169 Country Club Rd · New Britain, CT 06053

$285,000

3 bd · 2.0 ba · 988 sqft · SingleFamily public records · 65 Days on market

Built 1956 9,583 sqft lot $288/sqft · at area comps Est $277k · at est.

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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 +18.2/30.0
• Appreciation +10.0/10.0
• ARV discount +6.2/15.0
• DSCR +5.7/10.0
• 1% rule +5.1/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Listing remarks MLS

Beautifully Updated Ranch - Move-In Ready in New Britain. Amazing ranch-style home now available! This meticulously maintained property has been thoughtfully updated and cared for by its current owners, offering true one-floor living in a fantastic location. Recent upgrades and improvements include refinished hardwood floors, fresh interior paint throughout (including trim and ceilings), a remodeled kitchen, newer gas stove and dishwasher, updated front door, resurfaced front steps and sidewalk, basement windows, sump pump, backyard drainage system, and a fully fenced yard. The remodeled eat-in kitchen opens seamlessly into the living room, creating a bright and functional layout perfect for everyday living and entertaining. Down the hall, you'll find three generously sized bedrooms and a full bathroom. Step outside to a fully fenced backyard - ideal for entertaining or pets. Conveniently located near shopping, major highways, parks, and golf courses, this home is perfect for a young family just starting out or for someone looking to downsize to easy, one-level living. A fantastic opportunity to move right in and simply unpack.

Key facts

• 9,583 sq ft lot
• Built 1956
• Listed 65 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $256 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $285k).
• Recommended offer: $268k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 4.4% in New Britain — 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 74/100 on livability (#67 in CT, #4,936 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing A; Watch: crime D, employment D, schools F.
• New Britain School District (suburban): math 6% / reading 17% proficiency, ranked #153 of 153 in CT (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.9%/yr); 69 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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).
• At $2,889/mo this rent would consume 55% of the median local household income ($63k/yr) (locally 1835% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 4.9% rent growth), your $80k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 65 days — a 6% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y 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 $127k; list at $285k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $267,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 65 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. 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: 1.01% ✓
• Cap rate: 7.37%
• Cash-on-cash: 3.85%
• DSCR: 1.17
• GRM: 8.2

CMA / ARV

• ARV (median comp): $276,924
• List price: $285,000
• Delta: 2.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
192 Blodgett Roy Dr	0.37mi	3/1.0	988 (0%)	6mo	$341,000	$345	74
44 Nachilly Dr	0.34mi	3/1.0	1,014 (+3%)	5mo	$298,000	$294	72
123 Country Club Rd	0.09mi	4/1.0 (+1)	1,080 (+9%)	4mo	$310,000	$287	68
55 Alexander Rd	0.22mi	3/1.0	1,080 (+9%)	4mo	$254,900	$236	67
119 Country Club Rd	0.10mi	2/1.5 (-1)	1,080 (+9%)	9mo	$290,000	$269	66
263 Cianci Rd	0.24mi	2/1.0 (-1)	988 (0%)	18mo	$255,000	$258	65
2268 Stanley St	0.33mi	2/1.0 (-1)	1,014 (+3%)	9mo	$282,000	$278	64
256 Alexander Rd	0.18mi	3/1.0	884 (-10%)	10mo	$255,000	$288	61
266 Cianci Rd	0.25mi	2/1.0 (-1)	910 (-8%)	10mo	$281,000	$309	57
2306 Stanley St	0.31mi	3/1.0	1,080 (+9%)	16mo	$260,000	$241	53
96 Bliss Rd	0.46mi	3/1.0	1,098 (+11%)	18mo	$281,000	$256	41
19 Viola Ln	0.50mi	3/1.5	1,098 (+11%)	19mo	$310,000	$282	40

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

Projected returns pro-forma

10.0% appreciation · 4.94% rent growth · sell at horizon

5-year hold

• IRR: 27.8%
• Equity multiple: 3.22×
• Total profit: $177,371
• Equity at exit: $256,751

10-year hold

• IRR: 24.9%
• Equity multiple: 7.54×
• Total profit: $522,263
• Equity at exit: $553,692

Cash invested: $79,800 (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 06053

• Home prices YoY: 15.4%
• Rents YoY: 4.9%
• Active inventory: 69
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,889 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$412 /mo · $4,950/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$607
• Net cashflow: $256

