None · Windsor Locks, CT 06096

$165,000

2 bd · 1.0 ba · 832 sqft · Condo · 9 Days on market

Built 1941 Good condition $365/mo HOA · 19% 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 +12.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.4/10.0
• DSCR +3.8/10.0
• Condition / age +3.8/5.0
• Livability +3.7/5.0
• Schools +3.5/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Imagine coming home to a space that feels both comfortable and inviting. This charming 2-bedroom free standing condo combines the warmth of hardwood floors throughout with a layout designed for easy everyday living. The kitchen offers stainless steel appliances, along with plenty of cabinetry to keep everything within reach, and a white tile backsplash. The living and dining area flows effortlessly together, creating a welcoming space to gather with family, host friends, or simply unwind after a long day. Each bedroom offers generous closet space, giving everyone room to spread out and stay organized. What truly sets this home apart is the outdoor space. Step outside to a private backyard w

Key facts

• Well maintained yard
• Brick patio
• Private backyard

Tags

• HARDWOOD FLOORS
• STAINLESS STEEL APPLIANCES
• WHITE TILE BACKSPLASH
• PRIVATE BACKYARD
• BRICK PATIO
• WELL MAINTAINED YARD

Property features AI

Finance

• HOA & community: Monthly HOA fee ($365); HOA covers grounds maintenance, trash pickup, snow removal and property management; Professional off-site property management; Pets allowed per HOA guidelines

Exterior

• Utilities: Public water; Public sewer; Tankless hot water; Storm doors and storm windows
• Home design: Condominium; Condo/Co-op for sale; End unit; Part of a 33-unit complex (Elm Corner)
• Construction: Frame construction
• Exterior features: Aluminum siding; Shed; Gutters; Exterior lighting; Patio; Level lot

Interior

• Kitchen: Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot air heating; Natural gas heating
• Interior features: Cable available; No basement
• Laundry & utility: Washer and dryer included; Laundry on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $165k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-15 ($-181/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (1.3% below list).
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.3% below list) — sets the bar for cash-flow.
• Cap rate 6.2% vs local median 3.9% 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 Middle School (math 35% / reading 46%, grade F, #104 of 175 statewide, top 60%, 318 students, 46% FRL); Windsor Locks High School (math 27% / reading 62%, grade F, #94 of 194 statewide, top 49%, 415 students, 39% FRL).
• Market conditions: 48 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $5k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1941 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $162,811 (1.3% 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 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.14% ✓
• Cap rate: 6.18%
• Cash-on-cash: -0.39%
• DSCR: 0.98
• GRM: 7.3

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: -16.8%
• Equity multiple: 0.41×
• Total profit: $-27,448
• Equity at exit: $24,602

10-year hold

• IRR: -8.3%
• Equity multiple: 0.48×
• Total profit: $-24,114
• Equity at exit: $14,266

Cash invested: $46,200 (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: 48
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,886 high
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$365
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $-15

Break-even live

Break-even rent $1,905

Max offer price $162,811

Occupancy floor 96%

Sensitivity live

Price	-10% $99	-5% $42	+0% $-15	+5% $-72	+10% $-129
Rent	-10% $-164	-5% $-90	+0% $-15	+5% $59	+10% $134
Rate	-1.0pp $68	-0.5pp $27	base $-15	+0.5pp $-58	+1.0pp $-101

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
277 Elm St Windsor Locks, CT	1.0–3.0	1.0–2.0	910	$1,845	$2.03	3d	1	0.27mi
434 Elm St Unit 1 Windsor Locks, CT	1.0	1.0	950	$1,400	$1.47	21d	1	0.36mi
456 Elm St Windsor Locks, CT	2.0	1.0	985	$2,300	$2.34	25d	1	0.44mi
25 Harrison St Windsor Locks, CT	2.0	2.0	1104	$2,100	$1.90	18d	1	0.65mi
100 Spring St Windsor Locks, CT	2.0	1.0	750	$1,600	$2.13	5d	1	0.86mi
21 Spring St Windsor Locks, CT	1.0–2.0	1.0	680	$2,095	$3.08	3d	4	1.18mi
266 Main St Windsor Locks, CT	1.0	1.0	600	$1,595	$2.66	3d	1	1.21mi
31 Suffield St Windsor Locks, CT	2.0	1.0	1074	$2,100	$1.96	3d	1	1.28mi
3 North St Unit B-212 Windsor Locks, CT	1.0	1.0	700	$1,690	$2.41	45d	1	1.30mi
20 Pleasant St Unit 1 Windsor Locks, CT	2.0	1.0	1000	$2,000	$2.00	45d	1	1.32mi
22 Pleasant St Unit 1 Windsor Locks, CT	2.0	1.0	1000	$1,950	$1.95	45d	1	1.32mi

HOA detail condo

• Monthly dues: $365 · $4,380/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-13
   statusdays on market $165,000 Under Contract 9 DOM
2. 2026-06-10
   days on market $165,000 Active 7 DOM
3. 2026-06-09
   days on market $165,000 Active 6 DOM
4. 2026-06-08
   days on market $165,000 Active 5 DOM
5. 2026-06-07
   remarks 699-char remark
6. 2026-06-07
   listed $165,000 Active 4 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $22,635
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,811
• − Management: −$1,811
• − HOA: −$4,380
• − Depreciation: −$4,800
• Taxable loss: −$2,709
• Est. tax savings @ 24.0%: +$650
• After-tax cash flow: $469/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This charming 2-bedroom condo is in good condition with neutral paint and hardwood floors. It has a good curb appeal and is ready for a fresh coat of paint and new flooring to enhance its resale and rental value.

Value-add opportunities

• Resale paint exterior — enhances curb appeal
• Resale replace window seals — improves energy efficiency
• Resale update kitchen backsplash — modernizes the space
• Resale update bathroom fixtures — modernizes the space
• Both install new flooring — improves comfort and value
• Both install new lighting — enhances ambiance and value

Renovation cost estimate screening

Value-add ROI direction

• Resale paint exterior — enhances curb appeal ↑
• Resale replace window seals — improves energy efficiency ↑
• Resale update kitchen backsplash — modernizes the space ↑
• Resale update bathroom fixtures — modernizes the space ↑
• Both install new flooring — improves comfort and value ↑
• Both install new lighting — enhances ambiance and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-06-03 Listed $165,000 Smart MLS