10 Toll House Ln · West Hartford, CT 06117

$339,900

2 bd · 2.0 ba · 1,032 sqft · SingleFamily public records · 15 Days on market

Built 1930 6,534 sqft lot

---

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 +13.0/30.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• Livability +4.0/5.0
• DSCR +3.9/10.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cottage style ranch home on avon mountain 500 feet off the road in a cluster of 4 homes*great condo alternative for starter or downsizing*sought after schools,convenient location easy to maintain*large lrm w/fpl*hwd thru out*mbd w/bath*e/i kth*sunporch broker/owner

Key facts

• Updated full bath
• Newer roof
• Enclosed porch

Tags

• WOODBURNING FIREPLACE
• UPDATED FULL BATH
• NEWER ROOF
• CUSTOM DESIGNED BRICK PATIO
• ENCLOSED PORCH
• WALKING HIKING BIKING TRAILS

Property features AI

Exterior

• Parking: Paved parking; 3 total parking spaces
• Utilities: Public water connected; Septic system; Electric service (standard); Propane for heating
• Home design: Single-family home
• Construction: Frame construction; Concrete foundation
• Exterior features: Level lot; Shingle siding; Asphalt shingle roof; Blue exterior

Interior

• Kitchen: Oven/Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating (propane fuel); Propane tank above ground; Window AC unit
• Interior features: Full unfinished basement; Attic with pull-down stairs; One fireplace; Four total rooms
• Laundry & utility: Washer and Dryer included; Laundry on lower level; 40-gallon hot water tank

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $-17 ($-204/yr) — negative.
• To cash-flow at today's rent, offer at most $337k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $294k (13.6% below list).
• Recommended offer: $294k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: employment A+, housing A+, crime B+; 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.
• Zoned schools: Norfeldt School (math 72% / reading 72%, grade A-, #62 of 553 statewide, top 13%, 336 students, 13% FRL); Hall High School (math 62% / reading 82%, grade B+, #14 of 194 statewide, top 8%, 1,408 students, 20% FRL) — zoned schools at 17% FRL track the district average.
• Market conditions: 78 active listings in the ZIP; 1 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($335k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y 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 $171k; list at $340k implies a 99% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $293,815 (13.6% 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 1930 — 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 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. 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: 0.86% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.21%
• DSCR: 0.99
• GRM: 9.6

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: -16.6%
• Equity multiple: 0.41×
• Total profit: $-56,121
• Equity at exit: $50,680

10-year hold

• IRR: -8.4%
• Equity multiple: 0.47×
• Total profit: $-50,107
• Equity at exit: $29,388

Cash invested: $95,172 (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 06117

• Active inventory: 78
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,938 medium
• Mortgage (P&I): −$1,782
• Tax from tax record: −$414 /mo · $4,968/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$617
• Net cashflow: $-17

Break-even live

Break-even rent $2,960

Max offer price $336,904

Occupancy floor 96%

Sensitivity live

Price	-10% $175	-5% $79	+0% $-17	+5% $-113	+10% $-209
Rent	-10% $-249	-5% $-133	+0% $-17	+5% $99	+10% $215
Rate	-1.0pp $154	-0.5pp $69	base $-17	+0.5pp $-105	+1.0pp $-195

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
140 Flagg Rd Unit R West Hartford, CT	2.0	1.0	997	$2,600	$2.61	44d	1	0.64mi

Listing history 11 events

1. 2026-06-18
   days on market $339,900 Active 15 DOM
2. 2026-06-17
   days on market $339,900 Active 14 DOM
3. 2026-06-16
   days on market $339,900 Active 13 DOM
4. 2026-06-15
   days on market $339,900 Active 12 DOM
5. 2026-06-13
   days on market $339,900 Active 10 DOM
6. 2026-06-10
   days on market $339,900 Active 7 DOM
7. 2026-06-09
   days on market $339,900 Active 6 DOM
8. 2026-06-08
   days on market $339,900 Active 5 DOM
9. 2026-06-07
   days on market $339,900 Active 4 DOM
10. 2026-06-03
    remarks 699-char remark
11. 2026-06-03
    listed $339,900 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: $4,968 · $414/mo
• Projected year-2 tax: $6,121 · $510/mo
• Expected delta: +$1,153/yr (+$96/mo · 23.2%)

ⓘ 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 5/10 Major 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,258
• − Mortgage interest: −$19,040
• − Property taxes: −$4,968
• − Insurance: −$1,700
• − Repairs & maintenance: −$2,821
• − Management: −$2,821
• − Depreciation: −$9,888
• Taxable loss: −$5,979
• Est. tax savings @ 24.0%: +$1,435
• After-tax cash flow: $1,231/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): 16,116
• Household income: $171,707
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 336.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Asian 10% Two or more races 7% Hispanic / Latino 6% Black 6%
• Common ancestry: Romanian 6% Scotch-Irish 5% Italian 2%
• Foreign-born: 20% · Canada, China, Vietnam
• Languages at home: 77% English-only · Other Indo-European 6% Spanish 5% 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: ▼ -191.98%
• Current HPI: 176.7207
• 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

+299.9% since first listed

8 events — show timeline

• 2026-06-03 Listed $339,900 Smart MLS
• 2009-11-23 Sold (Public Records) $171,000 Public Records
• 2009-11-20 Sold (MLS) $171,000 Smart MLS
• 2009-08-01 Listed $176,900 Smart MLS
• 2004-08-06 Sold (Public Records) $165,000 Public Records
• 2004-08-02 Sold (MLS) $165,000 Smart MLS
• 2004-05-05 Listed $165,000 Smart MLS
• 1996-12-17 Sold (Public Records) $85,000 Public Records

Property tax history

+4.0%/yr

Latest (2019): $4,968 · +1.9% YoY. Source: county tax records.