Break-even live

Break-even rent $2,564

Max offer price $285,000

Occupancy floor 86%

Sensitivity live

Price	-10% $418	-5% $337	+0% $256	+5% $176	+10% $95
Rent	-10% $28	-5% $142	+0% $256	+5% $370	+10% $485
Rate	-1.0pp $400	-0.5pp $329	base $256	+0.5pp $182	+1.0pp $107

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
46 Brittany Farms Rd New Britain, CT	1.0–2.0	1.0	820	$2,025	$2.47	2d	1	0.61mi
80 Batterson Park Rd Farmington, CT	2.0	1.0–2.0	900	$4,793	$5.32	2d	98	0.82mi
15 Farm Springs Rd Farmington, CT	2.0	2.0	864	$3,599	$4.16	2d	18	1.14mi
1600 New Britain Ave Farmington, CT	1.0–2.0	1.0–1.5	1112	$2,595	$2.33	2d	1	1.28mi

Listing history 20 events

1. 2026-06-18
   days on market $285,000 Active 65 DOM
2. 2026-06-17
   days on market $285,000 Active 64 DOM
3. 2026-06-16
   days on market $285,000 Active 63 DOM
4. 2026-06-15
   days on market $285,000 Active 62 DOM
5. 2026-06-13
   days on market $285,000 Active 60 DOM
6. 2026-06-13
   days on market $285,000 Active 59 DOM
7. 2026-06-10
   statusdays on market $285,000 Active 57 DOM
8. 2026-05-07
   status Under Contract 1145-char remark

   Show marketing remark (1145 chars)

   Beautifully Updated Ranch - Move-In Ready in New Britain. Amazing ranch-style home now available! This meticulously maintained property has been thoughtfully updated and cared for by its current owners, offering true one-floor living in a fantastic location. Recent upgrades and improvements include refinished hardwood floors, fresh interior paint throughout (including trim and ceilings), a remodeled kitchen, newer gas stove and dishwasher, updated front door, resurfaced front steps and sidewalk, basement windows, sump pump, backyard drainage system, and a fully fenced yard. The remodeled eat-in kitchen opens seamlessly into the living room, creating a bright and functional layout perfect for everyday living and entertaining. Down the hall, you'll find three generously sized bedrooms and a full bathroom. Step outside to a fully fenced backyard - ideal for entertaining or pets. Conveniently located near shopping, major highways, parks, and golf courses, this home is perfect for a young family just starting out or for someone looking to downsize to easy, one-level living. A fantastic opportunity to move right in and simply unpack.

9. 2026-05-04
   price $285,000 1145-char remark

   Show marketing remark (1145 chars)

   Beautifully Updated Ranch - Move-In Ready in New Britain. Amazing ranch-style home now available! This meticulously maintained property has been thoughtfully updated and cared for by its current owners, offering true one-floor living in a fantastic location. Recent upgrades and improvements include refinished hardwood floors, fresh interior paint throughout (including trim and ceilings), a remodeled kitchen, newer gas stove and dishwasher, updated front door, resurfaced front steps and sidewalk, basement windows, sump pump, backyard drainage system, and a fully fenced yard. The remodeled eat-in kitchen opens seamlessly into the living room, creating a bright and functional layout perfect for everyday living and entertaining. Down the hall, you'll find three generously sized bedrooms and a full bathroom. Step outside to a fully fenced backyard - ideal for entertaining or pets. Conveniently located near shopping, major highways, parks, and golf courses, this home is perfect for a young family just starting out or for someone looking to downsize to easy, one-level living. A fantastic opportunity to move right in and simply unpack.

10. 2026-04-13
    status Active 1145-char remark

    Show marketing remark (1145 chars)

    Beautifully Updated Ranch - Move-In Ready in New Britain. Amazing ranch-style home now available! This meticulously maintained property has been thoughtfully updated and cared for by its current owners, offering true one-floor living in a fantastic location. Recent upgrades and improvements include refinished hardwood floors, fresh interior paint throughout (including trim and ceilings), a remodeled kitchen, newer gas stove and dishwasher, updated front door, resurfaced front steps and sidewalk, basement windows, sump pump, backyard drainage system, and a fully fenced yard. The remodeled eat-in kitchen opens seamlessly into the living room, creating a bright and functional layout perfect for everyday living and entertaining. Down the hall, you'll find three generously sized bedrooms and a full bathroom. Step outside to a fully fenced backyard - ideal for entertaining or pets. Conveniently located near shopping, major highways, parks, and golf courses, this home is perfect for a young family just starting out or for someone looking to downsize to easy, one-level living. A fantastic opportunity to move right in and simply unpack.

