None · Norwich, CT 06360

$169,900

3 bd · 2.0 ba · 1,267 sqft · SingleFamily public records · 11 Days on market

Built 1880 0.34 ac lot Est $241k · 29% 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).

• Cash flow +22.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +6.7/10.0
• Rent growth +4.2/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rustic charm is what this home is all about. As soon as you approach this adorable home you'll notice the historic details from the front door to the windows pulling you in with its enticing character. Sunset will be your favorite time of day to be resting on the front porch watching the light drift away across the town below. Coming into the home you will notice the large, inviting entry way leading you into the bright and sunny living room complete with wood burning stove. In the dining room is where you can find more rustic details such as the original wide plank flooring and unique hanging light. The kitchen will make you feel right at home with enough space to prepare a feast! Heading up the stairs, more of the original wide plank floors can be found bringing you into a very spacious master bedroom with a walk-in closet. An extra bedroom of great size connects to the smaller third bedroom which would find great use as an office or bonus room. Full and updated bathrooms on both the upstairs and main level add the perfect touch of convenience as well as the mass amount of storage in the basement with an easy walkout to the large paved driveway. Newer mechanicals and roof! Don't wait another second before setting up your showing today and "Prepare to be SOLD!".

Key facts

• Major routes
• Shopping
• Outdoor space

Tags

• CLASSIC COLONIAL LAYOUT
• FUNCTIONAL LIVING SPACE
• OUTDOOR SPACE
• LOCAL AMENITIES
• SHOPPING
• MAJOR ROUTES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $284 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Cap rate 8.3% vs local median 4.0% in Norwich — 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 (#18 in CT, #1,391 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, commute A-; Watch: schools D+.
• Norwich School District (urban): math 19% / reading 29% proficiency, ranked #139 of 153 in CT (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.6%/yr); 241 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 487 units permitted in Southeastern Connecticut Planning Region in 2024 (244 in 5+ unit buildings).
• This rent runs 36% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• At projected returns (-3.0% appreciation + 6.6% rent growth), your $48k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 23y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $138k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $169,900

Questions for the listing agent

1. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.17% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.17%
• DSCR: 1.32
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $240,730
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33 Division St	0.42mi	3/1.5	1,267 (0%)	3mo	$215,000	$170	76
12 Yantic St	0.24mi	2/1.0 (-1)	1,282 (+1%)	7mo	$244,000	$190	72
34 Buckingham Ave	0.10mi	3/1.0	1,123 (-11%)	3mo	$319,000	$284	70
9 Reynolds St	0.40mi	3/1.0	1,254 (-1%)	8mo	$165,000	$132	69
28 Baltic St	0.54mi	3/1.0	1,350 (+7%)	2mo	$232,000	$172	58
48 Lake St	0.41mi	4/1.0 (+1)	1,190 (-6%)	5mo	$65,000	$55	58
72 School St	0.27mi	3/2.0	1,440 (+14%)	9mo	$250,000	$174	57
7 Swan Ave	0.73mi	4/1.5 (+1)	1,235 (-2%)	1mo	$260,000	$211	54
11 Arnold St	0.46mi	3/2.0	1,413 (+12%)	7mo	$220,000	$156	53
17 Grosvenor Pl	0.61mi	3/1.0	1,332 (+5%)	7mo	$310,000	$233	53
76 Beech Dr	0.72mi	3/1.0	1,386 (+9%)	6mo	$265,000	$191	41
29 E Cliff St	0.57mi	3/2.5	1,428 (+13%)	12mo	$320,000	$224	40

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 · 6.62% rent growth · sell at horizon

5-year hold

• IRR: -1.0%
• Equity multiple: 0.96×
• Total profit: $-1,817
• Equity at exit: $25,333

10-year hold

• IRR: 12.4%
• Equity multiple: 2.16×
• Total profit: $55,300
• Equity at exit: $14,690

Cash invested: $47,572 (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 06360

• Home prices YoY: -19.9%
• Rents YoY: 6.6%
• Active inventory: 241
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $1,987 high
• Mortgage (P&I): −$891
• Tax from tax record: −$323 /mo · $3,881/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$417
• Net cashflow: $284

