78 Webster Rd · Crystal Lake, CT 06029

$289,900

3 bd · 1.0 ba · 986 sqft · SingleFamily public records · 8 Days on market

Built 1935 2.09 ac lot $294/sqft · 14% below area Est $338k · 14% 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 +13.9/15.0
• Cash flow +10.7/30.0
• Schools +5.6/10.0
• Livability +3.4/5.0
• 1% rule +3.2/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3 bedroom cape situated on a beautiful 2+ acre lot, freshly painted inside and out, this lovingly cared for home offers an eat-in kitchen with new dishwasher and connects to a nice size mudroom/porch area. The lovely sunroom can also be used as a dining room, sunny living room with pellet stove and spacious first floor master bedroom. Upstairs offers 2 additional bedrooms with hardwood floors. The oversized 2 car garage has electricity and plenty of space for a workshop plus storage space in the loft area. The large level lot has 2 small outbuildings and has the possibility of being subdivided (buyer and agent to do their due diligence in regard to extra building lot). Wonderful setting and potential in this home. Please pull into driveway slowly and on the left side of the driveway.

Key facts

• Firepit area
• Private lot
• Outdoor shower

Tags

• PRIVATE LOT
• STATE FOREST LAND
• OUTDOOR SPACE
• FIREPIT AREA
• CHICKEN COOP
• OUTDOOR SHOWER

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Private well water; Septic system; Electric service (standard); Oil fuel for heating
• Home design: Single-family home
• Construction: Frame construction; Concrete foundation; Asphalt shingle roof; Red exterior siding (asbestos)
• Exterior features: Fruit trees; Barn; Garden area; Stone wall; French doors; Patio; Lightly wooded, rolling lot; Professionally landscaped

Interior

• Kitchen: Oven/Range; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heat (oil-fired); Fuel tank located in basement; Domestic hot water
• Interior features: 6 total rooms; Full walk-out basement; Has attic with access via hatch
• Laundry & utility: Laundry in lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $266k (8.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (18.4% below list).
• Recommended offer: $237k (18.4% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 2.4% in Crystal Lake — 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 68/100 on livability (#110 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Ellington School District (suburban): math 58% / reading 66% proficiency, ranked #38 of 153 in CT (top 25%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Crystal Lake School (math 52% / reading 62%, grade C+, #177 of 553 statewide, top 34%, 307 students, 17% FRL); Ellington Middle School (math 53% / reading 64%, grade B, #53 of 175 statewide, top 30%, 398 students, 17% FRL); Ellington High School (math 47% / reading 67%, grade C, #52 of 194 statewide, top 31%, 737 students, 16% FRL).
• Market conditions: 49 active listings in the ZIP; high-income renter base; 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 21y 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 $236k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• 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 $236,601 (18.4% 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 1935 — 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. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 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: 0.82% ✗
• Cap rate: 5.72%
• Cash-on-cash: -2.04%
• DSCR: 0.91
• GRM: 10.2

CMA / ARV

• ARV (median comp): $338,056
• List price: $289,900
• Delta: -14.24%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -19.7%
• Equity multiple: 0.31×
• Total profit: $-55,706
• Equity at exit: $43,225

10-year hold

• IRR: -12.4%
• Equity multiple: 0.27×
• Total profit: $-59,644
• Equity at exit: $25,065

Cash invested: $81,172 (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 06029

• Active inventory: 49
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,366 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$366 /mo · $4,389/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $-138

Break-even live

Break-even rent $2,540

Max offer price $265,582

Occupancy floor —

Sensitivity live

Price	-10% $26	-5% $-56	+0% $-138	+5% $-220	+10% $-302
Rent	-10% $-325	-5% $-231	+0% $-138	+5% $-44	+10% $49
Rate	-1.0pp $8	-0.5pp $-64	base $-138	+0.5pp $-213	+1.0pp $-289

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Listing history 14 events

1. 2026-05-14
   listed $289,900 Active 1107-char remark
2. 2021-03-16
   soldstatus $236,000
3. 2021-03-15
   soldstatus $236,000 Closed 803-char remark

   Show marketing remark (803 chars)

   Charming 3 bedroom cape situated on a beautiful 2+ acre lot, freshly painted inside and out, this lovingly cared for home offers an eat-in kitchen with new dishwasher and connects to a nice size mudroom/porch area. The lovely sunroom can also be used as a dining room, sunny living room with pellet stove and spacious first floor master bedroom. Upstairs offers 2 additional bedrooms with hardwood floors. The oversized 2 car garage has electricity and plenty of space for a workshop plus storage space in the loft area. The large level lot has 2 small outbuildings and has the possibility of being subdivided (buyer and agent to do their due diligence in regard to extra building lot). Wonderful setting and potential in this home. Please pull into driveway slowly and on the left side of the driveway.

4. 2021-02-03
   historical Under Contract - Continue to Show 803-char remark

   Show marketing remark (803 chars)

   Charming 3 bedroom cape situated on a beautiful 2+ acre lot, freshly painted inside and out, this lovingly cared for home offers an eat-in kitchen with new dishwasher and connects to a nice size mudroom/porch area. The lovely sunroom can also be used as a dining room, sunny living room with pellet stove and spacious first floor master bedroom. Upstairs offers 2 additional bedrooms with hardwood floors. The oversized 2 car garage has electricity and plenty of space for a workshop plus storage space in the loft area. The large level lot has 2 small outbuildings and has the possibility of being subdivided (buyer and agent to do their due diligence in regard to extra building lot). Wonderful setting and potential in this home. Please pull into driveway slowly and on the left side of the driveway.

