1186 Trout Brook Dr · West Hartford, CT 06119

$399,000

3 bd · 2.0 ba · 1,380 sqft · SingleFamily public records · 6 Days on market

Built 1961 7,405 sqft lot $289/sqft · 25% below area Est $533k · 25% under

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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).

• ARV discount +15.0/15.0
• Cash flow +6.6/30.0
• Schools +5.6/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +0.8/10.0
• Appreciation +0.0/10.0

Listing remarks

What a find! Beautifully updated and well maintained ranch offering comfortable one level living in a highly convenient location. The appealing renovated kitchen features attractive cabinetry, granite countertops, and stainless steel appliances. The inviting living room boasts exposed beamed ceiling and a cozy gas fireplace, perfect for relaxing or entertaining. The primary bedroom includes a private full bath, with an additional full bath serving two bedrooms. Easy care with hardwood floors throughout, except hallway which has brand new carpeting. Partially finished lower level provides great space for recreation and relaxing by a wood burning fireplace. There's even an area for your home

Key facts

• Gas fireplace
• Renovated kitchen
• Granite countertops

Tags

• RENOVATED KITCHEN
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• EXPOSED BEAMED CEILING
• GAS FIREPLACE
• PRIVATE FULL BATH

Property features AI

Finance

• Other: Radon mitigation (air system)

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water connected; Public sewer connected; Oil hot water with fuel tank in basement
• Home design: Single-family home; Brown exterior siding (shingle and wood)
• Construction: Frame construction; Concrete foundation; Asphalt shingle roof
• Exterior features: Professionally landscaped yard; Deck; In-ground vinyl pool with heater and pool house

Interior

• Kitchen: Oven/Range; Microwave; Refrigerator; Dishwasher; Disposal
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heat (oil-fired); Central air conditioning; Generator
• Interior features: Open floor plan; Auto garage door opener; Security system; Two fireplaces; Full, partially finished basement; Attic with hatch access
• Laundry & utility: Washer and dryer included; Laundry on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $-663 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (29.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $291k (27.2% below list).
• Recommended offer: $282k (29.3% below list) — sets the bar for cash-flow.
• Cap rate 4.3% vs local median 3.3% in West Hartford — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 79/100 on livability (#27 in CT, #1,989 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; 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.
• Zoned schools: Morley School (math 62% / reading 67%, grade B, #118 of 553 statewide, top 23%, 299 students, 15% FRL); Hall High School (math 62% / reading 82%, grade B+, #14 of 194 statewide, top 8%, 1,408 students, 20% FRL) — zoned schools at 18% FRL track the district average.
• Market conditions: Rents rising fast (+5.4%/yr); 40 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 46% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• This rent runs 35% of the median local income ($100k/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 $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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

• Climate carrying-cost: major wind risk, 27% 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 $281,958 (29.3% 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. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.73% ✗
• Cap rate: 4.30%
• Cash-on-cash: -7.12%
• DSCR: 0.68
• GRM: 11.4

CMA / ARV

• ARV (median comp): $532,666
• List price: $399,000
• Delta: -25.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1186 Trout Brook Dr	0.00mi	3/2.0	1,380 (0%)	0mo	$460,000	$333	100
127 Montclair Dr	0.39mi	3/1.5	1,426 (+3%)	1mo	$562,510	$394	73
101 N Main St	0.36mi	3/1.5	1,440 (+4%)	8mo	$475,000	$330	67
97 Robin Rd	0.23mi	3/1.5	1,536 (+11%)	7mo	$600,000	$391	62
1268 Trout Brook Dr	0.40mi	3/2.0	1,260 (-9%)	7mo	$410,000	$325	62
332 Fern St	0.27mi	3/1.0	1,211 (-12%)	3mo	$410,000	$339	61
74 Lancaster Rd	0.67mi	3/2.0	1,426 (+3%)	4mo	$415,000	$291	60
49 Lancaster Rd	0.60mi	3/2.0	1,496 (+8%)	1mo	$572,000	$382	57
248 Penn Dr	0.59mi	3/1.5	1,494 (+8%)	2mo	$518,000	$347	55
12 Farnham Rd	0.49mi	2/1.5 (-1)	1,496 (+8%)	8mo	$420,000	$281	50
56 Craigmoor Rd	0.63mi	3/2.0	1,548 (+12%)	2mo	$610,000	$394	48
10 Farnham Rd	0.49mi	3/2.0	1,584 (+15%)	7mo	$475,000	$300	46