11. 2026-04-06
    historical Under Contract - Continue to Show 1145-char remark

    Show marketing remark (1145 chars)

    Beautifully Updated Ranch - Move-In Ready in New Britain. Amazing ranch-style home now available! This meticulously maintained property has been thoughtfully updated and cared for by its current owners, offering true one-floor living in a fantastic location. Recent upgrades and improvements include refinished hardwood floors, fresh interior paint throughout (including trim and ceilings), a remodeled kitchen, newer gas stove and dishwasher, updated front door, resurfaced front steps and sidewalk, basement windows, sump pump, backyard drainage system, and a fully fenced yard. The remodeled eat-in kitchen opens seamlessly into the living room, creating a bright and functional layout perfect for everyday living and entertaining. Down the hall, you'll find three generously sized bedrooms and a full bathroom. Step outside to a fully fenced backyard - ideal for entertaining or pets. Conveniently located near shopping, major highways, parks, and golf courses, this home is perfect for a young family just starting out or for someone looking to downsize to easy, one-level living. A fantastic opportunity to move right in and simply unpack.

12. 2026-04-01
    price $289,900 1145-char remark

    Show marketing remark (1145 chars)

    Beautifully Updated Ranch - Move-In Ready in New Britain. Amazing ranch-style home now available! This meticulously maintained property has been thoughtfully updated and cared for by its current owners, offering true one-floor living in a fantastic location. Recent upgrades and improvements include refinished hardwood floors, fresh interior paint throughout (including trim and ceilings), a remodeled kitchen, newer gas stove and dishwasher, updated front door, resurfaced front steps and sidewalk, basement windows, sump pump, backyard drainage system, and a fully fenced yard. The remodeled eat-in kitchen opens seamlessly into the living room, creating a bright and functional layout perfect for everyday living and entertaining. Down the hall, you'll find three generously sized bedrooms and a full bathroom. Step outside to a fully fenced backyard - ideal for entertaining or pets. Conveniently located near shopping, major highways, parks, and golf courses, this home is perfect for a young family just starting out or for someone looking to downsize to easy, one-level living. A fantastic opportunity to move right in and simply unpack.

13. 2026-03-13
    listed $299,900 Active 1145-char remark

    Show marketing remark (1145 chars)

    Beautifully Updated Ranch - Move-In Ready in New Britain. Amazing ranch-style home now available! This meticulously maintained property has been thoughtfully updated and cared for by its current owners, offering true one-floor living in a fantastic location. Recent upgrades and improvements include refinished hardwood floors, fresh interior paint throughout (including trim and ceilings), a remodeled kitchen, newer gas stove and dishwasher, updated front door, resurfaced front steps and sidewalk, basement windows, sump pump, backyard drainage system, and a fully fenced yard. The remodeled eat-in kitchen opens seamlessly into the living room, creating a bright and functional layout perfect for everyday living and entertaining. Down the hall, you'll find three generously sized bedrooms and a full bathroom. Step outside to a fully fenced backyard - ideal for entertaining or pets. Conveniently located near shopping, major highways, parks, and golf courses, this home is perfect for a young family just starting out or for someone looking to downsize to easy, one-level living. A fantastic opportunity to move right in and simply unpack.

14. 2026-03-06
    historical $299,900 1145-char remark

    Show marketing remark (1145 chars)

    Beautifully Updated Ranch - Move-In Ready in New Britain. Amazing ranch-style home now available! This meticulously maintained property has been thoughtfully updated and cared for by its current owners, offering true one-floor living in a fantastic location. Recent upgrades and improvements include refinished hardwood floors, fresh interior paint throughout (including trim and ceilings), a remodeled kitchen, newer gas stove and dishwasher, updated front door, resurfaced front steps and sidewalk, basement windows, sump pump, backyard drainage system, and a fully fenced yard. The remodeled eat-in kitchen opens seamlessly into the living room, creating a bright and functional layout perfect for everyday living and entertaining. Down the hall, you'll find three generously sized bedrooms and a full bathroom. Step outside to a fully fenced backyard - ideal for entertaining or pets. Conveniently located near shopping, major highways, parks, and golf courses, this home is perfect for a young family just starting out or for someone looking to downsize to easy, one-level living. A fantastic opportunity to move right in and simply unpack.

