16 Brown Ave · Windsor Locks, CT 06095

$235,000

3 bd · 2.5 ba · 1,322 sqft · SingleFamily public records · 36 Days on market

Built 1893 6,534 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 +14.0/30.0
• ARV discount +7.5/15.0
• 1% rule +4.6/10.0
• DSCR +4.2/10.0
• Livability +3.7/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated 3 Bedroom/2 Full Bath Colonial right in Windsor Center. So close to everything, a car is optional! Lovely curb appeal & easy maintenance w/ brick exterior & vinyl windows. Enter off a covered front porch into the living room w/ HW floors & lovely wood burning fireplace. The HW floors continue into the large dining room & updated kitchen. With an easy open-concept flow, the space is brightened with light Birchwood cabinets & SS appliances. An updated full bath & an East-facing, sunny enclosed porch (also w/ HW floor) complete the main level. Upstairs are 3 bedrooms, all w/ HW floors, & a walk-in closet in the Master. The updated full bath has a tub/shower, plus laundry hook-ups for stacker units. Additional laundry hook-ups are available in the full basement. A detached 2 car garage & large lawn area are in the rear yard. Paved drive stops at the house & does not continue to the garage. With all that Windsor Center has to offer, from concerts on the green to shopping, dining & public transportation, just a stone's throw way... this house is a winner.

Key facts

• Hot water systems
• Gas heating
• Thermopane windows

Tags

• HARDWOOD FLOORS
• THERMOPANE WINDOWS
• SOLID BRICK EXTERIOR
• GAS HEATING
• HOT WATER SYSTEMS
• OPPORTUNITY FOR RENOVATION

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $29 ($348/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 $225k (4.2% below list).
• Recommended offer: $225k (4.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.1% in Windsor Locks — 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 74/100 on livability (#65 in CT, #4,599 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Windsor School District (suburban): math 29% / reading 41% proficiency, ranked #107 of 153 in CT (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Windsor High School (math 26% / reading 55%, grade F, #104 of 194 statewide, top 54%, 1,100 students, 39% FRL).
• Market conditions: 104 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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.

Risks & watch-outs

• Watch-outs: built in 1893 — expect roof / HVAC / electrical / plumbing capex.
• 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 $225,025 (4.2% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1893 — 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. 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?
5. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.53%
• DSCR: 1.02
• GRM: 8.7

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: -15.4%
• Equity multiple: 0.45×
• Total profit: $-36,123
• Equity at exit: $35,039

10-year hold

• IRR: -6.8%
• Equity multiple: 0.56×
• Total profit: $-28,627
• Equity at exit: $20,319

Cash invested: $65,800 (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 06095

• Home prices YoY: -33.0%
• Active inventory: 104
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,250 medium
• Mortgage (P&I): −$1,232
• Tax from tax record: −$418 /mo · $5,021/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $29

Break-even live

Break-even rent $2,214

Max offer price $235,000

Occupancy floor 94%

Sensitivity live

Price	-10% $162	-5% $96	+0% $29	+5% $-38	+10% $-104
Rent	-10% $-149	-5% $-60	+0% $29	+5% $118	+10% $207
Rate	-1.0pp $147	-0.5pp $89	base $29	+0.5pp $-32	+1.0pp $-94

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
103 Capen St Unit 2 Windsor, CT	2.0	1.0	1523	$1,800	$1.18	17d	1	0.83mi
1 Phaeton St Windsor, CT	1.0–2.0	1.0–1.5	873	$2,200	$2.52	3d	20	1.48mi

Listing history 7 events

1. 2025-08-27
   status Under Contract
2. 2025-07-31
   historical Under Contract - Continue to Show
3. 2025-07-21
   listed $235,000 Active
4. 2021-09-14
   soldstatus $233,000
5. 2021-09-10
   soldstatus $233,000 Closed 1125-char remark

   Show marketing remark (1125 chars)

