20 Alden Ave · Thompsonville, CT 06082

$175,000

2 bd · 1.0 ba · 899 sqft · SingleFamily public records · 20 Days on market

Built 1900 8,276 sqft lot $195/sqft · 38% below area Est $284k · 38% under

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Why this score? — see what drove the C- 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 +15.5/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.7/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Has new roof with new plywood and arch shingles,newer vinyl siding,newer forced air gas system, large lot with small shed and above ground pool, large eatin kitchen and family room, first floor laundry nice deep lot, great home for price

Key facts

• Guest room
• Flexible room
• Conveniently located

Tags

• FLEXIBLE ROOM
• HOME OFFICE
• GUEST ROOM
• VALUE-ADD OPPORTUNITY
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Utilities: Public water connected; Public sewer connected; Domestic hot water
• Home design: Single-family home
• Construction: Frame construction; Brick and stone foundation; Asphalt shingle roof
• Exterior features: Level lot; Vinyl siding

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot air heating; Natural gas heat
• Interior features: Full basement with hatchway access; Attic with hatch access
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $72 ($862/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (2.8% below list).
• Recommended offer: $170k (2.8% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 5.3% in Thompsonville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 69/100 on livability (#103 in CT) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing A, crime B+; Watch: amenities F, commute F, employment D-.
• 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.
• Market conditions: Rents rising (+3.9%/yr); 182 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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).

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

• It's been on market 20 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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 $80k; list at $175k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $170,176 (2.8% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.97% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.76%
• DSCR: 1.08
• GRM: 8.6

CMA / ARV

• ARV (median comp): $283,894
• List price: $175,000
• Delta: -38.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
47 Park Ave	0.44mi	2/1.0	839 (-7%)	9mo	$220,000	$262	61
10 Enfield Ave	0.50mi	2/1.0	960 (+7%)	10mo	$297,000	$309	57
9 Eleanor Rd	0.73mi	3/1.0 (+1)	944 (+5%)	3mo	$335,000	$355	50
34 Ohear Ave	0.73mi	2/2.0	949 (+6%)	11mo	$302,500	$319	43

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 · 3.9% rent growth · sell at horizon

5-year hold

• IRR: -12.4%
• Equity multiple: 0.55×
• Total profit: $-22,163
• Equity at exit: $26,093

10-year hold

• IRR: -1.9%
• Equity multiple: 0.86×
• Total profit: $-6,648
• Equity at exit: $15,131

Cash invested: $49,000 (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: 182
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,702 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$282 /mo · $3,383/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $72

Break-even live

Break-even rent $1,611

Max offer price $175,000

Occupancy floor 91%

Sensitivity live

Price	-10% $171	-5% $121	+0% $72	+5% $22	+10% $-27
Rent	-10% $-63	-5% $5	+0% $72	+5% $139	+10% $206
Rate	-1.0pp $160	-0.5pp $116	base $72	+0.5pp $26	+1.0pp $-20

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
70 College St Unit 70 Enfield, CT	2.0	1.0	990	$1,750	$1.77	12d	1	0.08mi
33 South St Enfield, CT	1.0	1.0	750	$1,300	$1.73	25d	1	0.47mi
27 South St Enfield, CT	1.0	1.0	750	$1,100	$1.47	3d	1	0.47mi

Listing history 7 events

1. 2026-04-29
   listed $175,000 Active 527-char remark
2. 2026-03-26
   soldstatus $80,000
3. 2025-09-26
   soldstatus $80,000
4. 2011-05-05
   soldstatus $55,000 237-char remark

   Show marketing remark (237 chars)

   Has new roof with new plywood and arch shingles,newer vinyl siding,newer forced air gas system, large lot with small shed and above ground pool, large eatin kitchen and family room, first floor laundry nice deep lot, great home for price

5. 2011-05-05
   soldstatus $55,000

   Show marketing remark (237 chars)

   Has new roof with new plywood and arch shingles,newer vinyl siding,newer forced air gas system, large lot with small shed and above ground pool, large eatin kitchen and family room, first floor laundry nice deep lot, great home for price

6. 2010-07-14
   listed $59,900 237-char remark

   Show marketing remark (237 chars)

   Has new roof with new plywood and arch shingles,newer vinyl siding,newer forced air gas system, large lot with small shed and above ground pool, large eatin kitchen and family room, first floor laundry nice deep lot, great home for price

7. 1981-06-03
   soldstatus $36,000

ⓘ 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: $3,383 · $282/mo
• Projected year-2 tax: $3,564 · $297/mo
• Expected delta: +$181/yr (+$15/mo · 5.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 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: $20,421
• − Mortgage interest: −$9,803
• − Property taxes: −$3,383
• − Insurance: −$875
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − Depreciation: −$5,091
• Taxable loss: −$1,998
• Est. tax savings @ 24.0%: +$479
• After-tax cash flow: $1,342/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 — Thompsonville

• Score: 69/100
• State rank: #103
• US rank: #8941

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thompsonville, CT
• County: Hartford County · 754,208 people
• 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

+386.1% since first listed

8 events — show timeline

• 2026-05-20 Pending — Smart MLS
• 2026-04-29 Listed $175,000 Smart MLS
• 2026-03-26 Sold (Public Records) $80,000 Public Records
• 2025-09-26 Sold (Public Records) $80,000 Public Records
• 2011-05-05 Sold (Public Records) $55,000 Public Records
• 2011-05-05 Sold (MLS) $55,000 Smart MLS
• 2010-07-14 Listed $59,900 Smart MLS
• 1981-06-03 Sold (Public Records) $36,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $3,383 · +2.8% YoY. Source: county tax records.