96 Canterbury Rd Unit B · Plainfield, CT 06374

$175,000

2 bd · 1.0 ba · 848 sqft · Condo public records · 34 Days on market

Built 1977 $206/sqft · 8% below area Est $190k · 8% under $300/mo HOA · 25% of rent

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Why this score? — see what drove the F 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 +11.0/15.0
• Cash flow +4.6/30.0
• Appreciation +3.4/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Three story condo with open floor plan has townhome style private entrance. Large living room with one step up to dining room/kitchen. Sliding glass door with wooded view opens to rear patio for grilling. Large basement storage area with doorway to laundry facilities. Top floor has two bedrooms and full bath. This quiet neighborhood has easy access to 395. Plenty of parking including assigned spots for each condo. The sale of this condo is subject to probate court approval.

Key facts

• $300 HOA
• 2 parking spots
• Built 1977

Property features AI

Finance

• Other: Part of a 36-unit building; Located in Windham County, Connecticut
• HOA & community: Homeowners association with $300 monthly fee; HOA covers grounds maintenance, trash pickup, snow removal, water, sewer, and property management; Professional off-site property management; Pets allowed (details unknown)

Exterior

• Parking: Assigned parking in a parking lot (2 spaces total)
• Utilities: Public water; Public sewer; Electric service for heat and hot water
• Home design: Condominium in a multi-unit complex (Leisure Acres); Condo/co-op for sale
• Construction: Frame construction
• Exterior features: Vinyl siding and brick exterior

Interior

• Kitchen: Electric range; Range hood; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric baseboard heat; Cooling via ceiling fans and wall unit; Electric hot water
• Interior features: Ceiling fans and wall cooling unit; Full, unfinished basement; Has attic with crawl space and hatch access; Total of 4 rooms across 3 levels
• Laundry & utility: Shared laundry in basement common area

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $-443 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $97k (44.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (31.4% below list).
• Recommended offer: $97k (44.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Plainfield School District (town): math 24% / reading 41% proficiency, ranked #117 of 153 in CT (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 37 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 149 units permitted in Northeastern Connecticut Planning Region in 2024 (0 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 34 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $47k; list at $175k implies a 274% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.
• Climate carrying-cost: major wind risk, 58% 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 $96,807 (44.7% 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. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.69% ✗
• Cap rate: 3.26%
• Cash-on-cash: -10.84%
• DSCR: 0.52
• GRM: 12.2

CMA / ARV

• ARV (median comp): $189,842
• List price: $175,000
• Delta: -7.82%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -35.8%
• Equity multiple: -0.15×
• Total profit: $-56,420
• Equity at exit: $26,093

10-year hold

• IRR: -48.1%
• Equity multiple: -0.73×
• Total profit: $-84,905
• 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 06374

• Home prices YoY: -1.0%
• Active inventory: 37
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $1,200 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$100 /mo · $1,200/yr
• Insurance: −$73
• HOA: −$300
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $-443

Break-even live

Break-even rent $1,760

Max offer price $96,807

Occupancy floor —

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Railroad Ave Apt 3 Plainfield, CT	1.0	1.0	700	$1,200	$1.71	2d	1	0.64mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $175,000 Active 34 DOM
2. 2026-06-17
   days on market $175,000 Active 33 DOM
3. 2026-06-16
   days on market $175,000 Active 32 DOM
4. 2026-06-15
   days on market $175,000 Active 31 DOM
5. 2026-06-14
   days on market $175,000 Active 29 DOM
6. 2026-06-10
   days on market $175,000 Active 26 DOM
7. 2026-06-09
   days on market $175,000 Active 25 DOM
8. 2026-06-08
   days on market $175,000 Active 24 DOM
9. 2026-06-07
   pricedays on market $175,000 Active 23 DOM
10. 2026-06-03
    days on market $185,000 Active 19 DOM
11. 2026-06-02
    days on market $185,000 Active 18 DOM
12. 2026-05-31
    days on market $185,000 Active 17 DOM
13. 2026-05-31
    days on market $185,000 Active 16 DOM
14. 2026-05-14
    listed $185,000 Active 621-char remark
15. 2019-02-26
    soldstatus $46,750
16. 2019-02-22
    soldstatus $46,750 Closed 479-char remark

    Show marketing remark (479 chars)

    Three story condo with open floor plan has townhome style private entrance. Large living room with one step up to dining room/kitchen. Sliding glass door with wooded view opens to rear patio for grilling. Large basement storage area with doorway to laundry facilities. Top floor has two bedrooms and full bath. This quiet neighborhood has easy access to 395. Plenty of parking including assigned spots for each condo. The sale of this condo is subject to probate court approval.

