 77%, grade A-, #62 of 553 statewide, top 13%, 483 students, 8% FRL); Avon Middle School (math 65% / reading 80%, grade A, #6 of 175 statewide, top 3%, 524 students, 11% FRL); Avon High School (math 72% / reading 88%, grade A, #6 of 194 statewide, top 3%, 923 students, 11% FRL).
• Market conditions: 109 active listings in the ZIP; 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 $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1870 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $523,400 (12.6% below list)

Questions for the listing agent

1. Built in 1870 — 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 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?
4. 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?
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: 0.87% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.61%
• DSCR: 1.03
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $578,739
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
61 Arch St	0.28mi	5/2.5 (-1)	2,698 (+1%)	16mo	$585,000	$217	64

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.45×
• Total profit: $-91,649
• Equity at exit: $89,313

10-year hold

• IRR: -6.8%
• Equity multiple: 0.57×
• Total profit: $-72,767
• Equity at exit: $51,791

Cash invested: $167,720 (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 06001

• Active inventory: 109
• Price-to-rent: 28.6×

Monthly cashflow live

• Estimated rent: $5,234 medium
• Mortgage (P&I): −$3,141
• Tax from tax record: −$659 /mo · $7,913/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,099
• Net cashflow: $85

Break-even live

Break-even rent $5,127

Max offer price $599,000

Occupancy floor 93%

Sensitivity live

Price	-10% $424	-5% $254	+0% $85	+5% $-85	+10% $-254
Rent	-10% $-329	-5% $-122	+0% $85	+5% $291	+10% $498
Rate	-1.0pp $386	-0.5pp $237	base $85	+0.5pp $-71	+1.0pp $-228

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	3	1	$1,745
1× unit	2	1	$1,745
1× unit	1	1	$1,745
Total (3 units)			$5,234

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-09
   status $599,000 Under Contract 4 DOM
2. 2026-06-08
   days on market $599,000 Active 4 DOM
3. 2026-06-07
   statusdays on market $599,000 Active 3 DOM
4. 2026-06-03
   days on market $599,000 Coming Soon 4 DOM
5. 2026-06-02
   days on market $599,000 Coming Soon 3 DOM
6. 2026-06-01
   days on market $599,000 Coming Soon 2 DOM

ⓘ 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: $7,913 · $659/mo
• Projected year-2 tax: $10,366 · $864/mo
• Expected delta: +$2,453/yr (+$204/mo · 31.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°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: $62,808
• − Mortgage interest: −$33,553
• − Property taxes: −$7,913
• − Insurance: −$2,995
• − Repairs & maintenance: −$5,025
• − Management: −$5,025
• − Depreciation: −$17,425
• Taxable loss: −$9,128
• Est. tax savings @ 24.0%: +$2,191
• After-tax cash flow: $3,206/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: Avon School District
• NCES district ID: 0900120
• Math proficiency: 64% ▼ -10.00%
• Reading proficiency: 77% ▼ -2.00%
• Median HH income: $114,198
• Composite: 65.87/100
• National rank: #447
• State rank: #11 of 153 in CT

Livability — Collinsville

• Score: 79/100
• State rank: #28
• US rank: #2040

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 19,157

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Asian 15% Two or more races 6% Hispanic / Latino 5% Black 2%
• Common ancestry: Romanian 9% Lithuanian 3% Italian 2%
• Foreign-born: 17% · South Korea, Canada, China
• Languages at home: 79% English-only · Other Indo-European 8% Other Asian/Pacific 5% Korean 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: ▼ -147.48%
• Current HPI: 174.8885
• 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

1 event — show timeline

• 2026-05-30 Coming Soon $599,000 Smart MLS

Property tax history

+3.1%/yr

Latest (2025): $7,913 · +3.7% YoY. Source: county tax records.