31 Suffield St · Windsor Locks, CT 06096

$329,900

3 bd · 2.0 ba · 1,734 sqft · MultiFamily public records · 4 Days on market

Built 1880 6,534 sqft lot Est $371k · 11% under

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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 +28.8/30.0
• ARV discount +12.5/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• 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: 2 units. confirmed

Listing remarks MLS

Agents when showing this property ***park on olive street. Driveway next to 31 suffield does not belong to the property** driveway for 31 suffield is onolive street** bank owned property.

Key facts

• 6,534 sq ft lot
• Garage
• Built 1880

Property features AI

Exterior

• Parking: Detached garage (1 garage); Paved driveway with off-street parking; Total of 6 parking spaces
• Utilities: Public water connected; Public sewer connected; Natural gas service
• Home design: Multi-family (2-family) property; Frame and brick construction; Private driveway
• Construction: Concrete foundation; Asphalt shingle roof; Brick color
• Exterior features: Level lot; Wrap-around deck and covered deck; Deck; Shed; Sidewalk; Gutters; Exterior lighting; Storm doors; Vinyl siding and brick exterior

Interior

• Bedrooms: Three bedrooms total
• Bathrooms: Two full bathrooms
• Heating & cooling: Hot water heating fueled by natural gas; Programmable thermostat; Ridge vents
• Interior features: Full unfinished basement with concrete floor; Attic with hatch access; Seven total rooms
• Laundry & utility: Each floor has laundry in unit (all units have hook-ups); Hot water: Natural gas, 50-gallon tank and tankless hot water options

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $330k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $554/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $330k).
• Cap rate 10.3% vs local median 4.1% in Windsor Locks — 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 74/100 on livability (#65 in CT, #4,599 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Windsor Locks School District (suburban): math 34% / reading 45% proficiency, ranked #102 of 153 in CT (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Street School (397 students, 42% FRL); Windsor Locks High School (math 27% / reading 62%, grade F, #94 of 194 statewide, top 49%, 415 students, 39% FRL).
• Market conditions: 47 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• At $4,342/mo this rent would consume 64% of the median local household income ($81k/yr) (locally 472% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $92k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 17y 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.
• Current owner paid $116k; list at $330k implies a 184% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• 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 $329,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.32% ✓
• Cap rate: 10.32%
• Cash-on-cash: 14.40%
• DSCR: 1.64
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $371,076
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Suffield St	0.00mi	3/2.0	1,734 (0%)	1mo	$385,000	$222	99
26 N Main St	0.09mi	4/2.0 (+1)	1,860 (+7%)	14mo	$330,000	$177	67
22 Chestnut St	0.41mi	4/2.0 (+1)	1,638 (-6%)	6mo	$350,000	$214	62

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: 4.8%
• Equity multiple: 1.19×
• Total profit: $17,215
• Equity at exit: $49,189

10-year hold

• IRR: 14.3%
• Equity multiple: 2.15×
• Total profit: $106,246
• Equity at exit: $28,524

Cash invested: $92,372 (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 06096

• Home prices YoY: -32.2%
• Active inventory: 47
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $4,342 high
• Mortgage (P&I): −$1,730
• Tax from tax record: −$454 /mo · $5,454/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$912
• Net cashflow: $1,108

Break-even live

Break-even rent $2,939

Max offer price $329,900

Occupancy floor 69%

Sensitivity live

Price	-10% $1,295	-5% $1,202	+0% $1,108	+5% $1,015	+10% $921
Rent	-10% $765	-5% $937	+0% $1,108	+5% $1,280	+10% $1,451
Rate	-1.0pp $1,274	-0.5pp $1,192	base $1,108	+0.5pp $1,023	+1.0pp $936

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$4,342
Total (2 units)			$4,342

