8 Ironwood Rd · West Hartford, CT 06117

$399,900

2 bd · 3.5 ba · 2,069 sqft · Condo public records · 74 Days on market

Built 1981 $658/mo HOA · 23% of rent

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +5.6/10.0
• Livability +4.0/5.0
• Cash flow +2.5/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

OMG...a very spacious condo in a coveted West Hartford subdivision; 800 Mountain. It begins with generous exterior parking, plus an attached 2 car garage. The entrance might make you think you're in Europe, with its attractive tile floor. The main level features a sizable kitchen, grand living room, a dining room, plus a family room; you'll love the photos. Both large upper level bedrooms feature private full bathrooms. A 3rd bedroom is in the lower level, and a full bathroom is also there. Behind this home is a deck, plus a flagstone patio. The flow of the 1st floor is perfect for you entertainers. It is IMPOSSIBLE to get this type of construction (steel I-beam), generously sized rooms, privacy and location at this price range. This is an uncommon opportunity. Seller will give you a certificate for a 5 day, 4 night LUXURY CRUISE to ether Mexico, the Bahamas, or the Western Carribean, at closing. Also, this home comes with my Peace of Mind Guarantee; if, within 6 months after closing, you decide you know longer want to live here, I'll sell your home FOR FREE!

Key facts

• Tile floor
• Sizable kitchen
• Grand living room

Tags

• ATTACHED GARAGE
• TILE FLOOR
• SIZABLE KITCHEN
• GRAND LIVING ROOM
• DINING ROOM
• FAMILY ROOM

What this means for you Summary

Snapshot

• This is a 2-bed/3.5-bath condo listed at $400k.

Deal economics

• At list price, monthly cash flow is $-1k ($-17k/yr) — negative.
• To cash-flow at today's rent, offer at most $175k (56.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $288k (28.1% below list).
• Recommended offer: $175k (56.2% below list) — sets the bar for cash-flow.
• Cap rate 2.2% vs local median 3.3% in West Hartford — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

Location & tenants

• Location reads 79/100 on livability (#27 in CT, #1,989 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, cost of living F.
• West Hartford School District (urban): math 56% / reading 67% proficiency, ranked #39 of 153 in CT (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 78 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($376k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $315k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,100 (56.2% below list)

Questions for the listing agent

1. 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?
2. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 56% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.72% ✗
• Cap rate: 2.15%
• Cash-on-cash: -14.78%
• DSCR: 0.34
• GRM: 11.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -44.3%
• Equity multiple: -0.36×
• Total profit: $-152,058
• Equity at exit: $59,626

10-year hold

• IRR: -77.1%
• Equity multiple: -1.17×
• Total profit: $-243,133
• Equity at exit: $34,576

Cash invested: $111,972 (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 06117

• Active inventory: 78
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,876 medium
• Mortgage (P&I): −$2,097
• Tax from tax record: −$730 /mo · $8,755/yr
• Insurance: −$167
• HOA: −$658
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $-1,379

Break-even live

Break-even rent $4,622

Max offer price $175,100

Occupancy floor —

Sensitivity live

Price	-10% $-1,153	-5% $-1,266	+0% $-1,379	+5% $-1,492	+10% $-1,606
Rent	-10% $-1,606	-5% $-1,493	+0% $-1,379	+5% $-1,266	+10% $-1,152
Rate	-1.0pp $-1,178	-0.5pp $-1,278	base $-1,379	+0.5pp $-1,483	+1.0pp $-1,588

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
115 Hilldale Rd West Hartford, CT	3.0	2.5	1448	$3,750	$2.59	11d	1	1.06mi
83 Hilldale Rd Unit Bdrm3 West Hartford, CT	3.0	2.0	1732	$1,400	$0.81	17d	1	1.22mi

HOA detail condo

• Monthly dues: $658 · $7,896/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-05-31
   days on market $399,900 Active 74 DOM
2. 2026-05-13
   price $399,900 1075-char remark

