54 Center St · Hartland, CT 06091

$369,900

4 bd · 1.0 ba · 1,396 sqft · SingleFamily public records · 5 Days on market

Built 1948 1.20 ac lot

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Why this score? — see what drove the B 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 +27.7/30.0
• DSCR +9.8/10.0
• Appreciation +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +7.2/10.0
• Schools +6.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Don't miss this 3-bedroom ranch set on 1.2 acres in a wonderful West Hartland location! This solid home needs work but offers unlimited potential in a peaceful setting. Features include one-floor living, hardwood flooring, blown-in insulation in the walls and an attached two-car garage. Large lot with privacy. The roof was replaced in 2010. The septic system was replaced in 2008. Bring your renovation ideas and make this home your own!

Key facts

• New kitchen
• Engineered flooring
• Private 1.2-acre lot

Tags

• PRIVATE 1.2-ACRE LOT
• OPEN-CONCEPT FLOOR PLAN
• NEW KITCHEN
• EPOXY COUNTERTOPS
• STAINLESS-STEEL APPLIANCES
• ENGINEERED FLOORING

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Private well water; Septic sewage system
• Home design: Single family home
• Construction: Frame construction; Concrete foundation; Asphalt shingle roof; Wood siding
• Exterior features: Level lot with some wetlands; Lightly wooded, treed yard

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating (oil fuel); Fuel tank located in basement; Ceiling fans for cooling
• Interior features: 6 total rooms; One fireplace; Full basement; Has attic with pull-down stairs; Ceiling fans
• Laundry & utility: Electric domestic hot water

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $370k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $370k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Hartland School District (rural): math 55% / reading 75% proficiency, ranked #69 of 192 in CT (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 6% free/reduced lunch — higher-income household profile.
• Zoned schools: Hartland School (math 47% / reading 67%, grade C+, #177 of 553 statewide, top 34%, 116 students, 16% FRL).
• Market conditions: 3 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 154 units permitted in Northwest Hills Planning Region in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($3k loan paydown + $23k appreciation (6.2% local appreciation)).
• At projected returns (6.2% appreciation + 3.0% rent growth), your $104k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 17y 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 $209k; list at $370k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $369,900

Questions for the listing agent

1. Built in 1948 — 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. 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.
4. 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.
5. 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: 1.22% ✓
• Cap rate: 9.92%
• Cash-on-cash: 12.94%
• DSCR: 1.58
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $194,044
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
54 Center St	0.00mi	3/1.0 (-1)	1,500 (+7%)	15mo	$209,000	$139	70

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.5%
• Equity multiple: 2.76×
• Total profit: $182,339
• Equity at exit: $237,235

10-year hold

• IRR: 24.7%
• Equity multiple: 5.63×
• Total profit: $479,513
• Equity at exit: $434,332

Cash invested: $103,572 (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 06091

• Home prices YoY: 2.5%
• Active inventory: 3
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $4,500 medium
• Mortgage (P&I): −$1,940
• Tax from tax record: −$344 /mo · $4,132/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$945
• Net cashflow: $1,117

Break-even live

Break-even rent $3,086

Max offer price $369,900

Occupancy floor 70%

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: $92,475
• Closing costs: $11,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
54 Center St West Hartland, CT	3.0	2.0	1500	$4,500	$3.00	21d	1	0.02mi

Listing history 6 events

1. 2026-06-18
   days on market $369,900 Active 5 DOM
2. 2026-06-17
   days on market $369,900 Active 4 DOM
3. 2026-06-16
   days on market $369,900 Active 3 DOM
4. 2026-06-15
   days on market $369,900 Active 2 DOM
5. 2026-06-13
   remarks 699-char remark
6. 2026-06-13
   listed $369,900 Active 1 DOM

ⓘ 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: $4,132 · $344/mo
• Projected year-2 tax: $6,024 · $502/mo
• Expected delta: +$1,892/yr (+$158/mo · 45.8%)

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

Taxation est. · year 1

• Rental income: $54,000
• − Mortgage interest: −$20,720
• − Property taxes: −$4,132
• − Insurance: −$1,850
• − Repairs & maintenance: −$4,320
• − Management: −$4,320
• − Depreciation: −$10,761
• Taxable income: $7,898
• Est. tax owed @ 24.0%: −$1,895
• After-tax cash flow: $11,506/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: Hartland School District
• NCES district ID: 0901950
• Math proficiency: 55% ▲ 5.00%
• Reading proficiency: 75% ▲ 5.00%
• Median HH income: $88,705
• Composite: 60.28/100
• National rank: #1738
• State rank: #69 of 192 in CT

Livability — Hartland

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

Census & demographics

• Population (ZIP): 176

Population outlook (Northwest Hills County) Hauer SSP2

• By 2040: 118,998

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 19%
• Common ancestry: Romanian 15% Lithuanian 4% Serbian 2%
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Northwest Hills

• 2024 margin: Toss-up / Even · D 48.6% · R 49.9% · Other 1.6%
• All cycles: 2024: R+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.20%
• Current HPI: 257.6763
• 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

+86.3% since first listed

11 events — show timeline

• 2026-06-13 Listed $369,900 Smart MLS
• 2026-06-05 Rental Removed $4,500 REDFIN
• 2026-04-14 Listed for Rent $4,500 REDFIN
• 2025-04-01 Sold (Public Records) $209,000 Public Records
• 2025-03-24 Pending — Smart MLS
• 2025-03-24 Sold (MLS) $209,000 Smart MLS
• 2024-12-14 Contingent — Smart MLS
• 2024-12-09 Listed $209,000 Smart MLS
• 2009-09-30 Sold (Public Records) $185,000 Public Records
• 2009-09-29 Sold (MLS) $185,000 Smart MLS
• 2009-08-19 Listed $198,500 Smart MLS

Property tax history

+1.4%/yr

Latest (2025): $4,132 · +5.0% YoY. Source: county tax records.