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31 Suffield St Windsor Locks, CT	2.0	1.0	1074	$2,100	$1.96	2d	1	0.02mi
2 Pleasant St Unit 2 Windsor Locks, CT	2.0	1.0	1393	$2,250	$1.62	15d	1	0.09mi
32 Dickerman Ave Windsor Locks, CT	2.0	1.0	1128	$2,000	$1.77	2d	1	0.28mi
60 Dickerman Ave Unit 60 Windsor Locks, CT	2.0	1.5	1150	$1,950	$1.70	2d	1	0.30mi
10 Poplar St Windsor Locks, CT	2.0	1.0	1210	$2,100	$1.74	3d	1	0.36mi
140 Spring St Windsor Locks, CT	3.0	1.0	1566	$2,350	$1.50	2d	1	0.61mi
86 Main St Unit A East Windsor, CT	2.0	1.0	1100	$1,450	$1.32	2d	1	0.94mi
277 Elm St Windsor Locks, CT	1.0–3.0	1.0–2.0	910	$2,195	$2.41	2d	1	1.09mi

Listing history 8 events

1. 2026-04-28
   status Under Contract
2. 2026-04-25
   listed $329,900 Active
3. 2026-04-22
   historical $329,900
4. 2009-10-23
   soldstatus $116,000 187-char remark

   Show marketing remark (187 chars)

   Agents when showing this property ***park on olive street. Driveway next to 31 suffield does not belong to the property** driveway for 31 suffield is onolive street** bank owned property.

5. 2009-07-24
   listed $109,900 187-char remark

   Show marketing remark (187 chars)

   Agents when showing this property ***park on olive street. Driveway next to 31 suffield does not belong to the property** driveway for 31 suffield is onolive street** bank owned property.

6. 2005-07-01
   soldstatus $189,900
7. 2005-07-01
   soldstatus $189,900
8. 1997-12-18
   soldstatus $82,000

ⓘ 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: $5,454 · $454/mo
• Projected year-2 tax: $6,257 · $521/mo
• Expected delta: +$803/yr (+$67/mo · 14.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $52,104
• − Mortgage interest: −$18,480
• − Property taxes: −$5,454
• − Insurance: −$1,650
• − Repairs & maintenance: −$4,168
• − Management: −$4,168
• − Depreciation: −$9,597
• Taxable income: $8,587
• Est. tax owed @ 24.0%: −$2,061
• After-tax cash flow: $11,237/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: Windsor Locks School District
• NCES district ID: 0905250
• Math proficiency: 34% ▼ -5.00%
• Reading proficiency: 45% ▼ -3.00%
• Median HH income: $63,795
• Composite: 35.36/100
• National rank: #4954
• State rank: #102 of 153 in CT

Livability — Windsor Locks

• Score: 74/100
• State rank: #65
• US rank: #4599

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Windsor Locks, CT
• County: Hartford County · 754,208 people
• City population: 12,579
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 12,579
• Household income: $81,205
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 472.0

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% Hispanic / Latino 9% Two or more races 9% Black 7% Asian 6%
• Hispanic origin (detail): Puerto Rican 8%
• Common ancestry: Romanian 9% Lithuanian 8% Russian 2%
• Foreign-born: 11% · Canada, China, Vietnam
• Languages at home: 87% English-only · Spanish 5% Other Indo-European 5% Vietnamese 1%

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: ▼ -93.85%
• Current HPI: 197.1173
• 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

+302.3% since first listed

8 events — show timeline

• 2026-04-28 Pending — Smart MLS
• 2026-04-25 Listed $329,900 Smart MLS
• 2026-04-22 Coming Soon $329,900 Smart MLS
• 2009-10-23 Sold (MLS) $116,000 Smart MLS
• 2009-07-24 Listed $109,900 Smart MLS
• 2005-07-01 Sold (Public Records) $189,900 Public Records
• 2005-07-01 Sold (Public Records) $189,900 Public Records
• 1997-12-18 Sold (Public Records) $82,000 Public Records

Property tax history

+3.8%/yr

Latest (2025): $5,454 · +41.3% YoY. Source: county tax records.