53 Wolcott Hill Rd Unit C12 · Wethersfield, CT 06109

$130,000

1 bd · 1.0 ba · 720 sqft · Condo public records · 4 Days on market

Built 1965 $326/mo HOA · 20% of rent

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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 +11.5/30.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +4.5/10.0
• Livability +3.9/5.0
• DSCR +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

MOTIVATED SELLER - GREAT INVESTMENT PROPERTY - Third Floor End Unit is waiting for you. Nothing for you to do, but to move in and make this your new home. Freshly painted throughout. New Carpet and Kitchen Floor. Heat and Central Air included in the Condo fee. All you pay for is the electric. Lots of closet space and extra storage in the basement. Locked entry. Special Assessment - Stairwell $27.28 per month - $682.00 remaining (as of 9/10/17).

Key facts

• Vinyl flooring
• Swimming pool
• Insinkerator

Tags

• VINYL FLOORING
• INSINKERATOR
• NEWLY INSTALLED TOILET
• OPEN-CONCEPT LIVING AND DINING
• SWIMMING POOL
• ELEVATOR ACCESS

Property features AI

Finance

• Other: Professional on-site property management; Pets allowed with restrictions (confirm with seller)
• HOA & community: Monthly HOA fee (includes grounds maintenance, snow removal, property management)

Exterior

• Parking: Parking lot; 1 parking space
• Utilities: Public water connected; Public sewer (in street); Hot water: other
• Home design: Condominium (Wolcott Hill complex); End unit; Single-level unit (within the unit); Unit located on the 3rd floor
• Construction: Brick construction
• Exterior features: Brick siding; Level lot

Interior

• Kitchen: Oven/Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 1 bedroom (unit on 3rd floor)
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot air and hot water heating; Natural gas heating
• Interior features: Central air conditioning; Full basement with storage

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $130k.

Deal economics

• At list price, monthly cash flow is $-43 ($-522/yr) — negative.
• To cash-flow at today's rent, offer at most $122k (5.9% below list).
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $122k (5.9% below list) — sets the bar for cash-flow.
• Cap rate 5.9% vs local median 3.4% in Wethersfield — 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 78/100 on livability (#37 in CT, #2,561 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• Wethersfield School District (suburban): math 41% / reading 59% proficiency, ranked #77 of 153 in CT (top 50%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Zoned schools: Charles Wright School (math 37% / reading 57%, grade D-, #256 of 553 statewide, top 48%, 273 students, 40% FRL); Silas Deane Middle School (math 46% / reading 62%, grade B-, #69 of 175 statewide, top 39%, 574 students, 30% FRL); Wethersfield High School (math 44% / reading 65%, grade C-, #63 of 194 statewide, top 39%, 1,151 students, 25% FRL) — zoned schools average 32% FRL vs 14% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 101 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• This rent is only 15% of the median local income ($127k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 $48k; list at $130k implies a 171% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• 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 $122,317 (5.9% 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 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.24% ✓
• Cap rate: 5.89%
• Cash-on-cash: -1.43%
• DSCR: 0.94
• GRM: 6.7

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: -18.4%
• Equity multiple: 0.35×
• Total profit: $-23,552
• Equity at exit: $19,383

10-year hold

• IRR: -10.2%
• Equity multiple: 0.37×
• Total profit: $-22,924
• Equity at exit: $11,240

Cash invested: $36,400 (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 06109

• Home prices YoY: -33.1%
• Active inventory: 101
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,616 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$258 /mo · $3,096/yr
• Insurance: −$54
• HOA: −$326
• Vacancy / Maint / Mgmt: −$339
• Net cashflow: $-43

Break-even live

Break-even rent $1,671

Max offer price $122,317

Occupancy floor 98%

Sensitivity live

Price	-10% $30	-5% $-7	+0% $-43	+5% $-80	+10% $-117
Rent	-10% $-171	-5% $-107	+0% $-43	+5% $20	+10% $84
Rate	-1.0pp $22	-0.5pp $-10	base $-43	+0.5pp $-77	+1.0pp $-111

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
53 Wolcott Hill Rd Unit B17 Wethersfield, CT	1.0	1.0	720	$1,400	$1.94	25d	1	0.02mi
170 Ridge Rd Wethersfield, CT	1.0–2.0	1.0	635	$1,700	$2.68	3d	7	0.94mi

HOA detail condo

• Monthly dues: $326 · $3,912/yr
• Likely covers: electric
• ⚠ Special-assessment mentions:

  …the Condo fee. All you pay for is the electric. Lots of closet space and extra storage in the basement. Locked entry. Special Assessment - Stairwell $27.28 per month - $682.00 remaining (as of 9/10/17).