Break-even live

Break-even rent $1,627

Max offer price $169,900

Occupancy floor 81%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14-16 Slater Ave Unit 14 Norwich, CT	3.0	1.0	1200	$2,000	$1.67	43d	1	0.08mi
51 Broad St Norwich, CT	3.0	1.0	1200	$1,850	$1.54	21d	1	0.21mi
154 Washington St Unit 11 Norwich, CT	2.0	1.0	1100	$1,750	$1.59	43d	1	0.25mi
25 Boswell Ave Unit 2 Norwich, CT	3.0	1.0	900	$1,900	$2.11	13d	1	0.36mi
51-53 Cliff St Norwich, CT	4.0	1.0	1598	$2,100	$1.31	21d	1	0.53mi
10 Hillcrest St Unit B Norwich, CT	3.0	3.0	1507	$2,300	$1.53	43d	1	0.65mi
138 Laurel Hill Ave Unit 2 Norwich, CT	2.0	1.0	1200	$1,690	$1.41	13d	1	0.81mi
229 Boswell Ave Unit 6 Norwich, CT	3.0	2.5	1547	$2,350	$1.52	13d	1	0.82mi
73 Peck St Unit 2 Norwich, CT	2.0	1.5	900	$1,475	$1.64	21d	1	0.94mi
43 Dunham St Norwich, CT	2.0	1.0	1105	$1,900	$1.72	44d	1	1.23mi
103 Thermos Ave Unit 23A Norwich, CT	2.0	1.0	1326	$1,295	$0.98	21d	1	1.31mi
68 Thermos Ave Unit 212B Norwich, CT	2.0	2.0	1171	$2,300	$1.96	43d	1	1.31mi
204 Thermos Ave Norwich, CT	2.0	2.0	1171	$1,997	$1.71	13d	1	1.31mi
70 Sandy Ln Norwich, CT	1.0–3.0	1.0–1.5	900	$1,425	$1.58	1d	6	1.49mi

Listing history 25 events

1. 2026-02-16
   status Under Contract
2. 2026-02-06
   status Active
3. 2026-02-06
   status Under Contract
4. 2026-02-05
   listed $169,900 Active
5. 2020-04-30
   status Under Contract 1293-char remark

   Show marketing remark (1293 chars)

   Rustic charm is what this home is all about. As soon as you approach this adorable home you'll notice the historic details from the front door to the windows pulling you in with its enticing character. Sunset will be your favorite time of day to be resting on the front porch watching the light drift away across the town below. Coming into the home you will notice the large, inviting entry way leading you into the bright and sunny living room complete with wood burning stove. In the dining room is where you can find more rustic details such as the original wide plank flooring and unique hanging light. The kitchen will make you feel right at home with enough space to prepare a feast! Heading up the stairs, more of the original wide plank floors can be found bringing you into a very spacious master bedroom with a walk-in closet. An extra bedroom of great size connects to the smaller third bedroom which would find great use as an office or bonus room. Full and updated bathrooms on both the upstairs and main level add the perfect touch of convenience as well as the mass amount of storage in the basement with an easy walkout to the large paved driveway. Newer mechanicals and roof! Don't wait another second before setting up your showing today and "Prepare to be SOLD!".

6. 2020-04-29
   soldstatus $138,000 Closed 1293-char remark

   Show marketing remark (1293 chars)

   Rustic charm is what this home is all about. As soon as you approach this adorable home you'll notice the historic details from the front door to the windows pulling you in with its enticing character. Sunset will be your favorite time of day to be resting on the front porch watching the light drift away across the town below. Coming into the home you will notice the large, inviting entry way leading you into the bright and sunny living room complete with wood burning stove. In the dining room is where you can find more rustic details such as the original wide plank flooring and unique hanging light. The kitchen will make you feel right at home with enough space to prepare a feast! Heading up the stairs, more of the original wide plank floors can be found bringing you into a very spacious master bedroom with a walk-in closet. An extra bedroom of great size connects to the smaller third bedroom which would find great use as an office or bonus room. Full and updated bathrooms on both the upstairs and main level add the perfect touch of convenience as well as the mass amount of storage in the basement with an easy walkout to the large paved driveway. Newer mechanicals and roof! Don't wait another second before setting up your showing today and "Prepare to be SOLD!".

