58 Edgemont Ave · West Hartford, CT 06110

$220,000

3 bd · 1.5 ba · 1,266 sqft · SingleFamily public records · 37 Days on market

Built 1989 Est $411k · 47% under

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Why this score? — see what drove the B 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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +8.3/10.0
• Schools +5.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This is a single home with 3 bedrooms: need significant repairs inluding water problem in the basement, cracked foundation, need new roof, plumbing and electrical updates, ceiling repairs and cooling air coming out, heating not working properly.

Key facts

• Built 1989
• Listed 37 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $580 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Recommended offer: $213k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 3.3% in West Hartford — 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 79/100 on livability (#27 in CT, #1,989 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, cost of living F.
• West Hartford School District (urban): math 56% / reading 67% proficiency, ranked #39 of 153 in CT (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 35 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• This rent runs 40% of the median local income ($88k/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 $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $62k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($213k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 24y 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: property tax is 2.6% of price.
• 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 $213,400 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.33% ✓
• Cap rate: 9.46%
• Cash-on-cash: 11.30%
• DSCR: 1.50
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $411,450
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
69 Edgemere Ave	0.12mi	2/1.5 (-1)	1,260 (-0%)	2mo	$422,000	$335	87
406 Oakwood Ave	0.20mi	3/1.0	1,206 (-5%)	1mo	$331,000	$274	80
135 Edgemont Ave	0.19mi	2/2.0 (-1)	1,216 (-4%)	0mo	$437,000	$359	77
22 Crocker Ave	0.41mi	3/1.5	1,297 (+2%)	3mo	$370,000	$285	75
88 Westphal St	0.29mi	3/1.0	1,156 (-9%)	1mo	$275,000	$238	69
16 Goodsell St	0.30mi	3/2.0	1,408 (+11%)	2mo	$325,000	$231	64
53 Richard St	0.61mi	3/1.5	1,324 (+5%)	0mo	$480,000	$363	63
38 Saint Augustine St	0.20mi	2/1.0 (-1)	1,086 (-14%)	0mo	$352,500	$325	60
43 Crosby St	0.74mi	3/1.5	1,315 (+4%)	2mo	$415,000	$316	57
94 Thomas St	0.60mi	2/1.0 (-1)	1,176 (-7%)	1mo	$358,000	$304	52
58 Crescent St	0.71mi	2/1.5 (-1)	1,353 (+7%)	1mo	$450,000	$333	50
104 Price Blvd	0.53mi	2/1.0 (-1)	1,088 (-14%)	1mo	$370,000	$340	44

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: 0.6%
• Equity multiple: 1.02×
• Total profit: $1,452
• Equity at exit: $32,803

10-year hold

• IRR: 10.3%
• Equity multiple: 1.80×
• Total profit: $49,513
• Equity at exit: $19,022

Cash invested: $61,600 (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 06110

• Active inventory: 35
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,920 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$481 /mo · $5,777/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$613
• Net cashflow: $580

Break-even live

Break-even rent $2,186

Max offer price $220,000

Occupancy floor 75%

Sensitivity live

Price	-10% $704	-5% $642	+0% $580	+5% $518	+10% $455
Rent	-10% $349	-5% $465	+0% $580	+5% $695	+10% $811
Rate	-1.0pp $691	-0.5pp $636	base $580	+0.5pp $523	+1.0pp $465