5. 2021-01-15
   status Active 803-char remark

   Show marketing remark (803 chars)

   Charming 3 bedroom cape situated on a beautiful 2+ acre lot, freshly painted inside and out, this lovingly cared for home offers an eat-in kitchen with new dishwasher and connects to a nice size mudroom/porch area. The lovely sunroom can also be used as a dining room, sunny living room with pellet stove and spacious first floor master bedroom. Upstairs offers 2 additional bedrooms with hardwood floors. The oversized 2 car garage has electricity and plenty of space for a workshop plus storage space in the loft area. The large level lot has 2 small outbuildings and has the possibility of being subdivided (buyer and agent to do their due diligence in regard to extra building lot). Wonderful setting and potential in this home. Please pull into driveway slowly and on the left side of the driveway.

6. 2021-01-08
   historical Under Contract - Continue to Show 803-char remark

   Show marketing remark (803 chars)

   Charming 3 bedroom cape situated on a beautiful 2+ acre lot, freshly painted inside and out, this lovingly cared for home offers an eat-in kitchen with new dishwasher and connects to a nice size mudroom/porch area. The lovely sunroom can also be used as a dining room, sunny living room with pellet stove and spacious first floor master bedroom. Upstairs offers 2 additional bedrooms with hardwood floors. The oversized 2 car garage has electricity and plenty of space for a workshop plus storage space in the loft area. The large level lot has 2 small outbuildings and has the possibility of being subdivided (buyer and agent to do their due diligence in regard to extra building lot). Wonderful setting and potential in this home. Please pull into driveway slowly and on the left side of the driveway.

7. 2020-12-16
   price $238,500 803-char remark

   Show marketing remark (803 chars)

   Charming 3 bedroom cape situated on a beautiful 2+ acre lot, freshly painted inside and out, this lovingly cared for home offers an eat-in kitchen with new dishwasher and connects to a nice size mudroom/porch area. The lovely sunroom can also be used as a dining room, sunny living room with pellet stove and spacious first floor master bedroom. Upstairs offers 2 additional bedrooms with hardwood floors. The oversized 2 car garage has electricity and plenty of space for a workshop plus storage space in the loft area. The large level lot has 2 small outbuildings and has the possibility of being subdivided (buyer and agent to do their due diligence in regard to extra building lot). Wonderful setting and potential in this home. Please pull into driveway slowly and on the left side of the driveway.

8. 2020-12-04
   listed $249,000 Active 803-char remark

   Show marketing remark (803 chars)

   Charming 3 bedroom cape situated on a beautiful 2+ acre lot, freshly painted inside and out, this lovingly cared for home offers an eat-in kitchen with new dishwasher and connects to a nice size mudroom/porch area. The lovely sunroom can also be used as a dining room, sunny living room with pellet stove and spacious first floor master bedroom. Upstairs offers 2 additional bedrooms with hardwood floors. The oversized 2 car garage has electricity and plenty of space for a workshop plus storage space in the loft area. The large level lot has 2 small outbuildings and has the possibility of being subdivided (buyer and agent to do their due diligence in regard to extra building lot). Wonderful setting and potential in this home. Please pull into driveway slowly and on the left side of the driveway.

9. 2006-06-30
   historical
10. 2006-06-30
    historical
11. 2005-10-08
    listed $300,000
12. 2005-10-08
    listed $110,000
13. 1993-03-15
    soldstatus $107,000
14. 1993-03-15
    soldstatus $107,000

ⓘ 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: $4,389 · $366/mo
• Projected year-2 tax: $5,296 · $441/mo
• Expected delta: +$907/yr (+$76/mo · 20.7%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,392
• − Mortgage interest: −$16,239
• − Property taxes: −$4,389
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,271
• − Management: −$2,271
• − Depreciation: −$8,433
• Taxable loss: −$6,661
• Est. tax savings @ 24.0%: +$1,599
• After-tax cash flow: $-53/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: Ellington School District
• NCES district ID: 0901440
• Math proficiency: 58% ▼ -2.00%
• Reading proficiency: 66% ▼ -2.00%
• Median HH income: $81,612
• Composite: 55.73/100
• National rank: #1220
• State rank: #38 of 153 in CT

Livability — Crystal Lake

• Score: 68/100
• State rank: #110
• US rank: #9618

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Crystal Lake, CT
• County: Tolland County · 46,815 people
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 16,238
• Household income: $129,331
• Rent vs Own: 27.8% rent · 72.2% own
• Severe rent burden: 339.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Asian 6% Two or more races 5% Hispanic / Latino 4% Black 3%
• Common ancestry: Romanian 8% Lithuanian 7% Russian 3%
• Foreign-born: 7% · Canada, Vietnam, South Korea
• Languages at home: 91% English-only · Spanish 3% Other Asian/Pacific 2% Other Indo-European 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: ▼ -163.04%
• Current HPI: 179.3303
• 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

+170.9% since first listed

15 events — show timeline

• 2026-05-22 Pending — Smart MLS
• 2026-05-14 Listed $289,900 Smart MLS
• 2021-03-16 Sold (Public Records) $236,000 Public Records
• 2021-03-15 Sold (MLS) $236,000 Smart MLS
• 2021-02-03 Contingent — Smart MLS
• 2021-01-15 Relisted — Smart MLS
• 2021-01-08 Contingent — Smart MLS
• 2020-12-16 Price Changed $238,500 Smart MLS
• 2020-12-04 Listed $249,000 Smart MLS
• 2006-06-30 Listing Removed — Smart MLS
• 2006-06-30 Listing Removed — Smart MLS
• 2005-10-08 Listed $110,000 Smart MLS
• 2005-10-08 Listed $300,000 Smart MLS
• 1993-03-15 Sold (Public Records) $107,000 Public Records
• 1993-03-15 Sold (Public Records) $107,000 Public Records

Property tax history

+1.5%/yr

Latest (2023): $4,389 · +5.5% YoY. Source: county tax records.