11 Georgetown Dr Unit E · Hazardville, CT 06082

$189,900

2 bd · 2.0 ba · 1,040 sqft · Condo public records · 8 Days on market

Built 1969 $183/sqft · 6% above area Est $179k · 6% over $266/mo HOA · 13% of rent

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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 +15.1/30.0
• 1% rule +5.7/10.0
• ARV discount +4.9/15.0
• DSCR +4.6/10.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained, exceptionally spacious first-floor condo. The layout features a generously sized kitchen with included appliances and an expansive living room perfect for relaxation. The primary suite serves as a private retreat with a full en-suite bathroom, complemented by a spacious second bedroom and an additional full bath. Downstairs, a massive private basement offers dedicated laundry, abundant storage, and a versatile additional room. Perfectly positioned near the community entrance, this turnkey home sits directly adjacent to the sparkling complex pool.

Key facts

• First-floor condo
• Dedicated laundry
• $266 HOA

Tags

• FIRST-FLOOR CONDO
• GENEROUSLY SIZED KITCHEN
• EXPANSIVE LIVING ROOM
• FULL EN-SUITE BATHROOM
• MASSIVE PRIVATE BASEMENT
• DEDICATED LAUNDRY

Property features AI

Finance

• Other: 154 total units in the complex; Nearby amenities: basketball court, health club, library, medical facilities, park, playground/tot lot, public recreation facilities, public transportation
• HOA & community: Homeowner association with monthly fee; HOA fee includes grounds maintenance, trash pickup, snow removal, water, sewer, property management, pool service, road maintenance, and insurance; Association amenities include a pool; Professional off-site property management; Pets not allowed

Exterior

• Utilities: Public water connected; Public sewer connected; Natural gas
• Home design: Condominium (Condo/Co-Op for sale); Single-level unit; Part of the Georgetown at Enfield complex
• Construction: Frame and brick construction
• Exterior features: Vinyl siding; Lightly wooded lot; In-ground swimming pool with safety fence

Interior

• Kitchen: Oven/Range; Refrigerator; Dishwasher; Disposal
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Hot air heating
• Interior features: Cable available; Bath grab bars; Full, partially finished basement
• Laundry & utility: Washer; Dryer; Natural gas domestic hot water

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $190k.

Deal economics

• At list price, monthly cash flow is $62 ($749/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 6.7% vs local median 3.3% in Hazardville — 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 72/100 on livability (#82 in CT) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F.
• Enfield School District (suburban): math 25% / reading 41% proficiency, ranked #114 of 153 in CT (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eli Whitney School (math 28% / reading 39%, grade F, #353 of 553 statewide, top 64%, 339 students, 48% FRL); John F. Kennedy Middle School (math 22% / reading 39%, grade F, #138 of 175 statewide, top 79%, 1,096 students, 46% FRL); Enfield High School (math 29% / reading 54%, grade F, #102 of 194 statewide, top 53%, 1,490 students, 40% FRL) — zoned schools average 45% FRL vs 29% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.9%/yr); 188 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $40k; list at $190k implies a 376% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $189,900

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.07% ✓
• Cap rate: 6.69%
• Cash-on-cash: 1.41%
• DSCR: 1.06
• GRM: 7.8

CMA / ARV

• ARV (median comp): $179,387
• List price: $189,900
• Delta: 5.86%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.9% rent growth · sell at horizon

5-year hold

• IRR: -12.8%
• Equity multiple: 0.53×
• Total profit: $-24,760
• Equity at exit: $28,315

10-year hold

• IRR: -2.1%
• Equity multiple: 0.85×
• Total profit: $-7,950
• Equity at exit: $16,419

Cash invested: $53,172 (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 06082

• Rents YoY: 3.9%
• Active inventory: 188
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,038 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$206 /mo · $2,477/yr
• Insurance: −$79
• HOA: −$266
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $62

Break-even live

Break-even rent $1,959

Max offer price $189,900

Occupancy floor 92%

Sensitivity live

Price	-10% $170	-5% $116	+0% $62	+5% $9	+10% $-45
Rent	-10% $-99	-5% $-18	+0% $62	+5% $143	+10% $223
Rate	-1.0pp $158	-0.5pp $111	base $62	+0.5pp $13	+1.0pp $-37

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
168 Fox Hill Ln Enfield, CT	1.0	1.0	720	$1,995	$2.77	3d	1	0.11mi
44 Saint James Ave Enfield, CT	3.0	2.0	1500	$2,700	$1.80	45d	1	0.77mi
22 Ohear Ave Enfield, CT	3.0	2.0	1148	$2,000	$1.74	45d	1	1.21mi
692 Enfield St Enfield, CT	3.0	2.0	1370	$2,100	$1.53	45d	1	1.46mi

HOA detail condo

• Monthly dues: $266 · $3,192/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-05-14
   listed $189,900 Active 585-char remark
2. 1981-01-27
   soldstatus $39,900

ⓘ 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: $2,477 · $206/mo
• Projected year-2 tax: $3,270 · $273/mo
• Expected delta: +$793/yr (+$66/mo · 32.0%)

ⓘ 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 ≥98°F today · 15 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: $24,453
• − Mortgage interest: −$10,637
• − Property taxes: −$2,477
• − Insurance: −$950
• − Repairs & maintenance: −$1,956
• − Management: −$1,956
• − HOA: −$3,192
• − Depreciation: −$5,524
• Taxable loss: −$2,240
• Est. tax savings @ 24.0%: +$538
• After-tax cash flow: $1,286/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: Enfield School District
• NCES district ID: 0901470
• Math proficiency: 25% ▼ -14.00%
• Reading proficiency: 41% ▼ -10.00%
• Median HH income: $68,750
• Composite: 30.42/100
• National rank: #6238
• State rank: #114 of 153 in CT

Livability — Hazardville

• Score: 72/100
• State rank: #82
• US rank: #6039

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hazardville, CT
• County: Hartford County · 754,208 people
• City population: 41,100
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 41,090
• Household income: $90,404
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 954.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 11% Two or more races 9% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7%
• Common ancestry: Romanian 10% Lithuanian 9% Slovak 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 2% 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: ▼ -494.72%
• Current HPI: 192.4011
• Rent YoY: ▲ 3.90%
• 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

+375.9% since first listed

3 events — show timeline

• 2026-05-22 Pending — Smart MLS
• 2026-05-14 Listed $189,900 Smart MLS
• 1981-01-27 Sold (Public Records) $39,900 Public Records

Property tax history

-0.0%/yr

Latest (2025): $2,477 · +2.8% YoY. Source: county tax records.