18 Windmill Rd · Southwood Acres, CT 06082

$315,000

4 bd · 1.0 ba · 1,296 sqft · SingleFamily public records · 50 Days on market

Built 1971 0.39 ac lot $243/sqft · 16% below area Est $374k · 16% under ↓ 3% since listing

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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).

• ARV discount +14.6/15.0
• Cash flow +10.2/30.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• 1% rule +3.2/10.0
• Schools +3.0/10.0
• DSCR +2.9/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming Cape Cod-style home offering 4 bedrooms and 1 full bathroom, ready for your personal touch and creative vision. This property is full of potential and just waiting to be brought back to life with a little TLC. Inside, you'll find a flexible layout with plenty of space to customize to your needs. The home features a full basement, providing ample storage or the opportunity for additional living space. Outside, enjoy a large yard-perfect for gardening, entertaining, or expanding your outdoor oasis. Whether you're an investor, renovator, or looking for a home to build equity, this is a fantastic opportunity to create something special. Bring your ideas and make this home shine!

Key facts

• Large yard
• Full basement
• Cape cod style

Tags

• CAPE COD STYLE
• FULL BASEMENT
• LARGE YARD

Property features AI

Exterior

• Parking: 3 total parking spaces; Off-street parking; Driveway
• Utilities: Public water connected; Public sewer connected; Natural gas service
• Home design: Single family home
• Construction: Concrete foundation; Concrete construction
• Exterior features: Level lot; Vinyl siding; Asphalt shingle roof; Private paved driveway; Off-street paved parking and driveway

Interior

• Kitchen: Electric range; Oven/Range; Refrigerator; Dishwasher
• Bedrooms: 4 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heat (natural gas); Window unit cooling
• Interior features: Cable available; Full basement; Attic with access via hatch
• Laundry & utility: Washer; Dryer; Window unit cooling; Hot water: natural gas (domestic)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-178 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (10.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $259k (17.7% below list).
• Recommended offer: $259k (17.7% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.2% in Southwood Acres — 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 72/100 on livability (#83 in CT) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: cost of living C-, amenities F, commute F.
• 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: Edgar H. Parkman School (math 32% / reading 45%, grade F, #312 of 553 statewide, top 57%, 269 students, 48% FRL); John F. Kennedy Middle School (math 22% / reading 39%, grade F, #138 of 175 statewide, top 79%, 1,096 students, 46% FRL); Enfield High School (math 29% / reading 54%, grade F, #102 of 194 statewide, top 53%, 1,490 students, 40% FRL) — zoned schools average 45% FRL vs 29% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.9%/yr); 188 active listings in the ZIP; 1 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 34% 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

• It's been on market 50 days — a 3% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $259,146 (17.7% 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. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 0.82% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.42%
• DSCR: 0.89
• GRM: 10.1

CMA / ARV

• ARV (median comp): $374,120
• List price: $315,000
• Delta: -15.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Roberts Rd	0.70mi	4/1.0	1,224 (-6%)	1mo	$330,000	$270	58
32 Melrose Rd	0.58mi	3/1.0 (-1)	1,344 (+4%)	7mo	$365,100	$272	56
172 Weymouth Rd	0.29mi	3/2.0 (-1)	1,464 (+13%)	1mo	$400,000	$273	56
50 Burnham St	0.73mi	4/1.0	1,296 (0%)	21mo	$285,000	$220	49
194 Post Office Rd	0.59mi	3/1.0 (-1)	1,220 (-6%)	18mo	$280,000	$230	42
26 Guild St	0.53mi	3/1.5 (-1)	1,401 (+8%)	20mo	$321,000	$229	38

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: -19.3%
• Equity multiple: 0.32×
• Total profit: $-59,937
• Equity at exit: $46,968

10-year hold

• IRR: -10.1%
• Equity multiple: 0.36×
• Total profit: $-56,607
• Equity at exit: $27,235

Cash invested: $88,200 (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: 188
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,591 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$442 /mo · $5,304/yr
• Insurance: −$131
• HOA: −$0
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $-178

Break-even live

Break-even rent $2,817

Max offer price $283,575

Occupancy floor —

Sensitivity live

Price	-10% $0	-5% $-89	+0% $-178	+5% $-267	+10% $-356
Rent	-10% $-383	-5% $-280	+0% $-178	+5% $-76	+10% $27
Rate	-1.0pp $-19	-0.5pp $-98	base $-178	+0.5pp $-260	+1.0pp $-343

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 David St Enfield, CT	3.0	1.0	1008	$2,600	$2.58	45d	1	1.32mi

Listing history 11 events

1. 2026-06-22
   days on market $315,000 Active 50 DOM
2. 2026-06-18
   days on market $315,000 Active 47 DOM
3. 2026-06-17
   days on market $315,000 Active 46 DOM
4. 2026-06-16
   days on market $315,000 Active 45 DOM
5. 2026-06-15
   days on market $315,000 Active 44 DOM
6. 2026-06-13
   statusdays on market $315,000 Active 42 DOM
7. 2026-06-02
   statusdays on market $315,000 Under Contract 41 DOM
8. 2026-06-01
   days on market $315,000 Active 40 DOM
9. 2026-05-31
   days on market $315,000 Active 39 DOM
10. 2026-05-07
    price $315,000 692-char remark
11. 2026-04-22
    listed $325,000 Active 692-char remark

ⓘ 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: $5,304 · $442/mo
• Projected year-2 tax: $6,022 · $502/mo
• Expected delta: +$718/yr (+$60/mo · 13.5%)

ⓘ 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 ≥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: $31,098
• − Mortgage interest: −$17,645
• − Property taxes: −$5,304
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,488
• − Management: −$2,488
• − Depreciation: −$9,164
• Taxable loss: −$7,566
• Est. tax savings @ 24.0%: +$1,816
• After-tax cash flow: $-319/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 — Southwood Acres

• Score: 72/100
• State rank: #83
• US rank: #6054

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Southwood Acres, CT
• 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

-3.1% since first listed

4 events — show timeline

• 2026-06-12 Relisted — Smart MLS
• 2026-06-02 Pending — Smart MLS
• 2026-05-07 Price Changed $315,000 Smart MLS
• 2026-04-22 Listed $325,000 Smart MLS

Property tax history

+2.3%/yr

Latest (2025): $5,304 · +2.8% YoY. Source: county tax records.