3 Centerbrook Ct · Avon, CT 06001

$489,900

2 bd · 3.5 ba · 1,562 sqft · Condo public records · 21 Days on market

Built 1998 $466/mo HOA · 17% of rent

---

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 +7.5/15.0
• Schools +6.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +1.8/30.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated three-level townhouse-style condo in the newest section of Farmington Woods. Offering 3 bedrooms and 3 full bathrooms, this spacious residence combines modern upgrades, thoughtful design, and low-maintenance living in a highly sought-after community. The main level features a formal dining room and an open eat-in kitchen that flows seamlessly to a private deck-perfect for everyday living and entertaining alike. The fully finished lower level expands the living space with a versatile den, full bathroom, and third bedroom, ideal for guests, a home office, or extended living needs. A second-floor washer and dryer add everyday convenience, while the attached

Key facts

• $466 HOA
• Garage
• Pool

Property features AI

Finance

• Other: Pets allowed
• HOA & community: Homeowner association with monthly fee; HOA fee includes clubhouse, grounds maintenance, trash pickup, snow removal, property management, pest control, pool service, and road maintenance; Community amenities include clubhouse, golf course, guest parking, pool, putting green and tennis courts

Exterior

• Parking: Attached garage (1)
• Utilities: Public water; Public sewer; Natural gas domestic hot water
• Home design: Condominium; Condo/Co-op for sale
• Construction: Frame construction
• Exterior features: Clapboard, vinyl and wood siding; Level lot; In-ground swimming pool

Interior

• Kitchen: Oven/Range; Microwave; Dishwasher; Garbage disposal
• Bedrooms: 3 bedrooms
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Hot air heating; Natural gas heating; Central air conditioning
• Interior features: 8 total rooms; 3 levels in unit; Full walk-out basement; Attic with access via hatch; One fireplace; Ceiling fans; Central air
• Laundry & utility: Washer and dryer; Laundry on upper level

What this means for you Summary

Snapshot

• This is a 2-bed/3.5-bath condo listed at $490k.

Deal economics

• At list price, monthly cash flow is $-2k ($-22k/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (64.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $267k (45.4% below list).
• Recommended offer: $172k (64.9% 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.
• Avon School District (suburban): math 64% / reading 77% proficiency, ranked #11 of 153 in CT (top 7%) — strong family-tenant draw, lease renewals of 3-5y typical; only 5% free/reduced lunch — higher-income household profile.
• Zoned schools: Roaring Brook School (math 67% / reading 77%, grade A-, #62 of 553 statewide, top 13%, 483 students, 8% FRL); Avon High School (math 72% / reading 88%, grade A, #6 of 194 statewide, top 3%, 923 students, 11% FRL) — zoned schools at 9% FRL track the district average.
• Market conditions: 107 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($483k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $255k; list at $490k implies a 92% 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; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $171,980 (64.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 0.55% ✗
• Cap rate: 1.78%
• Cash-on-cash: -16.13%
• DSCR: 0.28
• GRM: 15.3

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: -47.6%
• Equity multiple: -0.43×
• Total profit: $-196,411
• Equity at exit: $73,046

10-year hold

• IRR: -89.9%
• Equity multiple: -1.34×
• Total profit: $-320,636
• Equity at exit: $42,358

Cash invested: $137,172 (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 06001

• Active inventory: 107
• Price-to-rent: 15.3×

Monthly cashflow live

• Estimated rent: $2,674 high
• Mortgage (P&I): −$2,569
• Tax from tax record: −$717 /mo · $8,599/yr
• Insurance: −$204
• HOA: −$466
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $-1,844

Break-even live

Break-even rent $5,007

Max offer price $171,980

Occupancy floor —

Sensitivity live

Price	-10% $-1,566	-5% $-1,705	+0% $-1,844	+5% $-1,982	+10% $-2,121
Rent	-10% $-2,055	-5% $-1,949	+0% $-1,844	+5% $-1,738	+10% $-1,632
Rate	-1.0pp $-1,597	-0.5pp $-1,719	base $-1,844	+0.5pp $-1,970	+1.0pp $-2,100