   Show marketing remark (1075 chars)

   OMG...a very spacious condo in a coveted West Hartford subdivision; 800 Mountain. It begins with generous exterior parking, plus an attached 2 car garage. The entrance might make you think you're in Europe, with its attractive tile floor. The main level features a sizable kitchen, grand living room, a dining room, plus a family room; you'll love the photos. Both large upper level bedrooms feature private full bathrooms. A 3rd bedroom is in the lower level, and a full bathroom is also there. Behind this home is a deck, plus a flagstone patio. The flow of the 1st floor is perfect for you entertainers. It is IMPOSSIBLE to get this type of construction (steel I-beam), generously sized rooms, privacy and location at this price range. This is an uncommon opportunity. Seller will give you a certificate for a 5 day, 4 night LUXURY CRUISE to ether Mexico, the Bahamas, or the Western Carribean, at closing. Also, this home comes with my Peace of Mind Guarantee; if, within 6 months after closing, you decide you know longer want to live here, I'll sell your home FOR FREE!

3. 2026-03-18
   listed $427,777 Active 1075-char remark

   Show marketing remark (1075 chars)

   OMG...a very spacious condo in a coveted West Hartford subdivision; 800 Mountain. It begins with generous exterior parking, plus an attached 2 car garage. The entrance might make you think you're in Europe, with its attractive tile floor. The main level features a sizable kitchen, grand living room, a dining room, plus a family room; you'll love the photos. Both large upper level bedrooms feature private full bathrooms. A 3rd bedroom is in the lower level, and a full bathroom is also there. Behind this home is a deck, plus a flagstone patio. The flow of the 1st floor is perfect for you entertainers. It is IMPOSSIBLE to get this type of construction (steel I-beam), generously sized rooms, privacy and location at this price range. This is an uncommon opportunity. Seller will give you a certificate for a 5 day, 4 night LUXURY CRUISE to ether Mexico, the Bahamas, or the Western Carribean, at closing. Also, this home comes with my Peace of Mind Guarantee; if, within 6 months after closing, you decide you know longer want to live here, I'll sell your home FOR FREE!

4. 2023-04-26
   soldstatus $315,000
5. 1992-06-02
   soldstatus $215,000

ⓘ 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: $8,755 · $730/mo
• Projected year-2 tax: $8,755 · $730/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major 7 d/yr ≥97°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,512
• − Mortgage interest: −$22,401
• − Property taxes: −$8,755
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,761
• − Management: −$2,761
• − HOA: −$7,896
• − Depreciation: −$11,633
• Taxable loss: −$23,694
• Est. tax savings @ 24.0%: +$5,687
• After-tax cash flow: $-10,865/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: West Hartford School District
• NCES district ID: 0904920
• Math proficiency: 56% ▼ -6.00%
• Reading proficiency: 67% ▼ -5.00%
• Median HH income: $85,173
• Composite: 55.64/100
• National rank: #1228
• State rank: #39 of 153 in CT

Livability — West Hartford

• Score: 79/100
• State rank: #27
• US rank: #1989

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Hartford, CT
• County: Hartford County · 754,208 people
• City population: 63,441
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 16,116
• Household income: $171,707
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 336.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Asian 10% Two or more races 7% Hispanic / Latino 6% Black 6%
• Common ancestry: Romanian 6% Scotch-Irish 5% Italian 2%
• Foreign-born: 20% · Canada, China, Vietnam
• Languages at home: 77% English-only · Other Indo-European 6% Spanish 5% Russian/Polish/Slavic 4%

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: ▼ -191.98%
• Current HPI: 176.7207
• Rent YoY: —
• 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

+86.0% since first listed

4 events — show timeline

• 2026-05-13 Price Changed $399,900 Smart MLS
• 2026-03-18 Listed $427,777 Smart MLS
• 2023-04-26 Sold (Public Records) $315,000 Public Records
• 1992-06-02 Sold (Public Records) $215,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $8,755 · +5.7% YoY. Source: county tax records.