17. 2018-11-20
    historical 479-char remark

    Show marketing remark (479 chars)

    Three story condo with open floor plan has townhome style private entrance. Large living room with one step up to dining room/kitchen. Sliding glass door with wooded view opens to rear patio for grilling. Large basement storage area with doorway to laundry facilities. Top floor has two bedrooms and full bath. This quiet neighborhood has easy access to 395. Plenty of parking including assigned spots for each condo. The sale of this condo is subject to probate court approval.

18. 2018-11-14
    price $45,000 479-char remark

    Show marketing remark (479 chars)

    Three story condo with open floor plan has townhome style private entrance. Large living room with one step up to dining room/kitchen. Sliding glass door with wooded view opens to rear patio for grilling. Large basement storage area with doorway to laundry facilities. Top floor has two bedrooms and full bath. This quiet neighborhood has easy access to 395. Plenty of parking including assigned spots for each condo. The sale of this condo is subject to probate court approval.

19. 2018-09-14
    listed $50,000 Active 479-char remark

    Show marketing remark (479 chars)

    Three story condo with open floor plan has townhome style private entrance. Large living room with one step up to dining room/kitchen. Sliding glass door with wooded view opens to rear patio for grilling. Large basement storage area with doorway to laundry facilities. Top floor has two bedrooms and full bath. This quiet neighborhood has easy access to 395. Plenty of parking including assigned spots for each condo. The sale of this condo is subject to probate court approval.

20. 1999-09-23
    soldstatus $18,000
21. 1996-04-11
    soldstatus $17,000

ⓘ 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: $1,200 · $100/mo
• Projected year-2 tax: $2,472 · $206/mo
• Expected delta: +$1,272/yr (+$106/mo · 106.0%)

ⓘ 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 5/10 Major 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% 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: $14,400
• − Mortgage interest: −$9,803
• − Property taxes: −$1,200
• − Insurance: −$875
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − HOA: −$3,600
• − Depreciation: −$5,091
• Taxable loss: −$8,473
• Est. tax savings @ 24.0%: +$2,033
• After-tax cash flow: $-3,278/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: Plainfield School District
• NCES district ID: 0903270
• Math proficiency: 24% ▼ -16.00%
• Reading proficiency: 41% ▼ -17.00%
• Median HH income: $62,056
• Composite: 29.36/100
• National rank: #6531
• State rank: #117 of 153 in CT

Livability — Plainfield

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Plainfield Village, CT
• Population (ZIP): 7,884

Population outlook (Northeastern Connecticut County) Hauer SSP2

• By 2040: 104,160

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 4% Black 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Lithuanian 18% Slovak 3% Romanian 3%
• Foreign-born: 4% · Canada
• Languages at home: 92% English-only · French/Haitian/Cajun 4% Spanish 2% Other Asian/Pacific 1%

Political lean MEDSL · Northeastern Connecticut

• 2024 margin: R (+15.4) · D 41.5% · R 57.0% · Other 1.5%
• All cycles: 2024: R+15.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -3.18%
• Current HPI: 311.7013
• Rent YoY: —
• Metro: —
• 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

+929.4% since first listed

11 events — show timeline

• 2026-06-05 Price Changed $175,000 Smart MLS
• 2026-06-01 Relisted — Smart MLS
• 2026-05-31 Listing Removed — Smart MLS
• 2026-05-14 Listed $185,000 Smart MLS
• 2019-02-26 Sold (Public Records) $46,750 Public Records
• 2019-02-22 Sold (MLS) $46,750 Smart MLS
• 2018-11-20 Listing Removed — Smart MLS
• 2018-11-14 Price Changed $45,000 Smart MLS
• 2018-09-14 Listed $50,000 Smart MLS
• 1999-09-23 Sold (Public Records) $18,000 Public Records
• 1996-04-11 Sold (Public Records) $17,000 Public Records

Property tax history

-1.5%/yr

Latest (2022): $1,200 · -1.0% YoY. Source: county tax records.