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Caya Ave West Hartford, CT	2.0	1.5	1078	$2,600	$2.41	4d	1	0.29mi
140 Kane St Unit C1 West Hartford, CT	2.0	2.0	1062	$1,900	$1.79	4d	1	0.39mi
100 Kane St Unit D11 West Hartford, CT	2.0	2.0	1182	$2,100	$1.78	45d	1	0.44mi
48 Elm Dr West Hartford, CT	2.0	1.5	966	$2,600	$2.69	17d	1	0.45mi
387 Quaker Ln S West Hartford, CT	2.0	1.0	1050	$2,400	$2.29	45d	1	0.47mi
106 Kane St West Hartford, CT	1.0–2.0	1.0–2.0	966	$2,300	$2.38	4d	18	0.48mi
19 Thomas St Unit 23 West Hartford, CT	2.0	1.0	1252	$2,100	$1.68	13d	1	0.54mi
91 Fennbrook Rd West Hartford, CT	3.0	1.5	1436	$3,600	$2.51	45d	1	0.58mi
21 Gillette St West Hartford, CT	3.0	1.0	1400	$2,500	$1.79	4d	1	0.66mi
29 Crosby St West Hartford, CT	2.0	1.0	1100	$1,950	$1.77	45d	1	0.72mi
225 Whiting Ln West Hartford, CT	2.0	1.0	1400	$1,850	$1.32	25d	1	0.78mi
1 Park Rd West Hartford, CT	2.0	1.0–2.0	913	$3,647	$3.99	4d	18	0.82mi
30 Schoolhouse Dr #105 West Hartford, CT	2.0	2.0	1404	$2,950	$2.10	13d	1	0.91mi
124 Mayflower St West Hartford, CT	3.0	1.0	1025	$2,650	$2.59	25d	1	1.00mi
10 Greenacres Ave West Hartford, CT	3.0	1.5	1302	$3,400	$2.61	22d	1	1.02mi
89 Maplewood Ave Fl 1 West Hartford, CT	3.0	1.0	1475	$2,400	$1.63	25d	1	1.10mi
3 Goshen St Hartford, CT	3.0	1.0	1168	$2,100	$1.80	3d	1	1.17mi
115 S Main St West Hartford, CT	2.0	1.0–1.5	1028	$2,750	$2.67	45d	3	1.21mi
115 S Main St Unit B11 West Hartford, CT	2.0	1.5	1057	$2,750	$2.60	45d	1	1.21mi
85 Memorial Rd West Hartford, CT	2.0	2.0	1315	$5,750	$4.37	45d	2	1.25mi
85 Memorial Rd #201 West Hartford, CT	2.0	2.0	1402	$6,000	$4.28	25d	1	1.27mi
85 Memorial Rd #205 West Hartford, CT	2.0	2.0	1228	$5,200	$4.23	25d	1	1.27mi
950 Trout Brook Dr West Hartford, CT	1.0–3.0	1.0–2.5	1071	$6,070	$5.67	45d	1	1.28mi
20 Outlook Ave #102 West Hartford, CT	2.0	1.0	1231	$3,000	$2.44	4d	1	1.29mi
20 Outlook Ave West Hartford, CT	1.0–2.0	1.0	1118	$3,000	$2.68	25d	2	1.29mi
3 Arnoldale Rd West Hartford, CT	1.0–3.0	1.0	1050	$2,885	$2.75	11d	4	1.30mi
843 Farmington Ave West Hartford, CT	1.0–2.0	1.0	842	$2,000	$2.38	3d	8	1.30mi
843 Farmington Ave Unit 773-A2 West Hartford, CT	2.0	1.0	987	$1,988	$2.01	45d	1	1.30mi
843 Farmington Ave Unit 771-15 West Hartford, CT	2.0	1.0	934	$1,807	$1.93	45d	1	1.30mi
1699 Boulevard West Hartford, CT	2.0	1.0	1140	$2,500	$2.19	45d	1	1.31mi
15 Dinah Rd Unit 219 West Hartford, CT	2.0	2.0	900	$3,850	$4.28	22d	1	1.32mi
15 Dinah Rd Unit 317 West Hartford, CT	2.0	2.0	938	$3,840	$4.09	45d	1	1.32mi
5 Bishop Rd #101 West Hartford, CT	3.0	2.0	1408	$3,300	$2.34	13d	1	1.32mi
711 Farmington Ave West Hartford, CT	1.0–2.0	1.0–1.5	975	$1,950	$2.00	25d	4	1.32mi
883 Farmington Ave Unit 1 West Hartford, CT	3.0	2.0	1145	$2,900	$2.53	45d	1	1.33mi
786 Farmington Ave Unit 3rd Floor West Hartford, CT	2.0	1.0	1400	$2,300	$1.64	45d	1	1.33mi
852 Farmington Ave West Hartford, CT	3.0	1.0	1648	$2,650	$1.61	25d	1	1.34mi
11 Kimberly Rd West Hartford, CT	3.0	1.5	1276	$3,200	$2.51	25d	1	1.34mi
28 Ashford Rd West Hartford, CT	4.0	2.5	1779	$3,950	$2.22	21d	1	1.38mi
920 Farmington Ave West Hartford, CT	1.0–2.0	1.0–2.0	900	$4,505	$5.01	45d	14	1.42mi

