178 Center St · Hartland, CT 06091

$545,000

3 bd · 2.0 ba · 2,364 sqft · SingleFamily public records · 70 Days on market

Built 1820 1.40 ac lot Est $548k · at est.

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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).

• Cash flow +8.9/30.0
• Appreciation +8.1/10.0
• ARV discount +7.8/15.0
• Schools +6.0/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0

Listing remarks MLS

Stunning Antique Colonial home with established trees and plantings for privacy built c 1820 and lovingly restored by current owner. This beauty features three bedrooms and two full bathrooms. Main Floor features an eat-in in kitchen subway tile, stainless appliances, hardwood floors, exposed beams, fireplace insert, farm sink and so much charm! Spacious formal dining room with hardwood floors and French doors lead into the manicured backyard, living room has custom built ins to include a pocketdoor and another fireplace and the full bath includes laundry. Upper level features three bedrooms and another full bath and radiant heating. Recent updates include roof and copper flashing with a lifetime warranty that transfers to buyers, furnace, exterior of home fully painted. Incredible wrap around front porch, stonewalls and 12 over 12 windows. Hartland is a blue ribbon elementary school and has a voucher program for Highschool where Hartland students can attend any Highschool they desire. Hartland also has some of the most fabulous hiking trails with water falls and wildlife; it isn't uncommon to see Moose here. 30 minutes to Bradley International Airport and 2 hours 30 minutes to NYC.

Key facts

• 1.4 acre lot
• Built 1820
• Listed 69 days

Property features AI

Exterior

• Utilities: Private well water; Cesspool sewage; Oil tank located in basement
• Home design: Single-family home
• Construction: Frame construction; Clapboard siding; Stone foundation; Asphalt shingle roof; Built prior to or around public records (year not provided)
• Exterior features: Porch; Wrap-around deck; Patio; Level lot; Beach rights and access

Interior

• Kitchen: Gas range; Microwave; Refrigerator; Dishwasher
• Bedrooms: Three bedrooms (one or more on main level)
• Bathrooms: Two full bathrooms
• Heating & cooling: Oil-fired baseboard heat; Window air conditioning units; Domestic hot water
• Interior features: Six total rooms; Two fireplaces; Full basement with hatchway access; Has attic with hatch access
• Laundry & utility: Laundry on main level; Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $545k.

Deal economics

• At list price, monthly cash flow is $-442 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $467k (14.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $399k (26.7% below list).
• Recommended offer: $399k (26.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Hartland School District (rural): math 55% / reading 75% proficiency, ranked #69 of 192 in CT (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 6% free/reduced lunch — higher-income household profile.
• Market conditions: 3 active listings in the ZIP; 154 units permitted in Northwest Hills Planning Region in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $38k of equity ($4k loan paydown + $34k appreciation (6.2% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($512k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $50k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $446k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1820 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $399,235 (26.7% 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 70 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1820 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 0.73% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.48%
• DSCR: 0.85
• GRM: 11.4

CMA / ARV

• ARV (on-the-fly): $548,448
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
280 Center St	0.45mi	4/2.5 (+1)	2,582 (+9%)	7mo	$600,000	$232	51

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

6.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.0%
• Equity multiple: 1.89×
• Total profit: $135,648
• Equity at exit: $349,536

10-year hold

• IRR: 13.6%
• Equity multiple: 3.75×
• Total profit: $419,313
• Equity at exit: $639,932

Cash invested: $152,600 (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 06091

• Home prices YoY: 2.5%
• Active inventory: 3
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $3,992 medium
• Mortgage (P&I): −$2,858
• Tax from tax record: −$511 /mo · $6,134/yr
• Insurance: −$227
• HOA: −$0
• Vacancy / Maint / Mgmt: −$838
• Net cashflow: $-442

