34 Inverness Ln · Middletown, CT 06457

$299,609

4 bd · 2.0 ba · 1,328 sqft · SingleFamily public records · 27 Days on market

Built 1971 2,613 sqft lot Est $286k · at est. $42/mo HOA · 1% of rent

---

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 +22.6/30.0
• DSCR +7.2/10.0
• 1% rule +5.7/10.0
• ARV discount +5.3/15.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this inviting contemporary home in Middletown offering the perfect blend of comfort, style, and convenience. This well maintained 4 bedroom, 2 bath residence features 1,328 square feet of thoughtfully designed living space ideal for today's lifestyle. Step inside to discover an updated kitchen with modern finishes, providing a functional and attractive space for everyday living and entertaining. Both bathrooms have been tastefully updated, adding a fresh, move in ready feel throughout the home. The flexible floor plan offers four bedrooms, giving plenty of room for family, guests, or a home office. One of the home's most convenient features is the second floor laundry, making dai

Key facts

• Flexible floor plan
• Updated kitchen
• Convenient location

Tags

• UPDATED KITCHEN
• SECOND FLOOR LAUNDRY
• FLEXIBLE FLOOR PLAN
• CONVENIENT LOCATION

Property features AI

Finance

• Financial info: Property managed by a professional off-site management company
• HOA & community: Homeowners association with $500 annual fee; HOA covers grounds maintenance, property management, and insurance; Community amenities include basketball court, park, and playground/tot lot

Exterior

• Parking: Attached garage; Driveway parking; Two garage spaces (total 2 parking spaces)
• Utilities: Public water connected; Public sewer connected; Electric service for heat and hot water
• Home design: Single-family home
• Construction: Frame construction; Vinyl siding; Concrete foundation; Asphalt shingle roof; Gray exterior color
• Exterior features: Level lot; Paved driveway

Interior

• Kitchen: Oven/Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: Four bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric baseboard heat; 30-gallon electric hot water tank
• Interior features: Six total rooms; No basement
• Laundry & utility: Laundry on upper level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $509 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $295k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.7% in Middletown — 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 81/100 on livability (#17 in CT, #1,390 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, health & safety A+; Watch: commute F.
• Middletown School District (urban): math 24% / reading 44% proficiency, ranked #113 of 153 in CT (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Middletown High School (math 25% / reading 52%, grade F, #111 of 194 statewide, top 57%, 1,214 students, 49% FRL).
• Market conditions: Rents flat; 143 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 278 units permitted in Lower Connecticut River Valley Planning Region in 2024 (89 in 5+ unit buildings).
• At $3,209/mo this rent would consume 48% of the median local household income ($79k/yr) (locally 2196% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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 27 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 23y ago; this cycle's ask is 10997% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $54k; list at $300k implies a 455% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $295,114 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.27%
• DSCR: 1.32
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $285,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Inverness Sq	0.07mi	3/1.0 (-1)	1,328 (0%)	5mo	$245,000	$184	84
12 Inverness Ln	0.06mi	3/1.0 (-1)	1,328 (0%)	6mo	$195,609	$147	83
67 Braeburn Ln	0.13mi	3/1.0 (-1)	1,328 (0%)	5mo	$245,000	$184	81
4 Inverness Sq	0.09mi	4/1.0	1,328 (0%)	19mo	$220,000	$166	76
59 Fieldbrook Rd	0.23mi	3/1.0 (-1)	1,352 (+2%)	6mo	$390,000	$288	73
6 Stirling Ct	0.09mi	3/1.0 (-1)	1,370 (+3%)	11mo	$240,000	$175	72
833 East St	0.24mi	4/1.0	1,260 (-5%)	6mo	$353,000	$280	71
21 Afton Ter	0.24mi	3/1.0 (-1)	1,328 (0%)	13mo	$286,000	$215	69
3 Braeburn Ln	0.17mi	3/1.0 (-1)	1,209 (-9%)	1mo	$190,000	$157	67
72 Glendale Ave	0.26mi	3/1.0 (-1)	1,462 (+10%)	4mo	$321,700	$220	59
69 Glenwood Ter	0.36mi	3/2.0 (-1)	1,239 (-7%)	21mo	$370,000	$299	50
574 East St	0.64mi	3/2.5 (-1)	1,525 (+15%)	16mo	$405,000	$266	25

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 · 0.22% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.70×
• Total profit: $-24,870
• Equity at exit: $44,673

10-year hold

• IRR: -2.8%
• Equity multiple: 0.84×
• Total profit: $-13,757
• Equity at exit: $25,905

Cash invested: $83,891 (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 06457

• Rents YoY: 0.2%
• Active inventory: 143
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $3,209 medium
• Mortgage (P&I): −$1,571
• Tax from tax record: −$288 /mo · $3,459/yr
• Insurance: −$125
• HOA: −$42
• Vacancy / Maint / Mgmt: −$674
• Net cashflow: $509

Break-even live

Break-even rent $2,565

Max offer price $299,609

Occupancy floor 79%

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: $74,902
• Closing costs: $8,988
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
53 Braeburn Ln Middletown, CT	4.0	2.0	1580	$3,650	$2.31	19d	1	0.13mi
100 Town Rdg Middletown, CT	1.0–3.0	1.0–2.0	1017	$2,878	$2.83	1d	16	0.21mi
5 Town Colony Dr Middletown, CT	1.0–3.0	1.0–2.0	1135	$2,964	$2.61	1d	15	0.37mi
5 Midway Dr #5 Cromwell, CT	3.0	1.5	1744	$2,500	$1.43	43d	1	1.45mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 38 events