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 · 5.37% rent growth · sell at horizon

5-year hold

• IRR: -25.8%
• Equity multiple: 0.11×
• Total profit: $-99,594
• Equity at exit: $59,492

10-year hold

• IRR: -15.8%
• Equity multiple: 0.02×
• Total profit: $-109,834
• Equity at exit: $34,498

Cash invested: $111,720 (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 06119

• Rents YoY: 5.4%
• Active inventory: 40
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,905 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$699 /mo · $8,390/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$610
• Net cashflow: $-663

Break-even live

Break-even rent $3,744

Max offer price $281,958

Occupancy floor —

Sensitivity live

Price	-10% $-437	-5% $-550	+0% $-663	+5% $-775	+10% $-888
Rent	-10% $-892	-5% $-777	+0% $-663	+5% $-548	+10% $-433
Rate	-1.0pp $-462	-0.5pp $-561	base $-663	+0.5pp $-766	+1.0pp $-871

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
137 Dover Rd West Hartford, CT	3.0	1.0	1450	$2,500	$1.72	44d	1	0.14mi
9 Bretton Rd Unit 2 West Hartford, CT	3.0	1.0	1600	$2,450	$1.53	44d	1	0.33mi
46 Cumberland Rd West Hartford, CT	3.0	2.5	1740	$3,900	$2.24	44d	1	0.36mi
852 Farmington Ave West Hartford, CT	3.0	1.0	1648	$2,650	$1.61	24d	1	0.45mi
5 Bishop Rd #101 West Hartford, CT	3.0	2.0	1408	$3,300	$2.34	12d	1	0.47mi
883 Farmington Ave Unit 1 West Hartford, CT	3.0	2.0	1145	$2,900	$2.53	44d	1	0.48mi
843 Farmington Ave Unit 771-15 West Hartford, CT	2.0	1.0	934	$1,807	$1.93	44d	1	0.49mi
843 Farmington Ave West Hartford, CT	1.0–2.0	1.0	842	$2,000	$2.38	2d	8	0.49mi
843 Farmington Ave Unit 773-A2 West Hartford, CT	2.0	1.0	987	$1,988	$2.01	44d	1	0.49mi
920 Farmington Ave West Hartford, CT	1.0–2.0	1.0–2.0	900	$4,505	$5.01	44d	14	0.50mi
20 Outlook Ave West Hartford, CT	1.0–2.0	1.0	1118	$3,000	$2.68	24d	2	0.51mi
20 Outlook Ave #102 West Hartford, CT	2.0	1.0	1231	$3,000	$2.44	4d	1	0.51mi
60 Whitman Ave West Hartford, CT	2.0	1.0	1288	$2,500	$1.94	24d	1	0.53mi
950 Trout Brook Dr West Hartford, CT	1.0–3.0	1.0–2.5	1071	$6,070	$5.67	44d	1	0.56mi
786 Farmington Ave Unit 3rd Floor West Hartford, CT	2.0	1.0	1400	$2,300	$1.64	44d	1	0.61mi
15 Dinah Rd Unit 317 West Hartford, CT	2.0	2.0	938	$3,840	$4.09	44d	1	0.65mi
15 Dinah Rd Unit 219 West Hartford, CT	2.0	2.0	900	$3,850	$4.28	22d	1	0.65mi
89 Maplewood Ave Fl 1 West Hartford, CT	3.0	1.0	1475	$2,400	$1.63	24d	1	0.73mi
85 Memorial Rd #205 West Hartford, CT	2.0	2.0	1228	$5,200	$4.23	24d	1	0.76mi
85 Memorial Rd #201 West Hartford, CT	2.0	2.0	1402	$6,000	$4.28	24d	1	0.76mi
85 Memorial Rd West Hartford, CT	2.0	2.0	1315	$5,750	$4.37	44d	2	0.77mi
3 Arnoldale Rd West Hartford, CT	1.0–3.0	1.0	1050	$2,885	$2.75	11d	4	0.80mi
25 Stanley St West Hartford, CT	2.0	2.0	1400	$3,200	$2.29	24d	1	0.89mi
25 Stanley St West Hartford, CT	2.0–3.0	2.0	1300	$3,350	$2.58	15d	4	0.89mi
711 Farmington Ave West Hartford, CT	1.0–2.0	1.0–1.5	975	$1,950	$2.00	24d	4	0.91mi
3 Grennan Rd Unit 4 West Hartford, CT	2.0	1.0	994	$2,000	$2.01	17d	1	0.98mi
15 Highland St #305 West Hartford, CT	2.0	2.0	1285	$2,800	$2.18	44d	1	0.98mi
12 Sherwood Rd West Hartford, CT	3.0	1.5	1238	$3,000	$2.42	4d	1	1.08mi
1699 Boulevard West Hartford, CT	2.0	1.0	1140	$2,500	$2.19	44d	1	1.08mi
225 Whiting Ln West Hartford, CT	2.0	1.0	1400	$1,850	$1.32	24d	1	1.11mi
115 S Main St Unit B11 West Hartford, CT	2.0	1.5	1057	$2,750	$2.60	44d	1	1.15mi
115 S Main St West Hartford, CT	2.0	1.0–1.5	1028	$2,750	$2.67	44d	3	1.16mi
29 Crosby St West Hartford, CT	2.0	1.0	1100	$1,950	$1.77	44d	1	1.27mi
164 Whitney St Hartford, CT	3.0	2.0	1600	$2,800	$1.75	4d	1	1.32mi
19 Thomas St Unit 23 West Hartford, CT	2.0	1.0	1252	$2,100	$1.68	12d	1	1.33mi
91 Fennbrook Rd West Hartford, CT	3.0	1.5	1436	$3,600	$2.51	44d	1	1.34mi
387 Quaker Ln S West Hartford, CT	2.0	1.0	1050	$2,400	$2.29	44d	1	1.34mi
21 Gillette St West Hartford, CT	3.0	1.0	1400	$2,500	$1.79	4d	1	1.36mi
1 Park Rd West Hartford, CT	2.0	1.0–2.0	913	$3,647	$3.99	4d	18	1.42mi

