25 Yale Dr · Thompsonville, CT 06082

$285,000

3 bd · 1.0 ba · 949 sqft · SingleFamily public records · 3 Days on market

Built 1955 10,454 sqft lot Est $306k · 7% under

---

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).

• Cash flow +13.6/30.0
• ARV discount +10.5/15.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Clean move-in cond ranch with cent air, gas heat, and hardwood floors. Updated kitchen and bath, and freshly painted. Dining area with sliders to large deck and level yard. Raised bed gardens ready for your plantings! Nicely landscaped.Quiet street.

Key facts

• 0.24 acre lot
• Built 1955
• Listed 3 days

Property features AI

Exterior

• Utilities: Public water connected; Public sewer connected; Natural gas
• Home design: Single family home
• Construction: Frame construction; Concrete foundation; Asphalt shingle roof; Built (year not provided)
• Exterior features: Level lot; Vinyl siding

Interior

• Kitchen: Oven/Range; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot air heating (natural gas); Central air conditioning; Natural gas hot water
• Interior features: Full unfinished basement; Attic with access via hatch; Central air

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $15 ($175/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 $250k (12.4% below list).
• Recommended offer: $250k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 5.3% in Thompsonville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 69/100 on livability (#103 in CT) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing A, crime B+; Watch: amenities F, commute F, employment D-.
• Enfield School District (suburban): math 25% / reading 41% proficiency, ranked #114 of 153 in CT (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Enfield High School (math 29% / reading 54%, grade F, #102 of 194 statewide, top 53%, 1,490 students, 40% FRL).
• Market conditions: Rents rising (+3.9%/yr); 182 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• This rent runs 33% of the median local income ($90k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 17y ago; this cycle's ask is 104% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $133k; list at $285k implies a 114% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — 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 $249,542 (12.4% below list)

Questions for the listing agent

1. Built in 1955 — 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. 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?
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: 0.88% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.22%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $305,578
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Meadowlark Rd	0.12mi	3/1.0	1,004 (+6%)	0mo	$255,000	$254	84
10 Yale Dr	0.10mi	3/2.0	951 (+0%)	10mo	$369,000	$388	83
3 Trinity Dr	0.23mi	3/1.0	951 (+0%)	9mo	$320,000	$336	82
45 Yale Dr	0.13mi	3/1.0	951 (+0%)	22mo	$265,000	$279	75
2 Pearl St Ext	0.36mi	3/1.0	888 (-6%)	2mo	$300,000	$338	71
4 Orbit Dr	0.29mi	3/1.0	1,008 (+6%)	10mo	$325,000	$322	68
2 Mitchell Dr	0.32mi	3/1.0	1,040 (+10%)	13mo	$265,000	$255	58

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 · 3.9% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.46×
• Total profit: $-42,945
• Equity at exit: $42,494

10-year hold

• IRR: -4.9%
• Equity multiple: 0.67×
• Total profit: $-26,551
• Equity at exit: $24,642

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 06082

• Rents YoY: 3.9%
• Active inventory: 182
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,495 medium
• Mortgage (P&I): −$1,495
• Tax from tax record: −$344 /mo · $4,122/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $15

Break-even live

Break-even rent $2,477

Max offer price $285,000

Occupancy floor 94%

Sensitivity live

Price	-10% $176	-5% $95	+0% $15	+5% $-66	+10% $-147
Rent	-10% $-183	-5% $-84	+0% $15	+5% $113	+10% $212
Rate	-1.0pp $158	-0.5pp $87	base $15	+0.5pp $-59	+1.0pp $-134

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 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 Woodgate Cir Enfield, CT	1.0–2.0	1.0–2.0	1010	$2,475	$2.45	19d	3	0.31mi
21 David St Enfield, CT	3.0	1.0	1008	$2,600	$2.58	44d	1	1.43mi

Listing history 6 events

1. 2026-06-08
   status $285,000 Under Contract 3 DOM
2. 2026-06-07
   days on market $285,000 Active 3 DOM
3. 2026-06-05
   statusdays on market $285,000 Active 1 DOM
4. 2026-06-03
   days on market $285,000 Coming Soon 2 DOM
5. 2026-06-02
   remarks 699-char remark
6. 2026-06-02
   listed $285,000 Coming Soon 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: $4,122 · $344/mo
• Projected year-2 tax: $5,110 · $426/mo
• Expected delta: +$988/yr (+$82/mo · 24.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥99°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,945
• − Mortgage interest: −$15,964
• − Property taxes: −$4,122
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,396
• − Management: −$2,396
• − Depreciation: −$8,291
• Taxable loss: −$4,648
• Est. tax savings @ 24.0%: +$1,116
• After-tax cash flow: $1,290/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: Enfield School District
• NCES district ID: 0901470
• Math proficiency: 25% ▼ -14.00%
• Reading proficiency: 41% ▼ -10.00%
• Median HH income: $68,750
• Composite: 30.42/100
• National rank: #6238
• State rank: #114 of 153 in CT

Livability — Thompsonville

• Score: 69/100
• State rank: #103
• US rank: #8941

Category grades

Amenities F Commute F Cost of living C+ Crime B+ Employment D- Housing A Health & safety A+ 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): 41,090
• Household income: $90,404
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 954.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 11% Two or more races 9% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7%
• Common ancestry: Romanian 10% Lithuanian 9% Slovak 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -494.72%
• Current HPI: 192.4011
• Rent YoY: ▲ 3.90%
• 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

+96.7% since first listed

7 events — show timeline

• 2026-06-01 Coming Soon $285,000 Smart MLS
• 2013-09-24 Sold (Public Records) $133,000 Public Records
• 2013-09-24 Sold (MLS) $133,000 Smart MLS
• 2013-04-10 Listed $139,900 Smart MLS
• 2009-03-20 Sold (Public Records) $144,900 Public Records
• 2009-03-20 Sold (MLS) $144,900 Smart MLS
• 2009-01-14 Listed $144,900 Smart MLS

Property tax history

+2.6%/yr

Latest (2025): $4,122 · +2.8% YoY. Source: county tax records.