392 Boston Neck Rd · Suffield, CT 06078

$399,900

4 bd · 2.5 ba · 2,444 sqft · SingleFamily public records · 99 Days on market

Built 1755 1.32 ac lot $164/sqft · 38% below area Est $642k · 38% 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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• Schools +5.4/10.0
• DSCR +4.5/10.0
• 1% rule +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Built in 1755, this interesting antique four-bedroom home offers classic country charm and the warmth of a place meant to be lived in and loved. Thoughtful and recent updates including new triple-pane windows, a Buderus boiler with four heating zones, and a French drain system in the basement, along with central air, provide comfort and peace of mind for everyday living. The home is ready to welcome its new owners, with space to settle in now and gradually add personal touches over time. A standout feature on the property is a 24' x 36' metal-sided three-bay garage with two overhead doors, a rear sliding door, full insulation, 220-volt service, and an 18' x 16' loft with steel stairs-ideal for car enthusiast, storage, hobbies, or a home workshop. Enjoy 1.32 acres of usable space surrounding the home for maybe a garden or play. Come take a look and see how this home can fit your lifestyle!

Key facts

• 1.32 acre lot
• 2 garage spots
• Built 1755

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $115 ($1k/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 $375k (6.2% below list).
• Recommended offer: $364k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Suffield School District (rural): math 51% / reading 65% proficiency, ranked #47 of 153 in CT (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Market conditions: 43 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($364k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1755 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $363,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1755 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.94% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.23%
• DSCR: 1.05
• GRM: 8.9

CMA / ARV

• ARV (median comp): $641,811
• List price: $399,900
• Delta: -37.69%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
55 Hydrangea Ln	0.36mi	4/2.5	2,652 (+8%)	10mo	$651,000	$245	61
6 Dylan Dr	0.72mi	4/2.5	2,504 (+2%)	11mo	$625,000	$250	53
53 Wisteria Ln #53	0.42mi	4/2.5	2,790 (+14%)	16mo	$809,773	$290	43
45 Susan Dr	0.51mi	3/2.5 (-1)	2,591 (+6%)	24mo	$453,000	$175	41
5 Limric Ln	0.57mi	4/2.5	2,794 (+14%)	21mo	$644,000	$230	32
20 Dylan Dr	0.59mi	3/2.5 (-1)	2,128 (-13%)	21mo	$611,000	$287	28
27 Dylan Dr #30	0.70mi	4/2.5	2,790 (+14%)	20mo	$693,040	$248	27

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-57,368
• Equity at exit: $59,626

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-40,084
• Equity at exit: $34,576

Cash invested: $111,972 (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 06078

• Home prices YoY: -15.0%
• Active inventory: 43
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $3,750 medium
• Mortgage (P&I): −$2,097
• Tax from tax record: −$584 /mo · $7,005/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$788
• Net cashflow: $115

Break-even live

Break-even rent $3,604

Max offer price $399,900

Occupancy floor 92%

Sensitivity live

Price	-10% $341	-5% $228	+0% $115	+5% $2	+10% $-111
Rent	-10% $-181	-5% $-33	+0% $115	+5% $263	+10% $411
Rate	-1.0pp $316	-0.5pp $217	base $115	+0.5pp $11	+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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
380 N Main St Suffield, CT	3.0	2.0	2304	$3,750	$1.63	44d	1	1.50mi

Listing history 17 events

1. 2026-06-18
   days on market $399,900 Active 99 DOM
2. 2026-06-17
   days on market $399,900 Active 98 DOM
3. 2026-06-16
   days on market $399,900 Active 97 DOM
4. 2026-06-15
   days on market $399,900 Active 96 DOM
5. 2026-06-13
   days on market $399,900 Active 94 DOM
6. 2026-06-13
   days on market $399,900 Active 93 DOM
7. 2026-06-10
   days on market $399,900 Active 91 DOM
8. 2026-06-09
   days on market $399,900 Active 90 DOM
9. 2026-06-08
   days on market $399,900 Active 89 DOM
10. 2026-06-07
    days on market $399,900 Active 88 DOM
11. 2026-06-05
    days on market $399,900 Active 85 DOM
12. 2026-06-03
    days on market $399,900 Active 84 DOM
13. 2026-06-02
    days on market $399,900 Active 83 DOM
14. 2026-06-01
    days on market $399,900 Active 82 DOM
15. 2026-05-31
    days on market $399,900 Active 81 DOM
16. 2026-03-12
    listed $439,900 Active 901-char remark

    Show marketing remark (901 chars)

    Built in 1755, this interesting antique four-bedroom home offers classic country charm and the warmth of a place meant to be lived in and loved. Thoughtful and recent updates including new triple-pane windows, a Buderus boiler with four heating zones, and a French drain system in the basement, along with central air, provide comfort and peace of mind for everyday living. The home is ready to welcome its new owners, with space to settle in now and gradually add personal touches over time. A standout feature on the property is a 24' x 36' metal-sided three-bay garage with two overhead doors, a rear sliding door, full insulation, 220-volt service, and an 18' x 16' loft with steel stairs-ideal for car enthusiast, storage, hobbies, or a home workshop. Enjoy 1.32 acres of usable space surrounding the home for maybe a garden or play. Come take a look and see how this home can fit your lifestyle!

17. 2026-03-10
    historical $439,900 901-char remark

    Show marketing remark (901 chars)

    Built in 1755, this interesting antique four-bedroom home offers classic country charm and the warmth of a place meant to be lived in and loved. Thoughtful and recent updates including new triple-pane windows, a Buderus boiler with four heating zones, and a French drain system in the basement, along with central air, provide comfort and peace of mind for everyday living. The home is ready to welcome its new owners, with space to settle in now and gradually add personal touches over time. A standout feature on the property is a 24' x 36' metal-sided three-bay garage with two overhead doors, a rear sliding door, full insulation, 220-volt service, and an 18' x 16' loft with steel stairs-ideal for car enthusiast, storage, hobbies, or a home workshop. Enjoy 1.32 acres of usable space surrounding the home for maybe a garden or play. Come take a look and see how this home can fit your lifestyle!

ⓘ 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: $7,005 · $584/mo
• Projected year-2 tax: $7,781 · $648/mo
• Expected delta: +$776/yr (+$65/mo · 11.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°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: $45,000
• − Mortgage interest: −$22,401
• − Property taxes: −$7,005
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,600
• − Management: −$3,600
• − Depreciation: −$11,633
• Taxable loss: −$5,239
• Est. tax savings @ 24.0%: +$1,257
• After-tax cash flow: $2,637/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: Suffield School District
• NCES district ID: 0904470
• Math proficiency: 51% ▼ -7.00%
• Reading proficiency: 65% ▼ -5.00%
• Median HH income: $95,060
• Composite: 53.68/100
• National rank: #1427
• State rank: #47 of 153 in CT

Livability — Suffield

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 10,751

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 8% Two or more races 4% Black 4% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2%
• Common ancestry: Romanian 12% Lithuanian 4% Slovak 2%
• Foreign-born: 6% · Canada, Vietnam, Jamaica
• Languages at home: 89% English-only · Spanish 4% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -46.22%
• Current HPI: 262.128
• Rent YoY: —
• Metro: —
• 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

+0.0% since first listed

2 events — show timeline

• 2026-03-12 Listed $439,900 Smart MLS
• 2026-03-10 Coming Soon $439,900 Smart MLS

Property tax history

+1.4%/yr

Latest (2025): $7,005 · +3.4% YoY. Source: county tax records.