Listing history 4 events

1. 2026-05-05
   status Under Contract 1233-char remark
2. 2026-04-30
   listed $399,000 Active 1233-char remark
3. 2026-04-16
   historical
4. 2026-04-14
   listed $399,000 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: $8,390 · $699/mo
• Projected year-2 tax: $8,464 · $705/mo
• Expected delta: +$74/yr (+$6/mo · 0.9%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,865
• − Mortgage interest: −$22,350
• − Property taxes: −$8,390
• − Insurance: −$1,995
• − Repairs & maintenance: −$2,789
• − Management: −$2,789
• − Depreciation: −$11,607
• Taxable loss: −$15,056
• Est. tax savings @ 24.0%: +$3,613
• After-tax cash flow: $-4,337/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): 14,793
• Household income: $99,688
• Rent vs Own: 56.1% rent · 43.9% own
• Severe rent burden: 652.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 11% Black 11% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Romanian 4% Lithuanian 3% Italian 3%
• Foreign-born: 15% · Canada, Jamaica
• Languages at home: 78% English-only · Spanish 9% Other Indo-European 7% Russian/Polish/Slavic 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: ▼ -240.37%
• Current HPI: 174.078
• Rent YoY: ▲ 5.37%
• 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

+15.3% since first listed

5 events — show timeline

• 2026-06-05 Sold (MLS) $460,000 Smart MLS
• 2026-05-05 Pending — Smart MLS
• 2026-04-30 Listed $399,000 Smart MLS
• 2026-04-16 Listing Removed — Smart MLS
• 2026-04-14 Listed $399,000 Smart MLS

Property tax history

+2.2%/yr

Latest (2025): $8,390 · +5.7% YoY. Source: county tax records.