7 Sutton Pl #7 · Blue Hills, CT 06002

$179,900

2 bd · 1.5 ba · 1,344 sqft · Condo · 9 Days on market

Built 1972 Fair condition $525/mo HOA · 21% of rent

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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).

• Cash flow +18.3/30.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This beautiful 2 bedroom condo is perfectly located and move in ready! Freshly painted walls all throughout the first and second floor, along with granite counter-tops and hardwood flooring. Open concept living room and dining room with a bar to the kitchen. Sliding glass door opens up to your private back porch perfect for summer days. Heat and hot water included in HOA fees along with snow removal, garbage pickup and landscaping. The garden in the front of the house is all yours so you can plant your favorite flowers. Plenty of closet space with floor to ceiling mirror closet in the master bedroom. Extra storage available in complex.

Key facts

• $525 HOA
• Built 1972
• Listed 9 days

Property features AI

Finance

• Other: Pets allowed (ask about pets); Nearby amenities: basketball court, golf course, health club, library, medical facilities, park, public recreation facilities, shopping/mall
• HOA & community: Monthly HOA fee; HOA covers grounds maintenance, trash pickup, snow removal, heat, hot water, property management, pest control, road maintenance and insurance; Association amenities include guest parking

Exterior

• Parking: Guest parking available through association
• Utilities: Public water; Public sewer; Natural gas hot water
• Home design: Condominium unit; 2 levels; Part of Beaman Brook complex
• Construction: Frame construction
• Exterior features: Vinyl siding; Patio; Sidewalks; Gutters; Exterior lighting

Interior

• Kitchen: Oven/Range; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms (unit has 2 levels)
• Bathrooms: 1 full bathroom; 2 half bathrooms
• Heating & cooling: Hot water heating (natural gas); Wall unit cooling
• Interior features: Cable available and pre-wired; Attic with hatch access; No basement
• Laundry & utility: Washer and Dryer in unit

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $180k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $166 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).

Location & tenants

• Location reads 81/100 on livability (#14 in CT, #1,343 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, housing A+; Watch: amenities F.
• Bloomfield School District (suburban): math 16% / reading 30% proficiency, ranked #137 of 153 in CT (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Bloomfield High School (math 17% / reading 47%, grade F, #129 of 194 statewide, top 69%, 525 students, 58% FRL).
• Market conditions: Rents rising (+3.1%/yr); 64 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 86% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 20y ago; this cycle's ask is 70% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $95k; list at $180k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.

Recommended offer $179,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.36% ✓
• Cap rate: 7.40%
• Cash-on-cash: 3.94%
• DSCR: 1.18
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.11% rent growth · sell at horizon

5-year hold

• IRR: -9.7%
• Equity multiple: 0.64×
• Total profit: $-17,975
• Equity at exit: $26,824

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $503
• Equity at exit: $15,554

Cash invested: $50,372 (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 06002

• Rents YoY: 3.1%
• Active inventory: 64
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,448 high
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$525
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $166

Break-even live

Break-even rent $2,238

Max offer price $179,900

Occupancy floor 88%

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Camelot Dr #4 Bloomfield, CT	2.0	1.5	1100	$1,975	$1.80	43d	1	0.54mi
1 Camelot Dr #2 Bloomfield, CT	2.0	1.5	1088	$2,500	$2.30	43d	1	0.62mi
14 Revere Dr Bloomfield, CT	2.0	1.0	980	$2,088	$2.13	43d	1	0.79mi
22 Wedgewood Dr Bloomfield, CT	2.0	1.5	1113	$2,100	$1.89	43d	1	1.03mi
14 Wedgewood Dr Bloomfield, CT	3.0	1.5	1331	$2,600	$1.95	43d	1	1.05mi
65 Jolley Dr Bloomfield, CT	1.0–3.0	1.0–2.0	1054	$3,312	$3.14	43d	16	1.09mi
42 Alderwood Dr West Hartford, CT	3.0	1.5	1470	$3,300	$2.24	11d	1	1.44mi

HOA detail condo

• Monthly dues: $525 · $6,300/yr
• Likely covers: watertrashlandscapingsnow removal
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-15
   status $179,900 Under Contract 9 DOM
2. 2026-06-13
   days on market $179,900 Active 9 DOM
3. 2026-06-10
   days on market $179,900 Active 6 DOM
4. 2026-06-09
   days on market $179,900 Active 5 DOM
5. 2026-06-08
   days on market $179,900 Active 4 DOM
6. 2026-06-07
   days on market $179,900 Active 3 DOM
7. 2026-06-05
   statusdays on market $179,900 Active 1 DOM
8. 2026-06-03
   days on market $179,900 Coming Soon 5 DOM
9. 2026-06-02
   days on market $179,900 Coming Soon 4 DOM
10. 2026-06-01
    days on market $179,900 Coming Soon 3 DOM
11. 2026-05-31
    days on market $179,900 Coming Soon 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $29,375
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$2,350
• − Management: −$2,350
• − HOA: −$6,300
• − Depreciation: −$5,233
• Taxable loss: −$534
• Est. tax savings @ 24.0%: +$128
• After-tax cash flow: $2,115/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This townhouse requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen and bathrooms, as well as some exterior maintenance.

Repairs flagged

• Minor kitchen cabinets — dated and could be replaced
• Minor kitchen flooring — tile could be replaced
• Minor bathroom fixtures — standard fixtures could be upgraded

Value-add opportunities

• Both new kitchen cabinets and flooring — enhances aesthetics and functionality
• Both new bathroom fixtures — improves functionality and appeal
• Both landscaping and curb appeal — enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and could be replaced	Minor	$500–3,000
kitchen flooring · tile could be replaced	Minor	$500–3,000
bathroom fixtures · standard fixtures could be upgraded	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both new kitchen cabinets and flooring — enhances aesthetics and functionality ↑
• Both new bathroom fixtures — improves functionality and appeal ↑
• Both landscaping and curb appeal — enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Bloomfield School District
• NCES district ID: 0900330
• Math proficiency: 16% ▼ -13.00%
• Reading proficiency: 30% ▼ -12.00%
• Median HH income: $71,180
• Composite: 22.37/100
• National rank: #8120
• State rank: #137 of 153 in CT

Livability — Blue Hills

• Score: 81/100
• State rank: #14
• US rank: #1343

Category grades

Amenities F Commute A+ Cost of living A Crime A+ Employment C+ 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
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 21,865
• Household income: $98,162
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 692.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 54% White 30% Hispanic / Latino 8% Two or more races 6% Asian 4%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 2% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 82% English-only · Spanish 6% Other Indo-European 2% French/Haitian/Cajun 2%

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: ▼ -175.76%
• Current HPI: 198.4604
• Rent YoY: ▲ 3.11%
• 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

+44.0% since first listed

12 events — show timeline

• 2026-05-30 Coming Soon $179,900 Smart MLS
• 2020-10-30 Sold (MLS) $95,000 Smart MLS
• 2020-09-10 Contingent — Smart MLS
• 2020-09-05 Relisted — Smart MLS
• 2020-06-23 Contingent — Smart MLS
• 2020-06-18 Listed $105,900 Smart MLS
• 2014-12-10 Sold (MLS) $92,500 Smart MLS
• 2014-08-28 Listed $94,900 Smart MLS
• 2014-06-09 Sold (MLS) $58,000 Smart MLS
• 2013-12-12 Listed $58,800 Smart MLS
• 2006-05-31 Sold (MLS) $117,000 Smart MLS
• 2006-01-16 Listed $124,900 Smart MLS