Break-even live

Break-even rent $4,552

Max offer price $466,860

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: $136,250
• Closing costs: $16,350
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-18
   days on market $545,000 Active 70 DOM
2. 2026-06-17
   days on market $545,000 Active 69 DOM
3. 2026-06-16
   days on market $545,000 Active 68 DOM
4. 2026-06-15
   days on market $545,000 Active 67 DOM
5. 2026-06-13
   days on market $545,000 Active 65 DOM
6. 2026-06-12
   days on market $545,000 Active 64 DOM
7. 2026-06-09
   days on market $545,000 Active 61 DOM
8. 2026-06-08
   days on market $545,000 Active 60 DOM
9. 2026-06-07
   days on market $545,000 Active 59 DOM
10. 2026-06-05
    days on market $545,000 Active 57 DOM
11. 2026-06-04
    days on market $545,000 Active 55 DOM
12. 2026-06-02
    days on market $545,000 Active 54 DOM
13. 2026-06-01
    days on market $545,000 Active 53 DOM
14. 2026-05-31
    days on market $545,000 Active 52 DOM
15. 2026-05-31
    days on market $545,000 Active 51 DOM
16. 2026-05-21
    price $545,000
17. 2026-04-10
    listed $595,000 Active
18. 2026-04-07
    historical $595,000
19. 2021-08-02
    soldstatus $446,000
20. 2021-07-20
    soldstatus $446,000 Closed 1201-char remark

    Show marketing remark (1201 chars)

    Stunning Antique Colonial home with established trees and plantings for privacy built c 1820 and lovingly restored by current owner. This beauty features three bedrooms and two full bathrooms. Main Floor features an eat-in in kitchen subway tile, stainless appliances, hardwood floors, exposed beams, fireplace insert, farm sink and so much charm! Spacious formal dining room with hardwood floors and French doors lead into the manicured backyard, living room has custom built ins to include a pocketdoor and another fireplace and the full bath includes laundry. Upper level features three bedrooms and another full bath and radiant heating. Recent updates include roof and copper flashing with a lifetime warranty that transfers to buyers, furnace, exterior of home fully painted. Incredible wrap around front porch, stonewalls and 12 over 12 windows. Hartland is a blue ribbon elementary school and has a voucher program for Highschool where Hartland students can attend any Highschool they desire. Hartland also has some of the most fabulous hiking trails with water falls and wildlife; it isn't uncommon to see Moose here. 30 minutes to Bradley International Airport and 2 hours 30 minutes to NYC.

21. 2021-06-08
    historical Under Contract - Continue to Show 1201-char remark

    Show marketing remark (1201 chars)

    Stunning Antique Colonial home with established trees and plantings for privacy built c 1820 and lovingly restored by current owner. This beauty features three bedrooms and two full bathrooms. Main Floor features an eat-in in kitchen subway tile, stainless appliances, hardwood floors, exposed beams, fireplace insert, farm sink and so much charm! Spacious formal dining room with hardwood floors and French doors lead into the manicured backyard, living room has custom built ins to include a pocketdoor and another fireplace and the full bath includes laundry. Upper level features three bedrooms and another full bath and radiant heating. Recent updates include roof and copper flashing with a lifetime warranty that transfers to buyers, furnace, exterior of home fully painted. Incredible wrap around front porch, stonewalls and 12 over 12 windows. Hartland is a blue ribbon elementary school and has a voucher program for Highschool where Hartland students can attend any Highschool they desire. Hartland also has some of the most fabulous hiking trails with water falls and wildlife; it isn't uncommon to see Moose here. 30 minutes to Bradley International Airport and 2 hours 30 minutes to NYC.

