28 Skitchewaug St · Hartford, CT 06095

$290,000

3 bd · 1.5 ba · 1,472 sqft · SingleFamily public records · 59 Days on market

Built 1926 8,712 sqft lot $197/sqft · 5% below area Est $306k · 5% under

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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).

• ARV discount +9.9/15.0
• Cash flow +8.9/30.0
• Livability +3.8/5.0
• Schools +3.3/10.0
• 1% rule +3.1/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome Home To This Lovely 1,472 Square Feet, 3 Bedroom, 1.5 Bath, Colonial House! Conveniently Located in A Peaceful Area Next To Parks, Several Hiking/Walking Trails Near the Connecticut River, A Nature Center, An Animal Barn, Highways, Libraries, Shopping, And Restaurants. This Well-Maintained Home Also Features Hardwood Floors Throughout, A Full-Size Deck, A Decent Sized Level Back Yard Great for Summertime Entertaining, Newer Boiler, New Roof, And More! Please Come See for Yourself!!!!!

Key facts

• 8,712 sq ft lot
• Garage
• Built 1926

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-231 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $249k (14.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $234k (19.4% below list).
• Recommended offer: $234k (19.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 76/100 on livability (#58 in CT, #3,553 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: schools D-, crime F, employment 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.
• Market conditions: 99 active listings in the ZIP; 1 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 $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $155k; list at $290k implies a 87% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $233,841 (19.4% 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. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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 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: 0.81% ✗
• Cap rate: 5.34%
• Cash-on-cash: -3.41%
• DSCR: 0.85
• GRM: 10.3

CMA / ARV

• ARV (median comp): $306,444
• List price: $290,000
• Delta: -5.37%
• Verdict: FAIR
• Comps: 3 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -22.0%
• Equity multiple: 0.24×
• Total profit: $-61,621
• Equity at exit: $43,240

10-year hold

• IRR: -15.8%
• Equity multiple: 0.11×
• Total profit: $-72,270
• Equity at exit: $25,074

Cash invested: $81,200 (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: 99
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,338 medium
• Mortgage (P&I): −$1,521
• Tax from tax record: −$437 /mo · $5,240/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $-231

Break-even live

Break-even rent $2,631

Max offer price $249,202

Occupancy floor —

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 Deerfield Rd Windsor, CT	2.0	1.0	1200	$1,900	$1.58	23d	1	0.80mi

Listing history 16 events

1. 2026-06-02
   status $290,000 Under Contract 59 DOM
2. 2026-06-01
   days on market $290,000 Active 59 DOM
3. 2026-05-31
   days on market $290,000 Active 58 DOM
4. 2026-05-17
   price $290,000 497-char remark

   Show marketing remark (497 chars)

   Welcome Home To This Lovely 1,472 Square Feet, 3 Bedroom, 1.5 Bath, Colonial House! Conveniently Located in A Peaceful Area Next To Parks, Several Hiking/Walking Trails Near the Connecticut River, A Nature Center, An Animal Barn, Highways, Libraries, Shopping, And Restaurants. This Well-Maintained Home Also Features Hardwood Floors Throughout, A Full-Size Deck, A Decent Sized Level Back Yard Great for Summertime Entertaining, Newer Boiler, New Roof, And More! Please Come See for Yourself!!!!!

5. 2026-04-28
   price $299,999 497-char remark

   Show marketing remark (497 chars)

   Welcome Home To This Lovely 1,472 Square Feet, 3 Bedroom, 1.5 Bath, Colonial House! Conveniently Located in A Peaceful Area Next To Parks, Several Hiking/Walking Trails Near the Connecticut River, A Nature Center, An Animal Barn, Highways, Libraries, Shopping, And Restaurants. This Well-Maintained Home Also Features Hardwood Floors Throughout, A Full-Size Deck, A Decent Sized Level Back Yard Great for Summertime Entertaining, Newer Boiler, New Roof, And More! Please Come See for Yourself!!!!!