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: $122,475
• Closing costs: $14,697
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Stonington Ct #2 Avon, CT	3.0	2.5	1700	$2,800	$1.65	2d	1	0.12mi
2 Twin Oak Ct #2 Avon, CT	2.0	2.5	1251	$2,795	$2.23	2d	1	0.56mi
535 Lovely St Avon, CT	2.0	1.0	1300	$2,500	$1.92	3d	1	0.61mi
210 Main St Unit 210 Unionville, CT	3.0	1.5	1260	$2,600	$2.06	44d	1	0.64mi
208 Main St Unit 208 Unionville, CT	3.0	2.5	1260	$2,450	$1.94	2d	1	0.66mi
6 Heritage Dr Unit 6 Avon, CT	2.0	1.5	1365	$2,250	$1.65	44d	1	0.69mi

HOA detail condo

• Monthly dues: $466 · $5,592/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $489,900 Active 21 DOM
2. 2026-06-17
   days on market $489,900 Active 20 DOM
3. 2026-06-16
   days on market $489,900 Active 19 DOM
4. 2026-06-15
   days on market $489,900 Active 18 DOM
5. 2026-06-13
   days on market $489,900 Active 16 DOM
6. 2026-06-13
   days on market $489,900 Active 15 DOM
7. 2026-06-10
   days on market $489,900 Active 13 DOM
8. 2026-06-09
   days on market $489,900 Active 12 DOM
9. 2026-06-08
   days on market $489,900 Active 11 DOM
10. 2026-06-07
    pricedays on market $489,900 Active 10 DOM
11. 2026-06-03
    days on market $509,900 Active 6 DOM
12. 2026-06-02
    days on market $509,900 Active 5 DOM
13. 2026-06-01
    days on market $509,900 Active 4 DOM
14. 2026-05-31
    days on market $509,900 Active 3 DOM
15. 2026-05-29
    listed $509,900 Active
16. 2026-05-26
    historical $509,900
17. 2021-03-18
    soldstatus $255,000
18. 2012-07-02
    soldstatus $10,000
19. 2010-07-07
    soldstatus $335,000
20. 2002-09-20
    soldstatus $260,000

ⓘ 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: $8,599 · $717/mo
• Projected year-2 tax: $9,541 · $795/mo
• Expected delta: +$942/yr (+$79/mo · 11.0%)

ⓘ 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 ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,085
• − Mortgage interest: −$27,442
• − Property taxes: −$8,599
• − Insurance: −$2,450
• − Repairs & maintenance: −$2,567
• − Management: −$2,567
• − HOA: −$5,592
• − Depreciation: −$14,252
• Taxable loss: −$31,383
• Est. tax savings @ 24.0%: +$7,532
• After-tax cash flow: $-14,591/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: Avon School District
• NCES district ID: 0900120
• Math proficiency: 64% ▼ -10.00%
• Reading proficiency: 77% ▼ -2.00%
• Median HH income: $114,198
• Composite: 65.87/100
• National rank: #447
• State rank: #11 of 153 in CT

Livability — Avon

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

Census & demographics

• Population (ZIP): 19,157

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Asian 15% Two or more races 6% Hispanic / Latino 5% Black 2%
• Common ancestry: Romanian 9% Lithuanian 3% Italian 2%
• Foreign-born: 17% · South Korea, Canada, China
• Languages at home: 79% English-only · Other Indo-European 8% Other Asian/Pacific 5% Korean 2%

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: ▼ -147.48%
• Current HPI: 174.8885
• 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

+96.1% since first listed

6 events — show timeline

• 2026-05-29 Listed $509,900 Smart MLS
• 2026-05-26 Coming Soon $509,900 Smart MLS
• 2021-03-18 Sold (Public Records) $255,000 Public Records
• 2012-07-02 Sold (Public Records) $10,000 Public Records
• 2010-07-07 Sold (Public Records) $335,000 Public Records
• 2002-09-20 Sold (Public Records) $260,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $8,599 · +3.7% YoY. Source: county tax records.