22. 2021-06-02
    listed $429,900 Active 1201-char remark

    Show marketing remark (1201 chars)

    Stunning Antique Colonial home with established trees and plantings for privacy built c 1820 and lovingly restored by current owner. This beauty features three bedrooms and two full bathrooms. Main Floor features an eat-in in kitchen subway tile, stainless appliances, hardwood floors, exposed beams, fireplace insert, farm sink and so much charm! Spacious formal dining room with hardwood floors and French doors lead into the manicured backyard, living room has custom built ins to include a pocketdoor and another fireplace and the full bath includes laundry. Upper level features three bedrooms and another full bath and radiant heating. Recent updates include roof and copper flashing with a lifetime warranty that transfers to buyers, furnace, exterior of home fully painted. Incredible wrap around front porch, stonewalls and 12 over 12 windows. Hartland is a blue ribbon elementary school and has a voucher program for Highschool where Hartland students can attend any Highschool they desire. Hartland also has some of the most fabulous hiking trails with water falls and wildlife; it isn't uncommon to see Moose here. 30 minutes to Bradley International Airport and 2 hours 30 minutes to NYC.

23. 2021-05-26
    historical $429,900 1201-char remark

    Show marketing remark (1201 chars)

    Stunning Antique Colonial home with established trees and plantings for privacy built c 1820 and lovingly restored by current owner. This beauty features three bedrooms and two full bathrooms. Main Floor features an eat-in in kitchen subway tile, stainless appliances, hardwood floors, exposed beams, fireplace insert, farm sink and so much charm! Spacious formal dining room with hardwood floors and French doors lead into the manicured backyard, living room has custom built ins to include a pocketdoor and another fireplace and the full bath includes laundry. Upper level features three bedrooms and another full bath and radiant heating. Recent updates include roof and copper flashing with a lifetime warranty that transfers to buyers, furnace, exterior of home fully painted. Incredible wrap around front porch, stonewalls and 12 over 12 windows. Hartland is a blue ribbon elementary school and has a voucher program for Highschool where Hartland students can attend any Highschool they desire. Hartland also has some of the most fabulous hiking trails with water falls and wildlife; it isn't uncommon to see Moose here. 30 minutes to Bradley International Airport and 2 hours 30 minutes to NYC.

24. 2003-10-08
    soldstatus $280,100

ⓘ 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: $6,134 · $511/mo
• Projected year-2 tax: $8,898 · $742/mo
• Expected delta: +$2,764/yr (+$230/mo · 45.1%)

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

Taxation est. · year 1

• Rental income: $47,908
• − Mortgage interest: −$30,528
• − Property taxes: −$6,134
• − Insurance: −$2,725
• − Repairs & maintenance: −$3,833
• − Management: −$3,833
• − Depreciation: −$15,855
• Taxable loss: −$14,999
• Est. tax savings @ 24.0%: +$3,600
• After-tax cash flow: $-1,708/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: Hartland School District
• NCES district ID: 0901950
• Math proficiency: 55% ▲ 5.00%
• Reading proficiency: 75% ▲ 5.00%
• Median HH income: $88,705
• Composite: 60.28/100
• National rank: #1738
• State rank: #69 of 192 in CT

Livability — Hartland

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

Census & demographics

• Population (ZIP): 176

Population outlook (Northwest Hills County) Hauer SSP2

• By 2040: 118,998

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Two or more races 19%
• Common ancestry: Romanian 15% Lithuanian 4% Serbian 2%
• Languages at home: 97% English-only · Spanish 3%

Political lean MEDSL · Northwest Hills

• 2024 margin: Toss-up / Even · D 48.6% · R 49.9% · Other 1.6%
• All cycles: 2024: R+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.20%
• Current HPI: 257.6763
• 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

+94.6% since first listed

9 events — show timeline

• 2026-05-21 Price Changed $545,000 Smart MLS
• 2026-04-10 Listed $595,000 Smart MLS
• 2026-04-07 Coming Soon $595,000 Smart MLS
• 2021-08-02 Sold (Public Records) $446,000 Public Records
• 2021-07-20 Sold (MLS) $446,000 Smart MLS
• 2021-06-08 Contingent — Smart MLS
• 2021-06-02 Listed $429,900 Smart MLS
• 2021-05-26 Coming Soon $429,900 Smart MLS
• 2003-10-08 Sold (Public Records) $280,100 Public Records

Property tax history

+1.9%/yr

Latest (2025): $6,134 · +5.0% YoY. Source: county tax records.