   Beautifully updated 3 Bedroom/2 Full Bath Colonial right in Windsor Center. So close to everything, a car is optional! Lovely curb appeal & easy maintenance w/ brick exterior & vinyl windows. Enter off a covered front porch into the living room w/ HW floors & lovely wood burning fireplace. The HW floors continue into the large dining room & updated kitchen. With an easy open-concept flow, the space is brightened with light Birchwood cabinets & SS appliances. An updated full bath & an East-facing, sunny enclosed porch (also w/ HW floor) complete the main level. Upstairs are 3 bedrooms, all w/ HW floors, & a walk-in closet in the Master. The updated full bath has a tub/shower, plus laundry hook-ups for stacker units. Additional laundry hook-ups are available in the full basement. A detached 2 car garage & large lawn area are in the rear yard. Paved drive stops at the house & does not continue to the garage. With all that Windsor Center has to offer, from concerts on the green to shopping, dining & public transportation, just a stone's throw way... this house is a winner.

6. 2021-07-15
   listed $225,000 Active 1125-char remark

   Show marketing remark (1125 chars)

   Beautifully updated 3 Bedroom/2 Full Bath Colonial right in Windsor Center. So close to everything, a car is optional! Lovely curb appeal & easy maintenance w/ brick exterior & vinyl windows. Enter off a covered front porch into the living room w/ HW floors & lovely wood burning fireplace. The HW floors continue into the large dining room & updated kitchen. With an easy open-concept flow, the space is brightened with light Birchwood cabinets & SS appliances. An updated full bath & an East-facing, sunny enclosed porch (also w/ HW floor) complete the main level. Upstairs are 3 bedrooms, all w/ HW floors, & a walk-in closet in the Master. The updated full bath has a tub/shower, plus laundry hook-ups for stacker units. Additional laundry hook-ups are available in the full basement. A detached 2 car garage & large lawn area are in the rear yard. Paved drive stops at the house & does not continue to the garage. With all that Windsor Center has to offer, from concerts on the green to shopping, dining & public transportation, just a stone's throw way... this house is a winner.

7. 2007-08-31
   soldstatus $142,000

ⓘ 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: $5,021 · $418/mo
• Projected year-2 tax: $5,025 · $419/mo
• Expected delta: +$4/yr ($0/mo · 0.1%)

ⓘ 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,003
• − Mortgage interest: −$13,164
• − Property taxes: −$5,021
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,160
• − Management: −$2,160
• − Depreciation: −$6,836
• Taxable loss: −$3,513
• Est. tax savings @ 24.0%: +$843
• After-tax cash flow: $1,191/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: Windsor School District
• NCES district ID: 0905220
• Math proficiency: 29% ▼ -12.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $80,578
• Composite: 33.23/100
• National rank: #5521
• State rank: #107 of 153 in CT

Livability — Windsor Locks

• Score: 74/100
• State rank: #65
• US rank: #4599

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hartford County · 754,208 people
• City population: 12,579
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 29,670
• Household income: $105,322
• Rent vs Own: 18.0% rent · 82.0% own
• Severe rent burden: 555.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 45% Black 34% Hispanic / Latino 10% Two or more races 9% Asian 4%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Lithuanian 6% Romanian 4% Iranian 1%
• Foreign-born: 16% · Canada, China
• Languages at home: 86% English-only · Spanish 5% Other Indo-European 2% Other Asian/Pacific 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: ▼ -123.46%
• Current HPI: 251.2426
• 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

+65.5% since first listed

7 events — show timeline

• 2025-08-27 Pending — Smart MLS
• 2025-07-31 Contingent — Smart MLS
• 2025-07-21 Listed $235,000 Smart MLS
• 2021-09-14 Sold (Public Records) $233,000 Public Records
• 2021-09-10 Sold (MLS) $233,000 Smart MLS
• 2021-07-15 Listed $225,000 Smart MLS
• 2007-08-31 Sold (Public Records) $142,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $5,021 · -6.7% YoY. Source: county tax records.