166 Boston Tpke Unit F

Bolton, CT 06043

$229,900D+

2 bd · 2.0 ba · 938 sqft · Built 2025 · SingleFamily · Active · 51 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,979/mo
• Mortgage (P&I): −$1,206
• Tax + insurance: −$383
• HOA: −$565
• Vac / Maint / Mgmt: −$416
• Net cashflow: $-590/mo
• Annual: $-7,080/yr
• Cap rate: 3.21%
• Cash-on-cash: -11.00%
• DSCR: 0.51
• 1% rule: 0.86%
• Cash to close: $64,372

Investor read

• This is a 2-bed/2.0-bath single-family listed at $230k. Condition is rated good.
• At list price, monthly cash flow is $-590 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $145k (37.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (13.9% below list).
• It's been on market 51 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $145k (37.1% below list) — sets the bar for cash-flow.
• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Bolton School District (rural): math 44% / reading 62% proficiency, ranked #65 of 153 in CT (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 12% free/reduced lunch — higher-income household profile.
• Zoned schools: Bolton Center School (math 46% / reading 61%, grade C, #209 of 553 statewide, top 38%, 497 students, 26% FRL); Bolton High School (math 37% / reading 67%, grade D+, #80 of 194 statewide, top 44%, 233 students, 20% FRL).
• Watch-outs: HOA is 29% of rent.
• Market conditions: 35 active listings in the ZIP; high-income renter base; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• Cap rate 3.2% vs local median 2.4% in Bolton — 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.

Questions for listing agent

• 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?
• It's been on market 51 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.
• 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.