33 Thomas St · Windsor Locks, CT 06096

$279,900

4 bd · 2.5 ba · 1,645 sqft · SingleFamily public records · 8 Days on market

Built 1960 0.29 ac lot $170/sqft · at area comps Est $389k · 28% 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 +13.2/30.0
• 1% rule +4.0/10.0
• DSCR +4.0/10.0
• 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

Listing remarks MLS

Versatile flr plan for up to 6 br's; 4 on upper and 2 on 1st flr. Addi- tional finished bsmt space not in sq. Ft. Great location, nice yard. Wrap around deck, hardwood flooring, bay window in living room.

Key facts

• Large eat-in kitchen
• Oversized back deck
• Storage shed

Tags

• WRAP-AROUND PORCH
• OVERSIZED BACK DECK
• FENCED BACKYARD
• STORAGE SHED
• LARGE EAT-IN KITCHEN
• SPACIOUS LIVING ROOM

Property features AI

Exterior

• Parking: Carport; Two garages
• Utilities: Public water connected; Public sewer connected; Natural gas hot water
• Home design: Single-family home
• Construction: Frame construction; Aluminum siding; Asphalt shingle roof; Concrete foundation; Yellow exterior color
• Exterior features: Front porch; Deck; Fully fenced lot

Interior

• Kitchen: Gas range; Microwave; Refrigerator; Dishwasher
• Bedrooms: Five bedrooms
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Hot air heating fueled by natural gas; Central air conditioning
• Interior features: Seven total rooms; Full basement, partially finished, with hatchway access; Attic with hatch access; Central air conditioning
• Laundry & utility: Washer and dryer included; Laundry on lower level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-6 ($-76/yr) — negative.
• To cash-flow at today's rent, offer at most $279k (0.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (9.8% below list).
• Recommended offer: $253k (9.8% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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: 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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).
• This rent runs 37% of the median local income ($81k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 25y 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 $151k; list at $280k implies a 85% 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 $252,586 (9.8% 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 1960 — 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. 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?
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 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: 0.90% ✗
• Cap rate: 6.27%
• Cash-on-cash: -0.10%
• DSCR: 1.00
• GRM: 9.2

CMA / ARV

• ARV (median comp): $388,667
• List price: $279,900
• Delta: -27.98%
• 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
267 Reed Ave	0.08mi	3/1.5 (-1)	1,602 (-3%)	5mo	$356,000	$222	79
23 Ellis St	0.22mi	3/1.0 (-1)	1,648 (+0%)	0mo	$332,500	$202	78
268 Reed Ave	0.11mi	4/1.5	1,759 (+7%)	8mo	$301,000	$171	73
52 Midland Rd	0.30mi	4/2.0	1,681 (+2%)	9mo	$335,000	$199	73
179 Spring St	0.33mi	4/2.0	1,504 (-9%)	10mo	$330,000	$219	60
186 Grove St	0.39mi	3/1.5 (-1)	1,540 (-6%)	8mo	$310,500	$202	55
13 Jubrey Ln	0.38mi	3/2.0 (-1)	1,427 (-13%)	0mo	$280,000	$196	53
15 Dickerman Ave	0.41mi	3/1.0 (-1)	1,479 (-10%)	4mo	$210,000	$142	49
13 Whiton St	0.58mi	3/1.0 (-1)	1,495 (-9%)	2mo	$285,000	$191	45
10 Circle Dr	0.67mi	4/2.0	1,484 (-10%)	10mo	$309,900	$209	42
8 Acorn Dr	0.52mi	3/2.5 (-1)	1,404 (-15%)	9mo	$370,000	$264	39
353 Elm St	0.73mi	3/1.0 (-1)	1,410 (-14%)	9mo	$130,000	$92	23

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: -16.4%
• Equity multiple: 0.42×
• Total profit: $-45,681
• Equity at exit: $41,734

10-year hold

• IRR: -8.1%
• Equity multiple: 0.49×
• Total profit: $-39,976
• Equity at exit: $24,201

Cash invested: $78,372 (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: 48
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,526 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$417 /mo · $5,008/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$530
• Net cashflow: $-6

Break-even live

Break-even rent $2,534

Max offer price $278,777

Occupancy floor 95%

Sensitivity live

Price	-10% $152	-5% $73	+0% $-6	+5% $-86	+10% $-165
Rent	-10% $-206	-5% $-106	+0% $-6	+5% $93	+10% $193
Rate	-1.0pp $135	-0.5pp $65	base $-6	+0.5pp $-79	+1.0pp $-153

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
140 Spring St Windsor Locks, CT	3.0	1.0	1566	$2,350	$1.50	2d	1	0.49mi
277 Elm St Windsor Locks, CT	1.0–3.0	1.0–2.0	910	$2,195	$2.41	2d	1	0.70mi
482 Ash Dr Windsor Locks, CT	3.0	1.0	1249	$2,200	$1.76	12d	1	1.11mi

Listing history 5 events

1. 2026-05-12
   listed $279,900 Active 893-char remark
2. 2001-05-23
   soldstatus $151,000 204-char remark

   Show marketing remark (204 chars)

   Versatile flr plan for up to 6 br's; 4 on upper and 2 on 1st flr. Addi- tional finished bsmt space not in sq. Ft. Great location, nice yard. Wrap around deck, hardwood flooring, bay window in living room.

3. 2001-05-23
   soldstatus $151,000

   Show marketing remark (204 chars)

   Versatile flr plan for up to 6 br's; 4 on upper and 2 on 1st flr. Addi- tional finished bsmt space not in sq. Ft. Great location, nice yard. Wrap around deck, hardwood flooring, bay window in living room.

4. 2001-03-18
   listed $155,000 204-char remark

   Show marketing remark (204 chars)

   Versatile flr plan for up to 6 br's; 4 on upper and 2 on 1st flr. Addi- tional finished bsmt space not in sq. Ft. Great location, nice yard. Wrap around deck, hardwood flooring, bay window in living room.

5. 1994-06-27
   soldstatus $110,000

ⓘ 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: $5,008 · $417/mo
• Projected year-2 tax: $5,499 · $458/mo
• Expected delta: +$491/yr (+$41/mo · 9.8%)

ⓘ 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 · 16 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: $30,310
• − Mortgage interest: −$15,679
• − Property taxes: −$5,008
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,425
• − Management: −$2,425
• − Depreciation: −$8,143
• Taxable loss: −$4,768
• Est. tax savings @ 24.0%: +$1,144
• After-tax cash flow: $1,068/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

+154.5% since first listed

6 events — show timeline

• 2026-05-22 Pending — Smart MLS
• 2026-05-12 Listed $279,900 Smart MLS
• 2001-05-23 Sold (Public Records) $151,000 Public Records
• 2001-05-23 Sold (MLS) $151,000 Smart MLS
• 2001-03-18 Listed $155,000 Smart MLS
• 1994-06-27 Sold (Public Records) $110,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $5,008 · +33.9% YoY. Source: county tax records.