70 Dodgingtown Rd · Bethel, CT 06801

$425,000

3 bd · 2.0 ba · 1,108 sqft · SingleFamily public records · 10 Days on market

Built 1940 7,840 sqft lot

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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).

• Cash flow +12.7/30.0
• ARV discount +7.5/15.0
• Schools +4.7/10.0
• Livability +4.1/5.0
• DSCR +3.8/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable 3 Bed 2 Full Bath Ranch. No Worries! New Septic, Driveway Plus Many Newer Updates. Not A Driveby.Move In Condition. 1 St Time Buyers Dream. 1 Year Home Warranty. Don't Miss This One.

Key facts

• Wood flooring
• Vinyl flooring
• Welcoming foyer

Tags

• EAT-IN KITCHEN
• VINYL FLOORING
• RECESSED LIGHTING
• HARDWOOD FLOORS
• WELCOMING FOYER
• WOOD FLOORING

Property features AI

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Private well water; Septic sewage system; Natural gas hot water (domestic)
• Home design: Single-family home; Yellow exterior color
• Construction: Frame construction; Vinyl and aluminum siding; Asphalt shingle roof; Concrete foundation
• Exterior features: Gutters; Exterior lighting; Treed, sloping lot

Interior

• Kitchen: Gas cooktop; Oven/range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heat; Natural gas heating; Central air
• Interior features: Central air conditioning; Crawl space foundation (basement described as crawl space); 5 total rooms
• Laundry & utility: Washer; Electric dryer; Main level laundry

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $-46 ($-554/yr) — negative.
• To cash-flow at today's rent, offer at most $417k (1.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $358k (15.7% below list).
• Recommended offer: $358k (15.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.5% in Bethel — 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 82/100 on livability (#12 in CT, #1,287 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, health & safety A+; Watch: amenities F, cost of living D-.
• Bethel School District (suburban): math 43% / reading 59% proficiency, ranked #72 of 153 in CT (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 75 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,151 units permitted in Western Connecticut Planning Region in 2024 (714 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 31y 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 $310k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $358,147 (15.7% 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. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-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?
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: 0.84% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.47%
• DSCR: 0.98
• GRM: 9.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -17.1%
• Equity multiple: 0.40×
• Total profit: $-71,790
• Equity at exit: $63,369

10-year hold

• IRR: -9.0%
• Equity multiple: 0.44×
• Total profit: $-66,232
• Equity at exit: $36,746

Cash invested: $119,000 (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 06801

• Active inventory: 75
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $3,581 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$470 /mo · $5,636/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$752
• Net cashflow: $-46

Break-even live

Break-even rent $3,640

Max offer price $416,850

Occupancy floor 96%

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 Greenwood Ave Bethel, CT	3.0	2.0	1400	$4,500	$3.21	10d	1	1.29mi
2 Cindy Ln Unit 8-1 Bethel, CT	2.0	1.0	819	$2,500	$3.05	3d	1	1.41mi

Listing history 8 events

1. 2026-06-18
   days on market $425,000 Active 10 DOM
2. 2026-06-17
   days on market $425,000 Active 9 DOM
3. 2026-06-16
   days on market $425,000 Active 8 DOM
4. 2026-06-15
   days on market $425,000 Active 7 DOM
5. 2026-06-13
   days on market $425,000 Active 5 DOM
6. 2026-06-10
   days on market $425,000 Active 2 DOM
7. 2026-06-08
   remarks 699-char remark
8. 2026-06-08
   listed $425,000 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: $5,636 · $470/mo
• Projected year-2 tax: $7,366 · $614/mo
• Expected delta: +$1,730/yr (+$144/mo · 30.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,978
• − Mortgage interest: −$23,807
• − Property taxes: −$5,636
• − Insurance: −$2,125
• − Repairs & maintenance: −$3,438
• − Management: −$3,438
• − Depreciation: −$12,364
• Taxable loss: −$7,830
• Est. tax savings @ 24.0%: +$1,879
• After-tax cash flow: $1,326/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: Bethel School District
• NCES district ID: 0900270
• Math proficiency: 43% ▼ -14.00%
• Reading proficiency: 59% ▼ -8.00%
• Median HH income: $87,843
• Composite: 47.17/100
• National rank: #2323
• State rank: #72 of 153 in CT

Livability — Bethel

• Score: 82/100
• State rank: #12
• US rank: #1287

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 20,498
• Population (ZIP): 20,498

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 65% Hispanic / Latino 14% Two or more races 11% Black 6% Asian 6%
• Hispanic origin (detail): Puerto Rican 4% Dominican 3%
• Common ancestry: Estonian 6% Romanian 3% Italian 2%
• Foreign-born: 21% · Canada, China, Jamaica
• Languages at home: 74% English-only · Other Indo-European 10% Spanish 10% Other Asian/Pacific 2%

Political lean MEDSL · Western Connecticut

• 2024 margin: D (+19.1) · D 58.8% · R 39.7% · Other 1.6%
• All cycles: 2024: D+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -348.18%
• Current HPI: 234.4823
• 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

+240.0% since first listed

10 events — show timeline

• 2026-06-08 Listed $425,000 Smart MLS
• 2007-10-04 Listing Removed — Smart MLS
• 2007-09-04 Sold (Public Records) $310,000 Public Records
• 2007-08-31 Sold (MLS) $310,000 Smart MLS
• 2007-07-17 Listed $309,900 Smart MLS
• 2006-10-04 Listed $279,900 Smart MLS
• 2004-08-30 Sold (Public Records) $247,500 Public Records
• 2003-11-14 Sold (Public Records) $101,000 Public Records
• 1996-03-30 Listing Removed — Smart MLS
• 1995-09-30 Listed $125,000 Smart MLS

Property tax history

+2.1%/yr

Latest (2023): $5,636 · +11.1% YoY. Source: county tax records.