6. 2026-04-04
   listed $309,999 Active 497-char remark

   Show marketing remark (497 chars)

   Welcome Home To This Lovely 1,472 Square Feet, 3 Bedroom, 1.5 Bath, Colonial House! Conveniently Located in A Peaceful Area Next To Parks, Several Hiking/Walking Trails Near the Connecticut River, A Nature Center, An Animal Barn, Highways, Libraries, Shopping, And Restaurants. This Well-Maintained Home Also Features Hardwood Floors Throughout, A Full-Size Deck, A Decent Sized Level Back Yard Great for Summertime Entertaining, Newer Boiler, New Roof, And More! Please Come See for Yourself!!!!!

7. 2026-03-26
   historical $309,999 497-char remark

   Show marketing remark (497 chars)

   Welcome Home To This Lovely 1,472 Square Feet, 3 Bedroom, 1.5 Bath, Colonial House! Conveniently Located in A Peaceful Area Next To Parks, Several Hiking/Walking Trails Near the Connecticut River, A Nature Center, An Animal Barn, Highways, Libraries, Shopping, And Restaurants. This Well-Maintained Home Also Features Hardwood Floors Throughout, A Full-Size Deck, A Decent Sized Level Back Yard Great for Summertime Entertaining, Newer Boiler, New Roof, And More! Please Come See for Yourself!!!!!

8. 2011-09-21
   soldstatus $155,000 235-char remark

   Show marketing remark (235 chars)

   Move in condition stunning hardwood floors, freshly painted,remodeled bath fully fenced in yard. Walking distance to park. "Reo property. Offers responded to within 24 to 48 hours. Freshly painted, remld bath fully fenced in yard.

9. 2011-07-25
   listed $145,000 235-char remark

   Show marketing remark (235 chars)

   Move in condition stunning hardwood floors, freshly painted,remodeled bath fully fenced in yard. Walking distance to park. "Reo property. Offers responded to within 24 to 48 hours. Freshly painted, remld bath fully fenced in yard.

10. 2008-01-06
    historical
11. 2007-08-03
    listed $199,900
12. 2004-04-01
    soldstatus $169,900
13. 2004-03-31
    soldstatus $169,900
14. 2004-02-09
    listed $169,900
15. 1990-05-07
    soldstatus $129,900
16. 1988-12-16
    soldstatus $95,000

ⓘ 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: $5,240 · $437/mo
• Projected year-2 tax: $5,723 · $477/mo
• Expected delta: +$483/yr (+$40/mo · 9.2%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% 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: $28,061
• − Mortgage interest: −$16,245
• − Property taxes: −$5,240
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,245
• − Management: −$2,245
• − Depreciation: −$8,436
• Taxable loss: −$7,800
• Est. tax savings @ 24.0%: +$1,872
• After-tax cash flow: $-899/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 — Hartford

• Score: 76/100
• State rank: #58
• US rank: #3553

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hartford County · 754,208 people
• City population: 121,162
• 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

+205.3% since first listed

13 events — show timeline

• 2026-05-17 Price Changed $290,000 Smart MLS
• 2026-04-28 Price Changed $299,999 Smart MLS
• 2026-04-04 Listed $309,999 Smart MLS
• 2026-03-26 Coming Soon $309,999 Smart MLS
• 2011-09-21 Sold (MLS) $155,000 Smart MLS
• 2011-07-25 Listed $145,000 Smart MLS
• 2008-01-06 Listing Removed — Smart MLS
• 2007-08-03 Listed $199,900 Smart MLS
• 2004-04-01 Sold (Public Records) $169,900 Public Records
• 2004-03-31 Sold (MLS) $169,900 Smart MLS
• 2004-02-09 Listed $169,900 Smart MLS
• 1990-05-07 Sold (Public Records) $129,900 Public Records
• 1988-12-16 Sold (Public Records) $95,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $5,240 · -5.6% YoY. Source: county tax records.