1. 2026-06-18
   days on market $299,609 Active 27 DOM
2. 2026-06-17
   days on market $299,609 Active 26 DOM
3. 2026-06-16
   days on market $299,609 Active 25 DOM
4. 2026-06-15
   days on market $299,609 Active 24 DOM
5. 2026-06-13
   days on market $299,609 Active 22 DOM
6. 2026-06-13
   days on market $299,609 Active 21 DOM
7. 2026-06-10
   days on market $299,609 Active 19 DOM
8. 2026-06-09
   days on market $299,609 Active 18 DOM
9. 2026-06-08
   days on market $299,609 Active 17 DOM
10. 2026-06-07
    days on market $299,609 Active 16 DOM
11. 2026-06-03
    days on market $299,609 Active 12 DOM
12. 2026-06-02
    days on market $299,609 Active 11 DOM
13. 2026-06-01
    days on market $299,609 Active 10 DOM
14. 2026-05-31
    days on market $299,609 Active 9 DOM
15. 2026-05-28
    status Active
16. 2026-03-17
    historical $2,700
17. 2026-03-17
    historical
18. 2026-03-13
    listed $2,700
19. 2026-03-11
    listed $299,609 Active
20. 2021-12-06
    historical
21. 2021-10-14
    price $199,609
22. 2021-09-05
    listed $224,609 Active
23. 2020-04-28
    historical
24. 2020-04-10
    listed $164,609 Active
25. 2016-04-29
    historical
26. 2016-02-04
    listed $150,000
27. 2015-07-02
    historical
28. 2015-05-04
    listed $154,900
29. 2012-08-06
    historical
30. 2012-02-06
    listed $159,900
31. 2011-11-08
    soldstatus $54,000
32. 2011-11-01
    soldstatus $54,000
33. 2011-06-08
    listed $69,900
34. 2010-04-27
    historical
35. 2009-07-28
    listed $124,900
36. 2003-09-05
    soldstatus $105,000
37. 2003-09-04
    soldstatus $105,000
38. 2003-05-06
    listed $112,000

ⓘ 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: $3,459 · $288/mo
• Projected year-2 tax: $4,935 · $411/mo
• Expected delta: +$1,476/yr (+$123/mo · 42.7%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 15 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: $38,504
• − Mortgage interest: −$16,783
• − Property taxes: −$3,459
• − Insurance: −$1,498
• − Repairs & maintenance: −$3,080
• − Management: −$3,080
• − HOA: −$504
• − Depreciation: −$8,716
• Taxable income: $1,383
• Est. tax owed @ 24.0%: −$332
• After-tax cash flow: $5,771/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: Middletown School District
• NCES district ID: 0902490
• Math proficiency: 24% ▼ -15.00%
• Reading proficiency: 44% ▼ -8.00%
• Median HH income: $60,733
• Composite: 30.47/100
• National rank: #6224
• State rank: #113 of 153 in CT

Livability — Middletown

• Score: 81/100
• State rank: #17
• US rank: #1390

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Middletown, CT
• County: Middlesex County · 63,941 people
• City population: 46,720
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 46,720
• Household income: $79,463
• Rent vs Own: 47.1% rent · 52.9% own
• Severe rent burden: 2196.0

Population outlook (Lower Connecticut River Valley County) Hauer SSP2

• By 2040: 188,651

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 13% Hispanic / Latino 12% Two or more races 9% Asian 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7%
• Common ancestry: Romanian 9% Lithuanian 5% Slovak 2%
• Foreign-born: 12% · Canada, China
• Languages at home: 82% English-only · Spanish 6% Other Indo-European 4% Russian/Polish/Slavic 2%

Political lean MEDSL · Lower Connecticut River Valley

• 2024 margin: D (+13.4) · D 55.9% · R 42.4% · Other 1.7%
• All cycles: 2024: D+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -470.20%
• Current HPI: 255.1597
• Rent YoY: ▲ 0.22%
• 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

-97.6% since first listed

24 events — show timeline

• 2026-05-28 Relisted — Smart MLS
• 2026-03-17 Rental Removed $2,700 SMARTMLS
• 2026-03-17 Listing Removed — Smart MLS
• 2026-03-13 Listed for Rent $2,700 SMARTMLS
• 2026-03-11 Listed $299,609 Smart MLS
• 2021-12-06 Listing Removed — Smart MLS
• 2021-10-14 Price Changed $199,609 Smart MLS
• 2021-09-05 Listed $224,609 Smart MLS
• 2020-04-28 Listing Removed — Smart MLS
• 2020-04-10 Listed $164,609 Smart MLS
• 2016-04-29 Listing Removed — Smart MLS
• 2016-02-04 Listed $150,000 Smart MLS
• 2015-07-02 Listing Removed — Smart MLS
• 2015-05-04 Listed $154,900 Smart MLS
• 2012-08-06 Listing Removed — Smart MLS
• 2012-02-06 Listed $159,900 Smart MLS
• 2011-11-08 Sold (Public Records) $54,000 Public Records
• 2011-11-01 Sold (MLS) $54,000 Smart MLS
• 2011-06-08 Listed $69,900 Smart MLS
• 2010-04-27 Listing Removed — Smart MLS
• 2009-07-28 Listed $124,900 Smart MLS
• 2003-09-05 Sold (Public Records) $105,000 Public Records
• 2003-09-04 Sold (MLS) $105,000 Smart MLS
• 2003-05-06 Listed $112,000 Smart MLS

Property tax history

+1.9%/yr

Latest (2022): $3,459 · +0.2% YoY. Source: county tax records.