15. 2018-02-28
    soldstatus $127,400
16. 2018-02-27
    soldstatus $127,400 Closed 449-char remark

    Show marketing remark (449 chars)

    One floor living in this move-in ready ranch! Kitchen has gas cooktop and oven with a nice eat-in area for the family table. Ample space in all three bedrooms. Freshly painted interior and new interior doors. Hardwood floors throughout main living areas. Great location that is close to the Farmington line, minutes to shopping, golf, parks, restaurants, UConn Medical Center and highway! Quiet, sought-after established neighborhood with sidewalks.

17. 2018-02-13
    status Under Contract 449-char remark

    Show marketing remark (449 chars)

    One floor living in this move-in ready ranch! Kitchen has gas cooktop and oven with a nice eat-in area for the family table. Ample space in all three bedrooms. Freshly painted interior and new interior doors. Hardwood floors throughout main living areas. Great location that is close to the Farmington line, minutes to shopping, golf, parks, restaurants, UConn Medical Center and highway! Quiet, sought-after established neighborhood with sidewalks.

18. 2018-01-12
    historical Under Contract - Continue to Show 449-char remark

    Show marketing remark (449 chars)

    One floor living in this move-in ready ranch! Kitchen has gas cooktop and oven with a nice eat-in area for the family table. Ample space in all three bedrooms. Freshly painted interior and new interior doors. Hardwood floors throughout main living areas. Great location that is close to the Farmington line, minutes to shopping, golf, parks, restaurants, UConn Medical Center and highway! Quiet, sought-after established neighborhood with sidewalks.

19. 2017-11-27
    listed $129,900 Active 449-char remark

    Show marketing remark (449 chars)

    One floor living in this move-in ready ranch! Kitchen has gas cooktop and oven with a nice eat-in area for the family table. Ample space in all three bedrooms. Freshly painted interior and new interior doors. Hardwood floors throughout main living areas. Great location that is close to the Farmington line, minutes to shopping, golf, parks, restaurants, UConn Medical Center and highway! Quiet, sought-after established neighborhood with sidewalks.

20. 2011-12-06
    soldstatus $122,500

ⓘ 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: $4,950 · $412/mo
• Projected year-2 tax: $5,524 · $460/mo
• Expected delta: +$574/yr (+$48/mo · 11.6%)

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

Taxation est. · year 1

• Rental income: $34,666
• − Mortgage interest: −$15,964
• − Property taxes: −$4,950
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,773
• − Management: −$2,773
• − Depreciation: −$8,291
• Taxable loss: −$1,511
• Est. tax savings @ 24.0%: +$363
• After-tax cash flow: $3,439/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: New Britain School District
• NCES district ID: 0902670
• Math proficiency: 6% ▼ -6.00%
• Reading proficiency: 17% ▼ -5.00%
• Median HH income: $40,827
• Composite: 9.95/100
• National rank: #9816
• State rank: #153 of 153 in CT

Livability — New Britain

• Score: 74/100
• State rank: #67
• US rank: #4936

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Britain, CT
• County: Hartford County · 754,208 people
• City population: 66,322
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 36,774
• Household income: $62,645
• Rent vs Own: 48.9% rent · 51.1% own
• Severe rent burden: 1835.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 47% Hispanic / Latino 36% Two or more races 13% Black 10% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 25% Dominican 4%
• Common ancestry: Romanian 19% Lithuanian 3% Russian 1%
• Foreign-born: 22% · Canada, Vietnam, China
• Languages at home: 50% English-only · Spanish 26% Russian/Polish/Slavic 15% French/Haitian/Cajun 3%

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: ▲ 65.76%
• Current HPI: 491.4724
• Rent YoY: ▲ 4.94%
• 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

+132.7% since first listed

13 events — show timeline

• 2026-05-07 Pending — Smart MLS
• 2026-05-04 Price Changed $285,000 Smart MLS
• 2026-04-13 Relisted — Smart MLS
• 2026-04-06 Contingent — Smart MLS
• 2026-04-01 Price Changed $289,900 Smart MLS
• 2026-03-13 Listed $299,900 Smart MLS
• 2026-03-06 Coming Soon $299,900 Smart MLS
• 2018-02-28 Sold (Public Records) $127,400 Public Records
• 2018-02-27 Sold (MLS) $127,400 Smart MLS
• 2018-02-13 Pending — Smart MLS
• 2018-01-12 Contingent — Smart MLS
• 2017-11-27 Listed $129,900 Smart MLS
• 2011-12-06 Sold (Public Records) $122,500 Public Records

Property tax history

+2.6%/yr

Latest (2025): $4,950 · -1.0% YoY. Source: county tax records.