38 Woodland St · Simsbury Center, CT 06070

$259,000

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 3 Days on market

Built 1927 5,227 sqft lot Est $342k · 24% under

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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 +17.7/30.0
• ARV discount +15.0/15.0
• Schools +6.5/10.0
• DSCR +5.5/10.0
• 1% rule +5.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to an exceptional opportunity in the heart of Simsbury Center! Perfectly situated on a quiet street just steps from downtown, this classic Colonial offers the ideal blend of convenience, charm, and potential. Enjoy walking distance to local shops, restaurants, Iron Horse Boulevard, the Simsbury Meadows Performing Arts Center, the Farmington Valley Greenway, and a wonderful playground. This 3-bedroom, 1-bath home features solid oak hardwood flooring throughout and has been thoughtfully updated with newer windows, roof, and furnace. The spacious kitchen offers abundant cabinetry and counter space, providing a great foundation for your personal updates and design ideas. Adjacent to the

Key facts

• Quiet street
• Newer furnace
• Newer roof

Tags

• QUIET STREET
• WALKING DISTANCE TO PLAYGROUND
• SOLID OAK HARDWOOD FLOORING
• NEWER WINDOWS
• NEWER ROOF
• NEWER FURNACE

Property features AI

Exterior

• Parking: Off-street parking; 2 total parking spaces
• Utilities: Public water connected; Septic sewer system
• Home design: Single-family home
• Construction: Stone and concrete foundation; Stone and concrete construction
• Exterior features: Level lot on a cul-de-sac; Aluminum siding; Asphalt shingle roof

Interior

• Kitchen: Oven/Range; Refrigerator; Dishwasher
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Wall unit cooling; Baseboard and radiator heating; Oil-fired heat; above-ground fuel tank; Domestic hot water (oil/other)
• Interior features: Cable available; Full, unfinished basement; Has attic with access via hatch; Total of 5 rooms
• Laundry & utility: Laundry room on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $259k).

Location & tenants

• Location reads 77/100 on livability (#47 in CT, #3,177 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Simsbury School District (suburban): math 62% / reading 78% proficiency, ranked #14 of 153 in CT (top 9%) — strong family-tenant draw, lease renewals of 3-5y typical; only 7% free/reduced lunch — higher-income household profile.
• Zoned schools: Central School (math 63% / reading 79%, grade A-, #73 of 553 statewide, top 13%, 394 students, 18% FRL); Simsbury High School (math 60% / reading 83%, grade B+, #17 of 194 statewide, top 8%, 1,217 students, 14% FRL).
• Market conditions: 66 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $259,000

Questions for the listing agent

1. Built in 1927 — 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. Schools are A-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?
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: 1.00% ✓
• Cap rate: 7.27%
• Cash-on-cash: 3.47%
• DSCR: 1.15
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $341,640
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Gargan Pl	0.63mi	2/1.0 (-1)	912 (-3%)	2mo	$333,300	$365	60
4 Stebbins Brook Ln	0.44mi	2/1.0 (-1)	1,056 (+13%)	4mo	$310,000	$294	50

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.8%
• Equity multiple: 0.61×
• Total profit: $-28,527
• Equity at exit: $38,618

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-7,340
• Equity at exit: $22,394

Cash invested: $72,520 (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 06070

• Active inventory: 66
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,594 high
• Mortgage (P&I): −$1,358
• Tax from tax record: −$373 /mo · $4,474/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$545
• Net cashflow: $210

Break-even live

Break-even rent $2,328

Max offer price $259,000

Occupancy floor 87%

Sensitivity live

Price	-10% $357	-5% $283	+0% $210	+5% $137	+10% $63
Rent	-10% $5	-5% $108	+0% $210	+5% $312	+10% $415
Rate	-1.0pp $340	-0.5pp $276	base $210	+0.5pp $143	+1.0pp $75

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Millers Way Simsbury, CT	1.0–2.0	1.0–2.0	1141	$3,410	$2.99	3d	5	0.31mi
2 Stebbins Brook Ln Simsbury, CT	2.0	1.5	1080	$2,400	$2.22	17d	1	0.47mi
37 Bushy Hill Rd Simsbury, CT	2.0	1.0	912	$1,875	$2.06	45d	1	0.67mi
37 Bushy Hill Rd Simsbury, CT	2.0	1.0	912	$1,850	$2.03	25d	1	0.67mi
1100 Highcroft Pl Weatogue, CT	1.0–2.0	1.0–3.0	1450	$4,050	$2.79	3d	9	1.14mi
971 Hopmeadow St Simsbury, CT	2.0	1.0	966	$2,360	$2.44	3d	3	1.21mi

Listing history 3 events

1. 2026-06-21
   days on market $259,000 Active 3 DOM
2. 2026-06-19
   remarks 699-char remark
3. 2026-06-19
   listed $259,000 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: $4,474 · $373/mo
• Projected year-2 tax: $5,008 · $417/mo
• Expected delta: +$534/yr (+$45/mo · 11.9%)

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

Taxation est. · year 1

• Rental income: $31,123
• − Mortgage interest: −$14,508
• − Property taxes: −$4,474
• − Insurance: −$1,295
• − Repairs & maintenance: −$2,490
• − Management: −$2,490
• − Depreciation: −$7,535
• Taxable loss: −$1,668
• Est. tax savings @ 24.0%: +$400
• After-tax cash flow: $2,920/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: Simsbury School District
• NCES district ID: 0904110
• Math proficiency: 62% ▼ -8.00%
• Reading proficiency: 78% ▼ -4.00%
• Median HH income: $111,717
• Composite: 65.21/100
• National rank: #493
• State rank: #14 of 153 in CT

Livability — Simsbury Center

• Score: 77/100
• State rank: #47
• US rank: #3177

Category grades

Amenities F Commute F Cost of living F 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: Simsbury Center, CT
• County: Hartford County · 754,208 people
• City population: 15,353
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 15,254
• Household income: $162,424
• Rent vs Own: 21.6% rent · 78.4% own
• Severe rent burden: 355.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 7% Two or more races 5% Black 5% Asian 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1% Dominican 2%
• Common ancestry: Romanian 8% Lithuanian 4% Slovak 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 91% English-only · Spanish 3% Chinese 2% Other Indo-European 2%

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: ▼ -149.35%
• Current HPI: 195.039
• 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

1 event — show timeline

• 2026-06-18 Listed $259,000 Smart MLS

Property tax history

+1.3%/yr

Latest (2025): $4,474 · +2.5% YoY. Source: county tax records.