632 Meriden Ave · Plantsville, CT 06489

$200,000

2 bd · 1.0 ba · 919 sqft · SingleFamily public records · 5 Days on market

Built 1750 0.41 ac lot Est $285k · 30% 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 +17.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• Schools +5.2/10.0
• 1% rule +4.9/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This property includes three lots. Lot 632 is where the home is located. Also includes 642 and 690. The home would take a lot of work to bring it back and the best use would be to start over.

Key facts

• 0.41 acre lot
• 2 garage spots
• Built 1750

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $168 ($2k/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 $198k (1.0% below list).
• Recommended offer: $198k (1.0% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 2.7% in Plantsville — 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 77/100 on livability (#46 in CT, #3,164 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, amenities F, commute F.
• Southington School District (suburban): math 52% / reading 64% proficiency, ranked #51 of 153 in CT (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Zoned schools: Southington High School (math 48% / reading 68%, grade C, #50 of 194 statewide, top 25%, 1,945 students, 22% FRL).
• Market conditions: 105 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1750 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $197,917 (1.0% below list)

Questions for the listing agent

1. Built in 1750 — 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. Schools are A-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?
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 7.30%
• Cash-on-cash: 3.60%
• DSCR: 1.16
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $284,890
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
632 Meriden Ave	0.00mi	2/1.0	919 (0%)	0mo	$215,000	$234	100
242 Pondview Dr	0.28mi	3/1.0 (+1)	912 (-1%)	22mo	$350,000	$384	62
19 Brooklane Rd	0.54mi	2/1.0	984 (+7%)	3mo	$335,000	$340	60
72 Lawncrest Dr	0.42mi	3/1.0 (+1)	936 (+2%)	23mo	$278,000	$297	53
27 Meadow Ln	0.45mi	3/1.0 (+1)	888 (-3%)	21mo	$275,000	$310	51
19 Hemlock Dr	0.30mi	3/1.5 (+1)	1,056 (+15%)	13mo	$260,000	$246	43
7 Zwicks Farm Rd	0.74mi	3/1.0 (+1)	1,003 (+9%)	6mo	$340,000	$339	40

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: -10.6%
• Equity multiple: 0.61×
• Total profit: $-21,667
• Equity at exit: $29,821

10-year hold

• IRR: -1.3%
• Equity multiple: 0.91×
• Total profit: $-4,930
• Equity at exit: $17,292

Cash invested: $56,000 (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 06489

• Active inventory: 105
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,979 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$263 /mo · $3,160/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $168

Break-even live

Break-even rent $1,766

Max offer price $200,000

Occupancy floor 87%

Sensitivity live

Price	-10% $281	-5% $225	+0% $168	+5% $111	+10% $55
Rent	-10% $12	-5% $90	+0% $168	+5% $246	+10% $324
Rate	-1.0pp $269	-0.5pp $219	base $168	+0.5pp $116	+1.0pp $64

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40 Cornerstone Ct #26 Plantsville, CT	2.0	1.5	1088	$2,000	$1.84	4d	1	1.12mi
900 S Main St Unit 11 Plantsville, CT	2.0	1.0	750	$1,700	$2.27	4d	1	1.20mi
96 Berlin Ave Southington, CT	2.0	1.0	750	$2,100	$2.80	4d	1	1.30mi
21 Germania St Unit 25 Southington, CT	1.0	1.0	925	$1,675	$1.81	44d	1	1.35mi
21 Germania St Unit 23 Southington, CT	1.0	1.0	975	$1,800	$1.85	24d	1	1.35mi
27 Tridell Dr Unit 15 Plantsville, CT	2.0	1.5	1075	$2,350	$2.19	3d	1	1.36mi
53 Academy St Southington, CT	3.0	1.0	1000	$2,250	$2.25	44d	1	1.44mi

Listing history 2 events

1. 2026-03-31
   status Under Contract
2. 2026-03-25
   listed $200,000 Active

ⓘ 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: $3,160 · $263/mo
• Projected year-2 tax: $3,720 · $310/mo
• Expected delta: +$560/yr (+$47/mo · 17.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥97°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: $23,750
• − Mortgage interest: −$11,203
• − Property taxes: −$3,160
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,900
• − Management: −$1,900
• − Depreciation: −$5,818
• Taxable loss: −$1,231
• Est. tax savings @ 24.0%: +$296
• After-tax cash flow: $2,312/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: Southington School District
• NCES district ID: 0904230
• Math proficiency: 52% ▼ -9.00%
• Reading proficiency: 64% ▼ -5.00%
• Median HH income: $81,467
• Composite: 52.38/100
• National rank: #1581
• State rank: #51 of 153 in CT

Livability — Plantsville

• Score: 77/100
• State rank: #46
• US rank: #3164

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hartford County · 754,208 people
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 32,706
• Household income: $126,465
• Rent vs Own: 18.0% rent · 82.0% own
• Severe rent burden: 513.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Asian 2% Black 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 13% Lithuanian 7% Russian 2%
• Foreign-born: 9% · Canada, China, Jamaica
• Languages at home: 88% English-only · Other Indo-European 4% Spanish 3% Russian/Polish/Slavic 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: ▼ -161.57%
• Current HPI: 179.8884
• 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

2 events — show timeline

• 2026-03-31 Pending — Smart MLS
• 2026-03-25 Listed $200,000 Smart MLS

Property tax history

+2.0%/yr

Latest (2025): $3,160 · +16.8% YoY. Source: county tax records.