Listing history 20 events

1. 2026-06-21
   days on market $130,000 Active 4 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   pricedays on marketlisting id $130,000 Active 1 DOM
4. 2026-06-10
   days on market $129,000 Active 11 DOM
5. 2026-06-09
   days on market $129,000 Active 10 DOM
6. 2026-06-08
   days on market $129,000 Active 9 DOM
7. 2026-06-07
   days on market $129,000 Active 8 DOM
8. 2026-06-05
   days on market $129,000 Active 5 DOM
9. 2026-06-01
   days on market $129,000 Active 4 DOM
10. 2026-05-31
    days on market $129,000 Active 3 DOM
11. 2026-05-27
    listed $129,000 Active
12. 2018-02-02
    soldstatus $48,000 Closed 448-char remark

    Show marketing remark (448 chars)

    MOTIVATED SELLER - GREAT INVESTMENT PROPERTY - Third Floor End Unit is waiting for you. Nothing for you to do, but to move in and make this your new home. Freshly painted throughout. New Carpet and Kitchen Floor. Heat and Central Air included in the Condo fee. All you pay for is the electric. Lots of closet space and extra storage in the basement. Locked entry. Special Assessment - Stairwell $27.28 per month - $682.00 remaining (as of 9/10/17).

13. 2018-02-02
    soldstatus $48,000

    Show marketing remark (448 chars)

    MOTIVATED SELLER - GREAT INVESTMENT PROPERTY - Third Floor End Unit is waiting for you. Nothing for you to do, but to move in and make this your new home. Freshly painted throughout. New Carpet and Kitchen Floor. Heat and Central Air included in the Condo fee. All you pay for is the electric. Lots of closet space and extra storage in the basement. Locked entry. Special Assessment - Stairwell $27.28 per month - $682.00 remaining (as of 9/10/17).

14. 2018-01-08
    historical Under Contract - Continue to Show 448-char remark

    Show marketing remark (448 chars)

    MOTIVATED SELLER - GREAT INVESTMENT PROPERTY - Third Floor End Unit is waiting for you. Nothing for you to do, but to move in and make this your new home. Freshly painted throughout. New Carpet and Kitchen Floor. Heat and Central Air included in the Condo fee. All you pay for is the electric. Lots of closet space and extra storage in the basement. Locked entry. Special Assessment - Stairwell $27.28 per month - $682.00 remaining (as of 9/10/17).

15. 2017-12-12
    listed $52,900 Active 448-char remark

    Show marketing remark (448 chars)

    MOTIVATED SELLER - GREAT INVESTMENT PROPERTY - Third Floor End Unit is waiting for you. Nothing for you to do, but to move in and make this your new home. Freshly painted throughout. New Carpet and Kitchen Floor. Heat and Central Air included in the Condo fee. All you pay for is the electric. Lots of closet space and extra storage in the basement. Locked entry. Special Assessment - Stairwell $27.28 per month - $682.00 remaining (as of 9/10/17).

16. 2017-12-10
    historical
17. 2017-09-11
    listed $59,900
18. 2017-09-10
    historical
19. 2017-06-10
    listed $64,900
20. 1988-05-02
    soldstatus $75,900

ⓘ 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: $3,096 · $258/mo
• Projected year-2 tax: $3,096 · $258/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major 7 d/yr ≥97°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,389
• − Mortgage interest: −$7,282
• − Property taxes: −$3,096
• − Insurance: −$650
• − Repairs & maintenance: −$1,551
• − Management: −$1,551
• − HOA: −$3,912
• − Depreciation: −$3,782
• Taxable loss: −$2,435
• Est. tax savings @ 24.0%: +$585
• After-tax cash flow: $63/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: Wethersfield School District
• NCES district ID: 0905070
• Math proficiency: 41% ▼ -15.00%
• Reading proficiency: 59% ▼ -6.00%
• Median HH income: $75,452
• Composite: 45.15/100
• National rank: #2678
• State rank: #77 of 153 in CT

Livability — Wethersfield

• Score: 78/100
• State rank: #37
• US rank: #2561

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wethersfield, CT
• County: Hartford County · 754,208 people
• City population: 27,250
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 27,250
• Household income: $126,806
• Rent vs Own: 19.4% rent · 80.6% own
• Severe rent burden: 335.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 13% Two or more races 6% Asian 5% Black 3%
• Hispanic origin (detail): Puerto Rican 8%
• Common ancestry: Romanian 9% Lithuanian 3% Russian 2%
• Foreign-born: 15% · Canada, China, Jamaica
• Languages at home: 76% English-only · Other Indo-European 9% Spanish 8% Russian/Polish/Slavic 4%

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: ▼ -123.77%
• Current HPI: 250.0934
• Rent YoY: —
• 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

+70.0% since first listed

10 events — show timeline

• 2026-05-27 Listed $129,000 Smart MLS
• 2018-02-02 Sold (Public Records) $48,000 Public Records
• 2018-02-02 Sold (MLS) $48,000 Smart MLS
• 2018-01-08 Contingent — Smart MLS
• 2017-12-12 Listed $52,900 Smart MLS
• 2017-12-10 Listing Removed — Smart MLS
• 2017-09-11 Listed $59,900 Smart MLS
• 2017-09-10 Listing Removed — Smart MLS
• 2017-06-10 Listed $64,900 Smart MLS
• 1988-05-02 Sold (Public Records) $75,900 Public Records

Property tax history

+3.7%/yr

Latest (2025): $3,096 · +106.8% YoY. Source: county tax records.