Listing history 35 events

1. 2026-06-18
   days on market $220,000 Active 37 DOM
2. 2026-06-17
   days on market $220,000 Active 36 DOM
3. 2026-06-16
   days on market $220,000 Active 35 DOM
4. 2026-06-15
   days on market $220,000 Active 34 DOM
5. 2026-06-13
   days on market $220,000 Active 32 DOM
6. 2026-06-10
   days on market $220,000 Active 29 DOM
7. 2026-06-09
   days on market $220,000 Active 28 DOM
8. 2026-06-08
   days on market $220,000 Active 27 DOM
9. 2026-06-07
   days on market $220,000 Active 26 DOM
10. 2026-06-05
    days on market $220,000 Active 23 DOM
11. 2026-06-03
    days on market $220,000 Active 22 DOM
12. 2026-06-02
    days on market $220,000 Active 21 DOM
13. 2026-06-01
    days on market $220,000 Active 20 DOM
14. 2026-05-31
    days on market $220,000 Active 19 DOM
15. 2026-05-12
    listed $220,000 Active 245-char remark
16. 2022-02-16
    historical
17. 2022-02-16
    historical
18. 2022-02-14
    listed $130,000 Active
19. 2021-04-21
    historical
20. 2021-04-19
    listed $129,900 Active
21. 2019-05-11
    historical
22. 2019-03-11
    historical Under Contract - Continue to Show
23. 2019-03-10
    status Active
24. 2018-11-30
    historical
25. 2018-11-22
    price $99,900
26. 2018-11-22
    status Active
27. 2018-10-12
    historical
28. 2018-10-09
    price $124,900
29. 2018-09-11
    listed $149,900 Active
30. 2007-08-17
    soldstatus $222,500
31. 2007-06-21
    listed $225,900
32. 2002-07-30
    soldstatus $160,000
33. 2002-07-30
    soldstatus $160,000
34. 2002-05-06
    listed $159,900
35. 1993-06-30
    soldstatus $120,000

ⓘ 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: $5,777 · $481/mo
• Projected year-2 tax: $5,777 · $481/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: $35,037
• − Mortgage interest: −$12,323
• − Property taxes: −$5,777
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,803
• − Management: −$2,803
• − Depreciation: −$6,400
• Taxable income: $3,831
• Est. tax owed @ 24.0%: −$919
• After-tax cash flow: $6,039/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: West Hartford School District
• NCES district ID: 0904920
• Math proficiency: 56% ▼ -6.00%
• Reading proficiency: 67% ▼ -5.00%
• Median HH income: $85,173
• Composite: 55.64/100
• National rank: #1228
• State rank: #39 of 153 in CT

Livability — West Hartford

• Score: 79/100
• State rank: #27
• US rank: #1989

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Hartford, CT
• County: Hartford County · 754,208 people
• City population: 63,441
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 12,641
• Household income: $87,539
• Rent vs Own: 36.9% rent · 63.1% own
• Severe rent burden: 498.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 45% Hispanic / Latino 26% Black 13% Asian 12% Two or more races 11%
• Hispanic origin (detail): Mexican 2% Puerto Rican 13% Dominican 3% Salvadoran 2%
• Common ancestry: Romanian 5% Lithuanian 3% Subsaharan African 2%
• Foreign-born: 24% · Canada, Vietnam, India
• Languages at home: 59% English-only · Spanish 22% Other Indo-European 8% Russian/Polish/Slavic 3%

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: ▼ -157.83%
• Current HPI: 192.2408
• 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

+83.3% since first listed

21 events — show timeline

• 2026-05-12 Listed $220,000 FSBO.com
• 2022-02-16 Listing Removed — Smart MLS
• 2022-02-16 Listing Removed — Smart MLS
• 2022-02-14 Listed $130,000 Smart MLS
• 2021-04-21 Listing Removed — Smart MLS
• 2021-04-19 Listed $129,900 Smart MLS
• 2019-05-11 Listing Removed — Smart MLS
• 2019-03-11 Contingent — Smart MLS
• 2019-03-10 Relisted — Smart MLS
• 2018-11-30 Listing Removed — Smart MLS
• 2018-11-22 Price Changed $99,900 Smart MLS
• 2018-11-22 Relisted — Smart MLS
• 2018-10-12 Listing Removed — Smart MLS
• 2018-10-09 Price Changed $124,900 Smart MLS
• 2018-09-11 Listed $149,900 Smart MLS
• 2007-08-17 Sold (MLS) $222,500 Smart MLS
• 2007-06-21 Listed $225,900 Smart MLS
• 2002-07-30 Sold (Public Records) $160,000 Public Records
• 2002-07-30 Sold (MLS) $160,000 Smart MLS
• 2002-05-06 Listed $159,900 Smart MLS
• 1993-06-30 Sold (Public Records) $120,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $5,777 · +5.7% YoY. Source: county tax records.