7. 2020-04-29
   soldstatus $138,000

   Show marketing remark (1293 chars)

   Rustic charm is what this home is all about. As soon as you approach this adorable home you'll notice the historic details from the front door to the windows pulling you in with its enticing character. Sunset will be your favorite time of day to be resting on the front porch watching the light drift away across the town below. Coming into the home you will notice the large, inviting entry way leading you into the bright and sunny living room complete with wood burning stove. In the dining room is where you can find more rustic details such as the original wide plank flooring and unique hanging light. The kitchen will make you feel right at home with enough space to prepare a feast! Heading up the stairs, more of the original wide plank floors can be found bringing you into a very spacious master bedroom with a walk-in closet. An extra bedroom of great size connects to the smaller third bedroom which would find great use as an office or bonus room. Full and updated bathrooms on both the upstairs and main level add the perfect touch of convenience as well as the mass amount of storage in the basement with an easy walkout to the large paved driveway. Newer mechanicals and roof! Don't wait another second before setting up your showing today and "Prepare to be SOLD!".

8. 2020-04-07
   historical Under Contract - Continue to Show 1293-char remark

   Show marketing remark (1293 chars)

   Rustic charm is what this home is all about. As soon as you approach this adorable home you'll notice the historic details from the front door to the windows pulling you in with its enticing character. Sunset will be your favorite time of day to be resting on the front porch watching the light drift away across the town below. Coming into the home you will notice the large, inviting entry way leading you into the bright and sunny living room complete with wood burning stove. In the dining room is where you can find more rustic details such as the original wide plank flooring and unique hanging light. The kitchen will make you feel right at home with enough space to prepare a feast! Heading up the stairs, more of the original wide plank floors can be found bringing you into a very spacious master bedroom with a walk-in closet. An extra bedroom of great size connects to the smaller third bedroom which would find great use as an office or bonus room. Full and updated bathrooms on both the upstairs and main level add the perfect touch of convenience as well as the mass amount of storage in the basement with an easy walkout to the large paved driveway. Newer mechanicals and roof! Don't wait another second before setting up your showing today and "Prepare to be SOLD!".

9. 2020-02-29
   price $149,500 1293-char remark

   Show marketing remark (1293 chars)

   Rustic charm is what this home is all about. As soon as you approach this adorable home you'll notice the historic details from the front door to the windows pulling you in with its enticing character. Sunset will be your favorite time of day to be resting on the front porch watching the light drift away across the town below. Coming into the home you will notice the large, inviting entry way leading you into the bright and sunny living room complete with wood burning stove. In the dining room is where you can find more rustic details such as the original wide plank flooring and unique hanging light. The kitchen will make you feel right at home with enough space to prepare a feast! Heading up the stairs, more of the original wide plank floors can be found bringing you into a very spacious master bedroom with a walk-in closet. An extra bedroom of great size connects to the smaller third bedroom which would find great use as an office or bonus room. Full and updated bathrooms on both the upstairs and main level add the perfect touch of convenience as well as the mass amount of storage in the basement with an easy walkout to the large paved driveway. Newer mechanicals and roof! Don't wait another second before setting up your showing today and "Prepare to be SOLD!".

10. 2020-02-10
    listed $153,000 Active 1293-char remark

    Show marketing remark (1293 chars)

    Rustic charm is what this home is all about. As soon as you approach this adorable home you'll notice the historic details from the front door to the windows pulling you in with its enticing character. Sunset will be your favorite time of day to be resting on the front porch watching the light drift away across the town below. Coming into the home you will notice the large, inviting entry way leading you into the bright and sunny living room complete with wood burning stove. In the dining room is where you can find more rustic details such as the original wide plank flooring and unique hanging light. The kitchen will make you feel right at home with enough space to prepare a feast! Heading up the stairs, more of the original wide plank floors can be found bringing you into a very spacious master bedroom with a walk-in closet. An extra bedroom of great size connects to the smaller third bedroom which would find great use as an office or bonus room. Full and updated bathrooms on both the upstairs and main level add the perfect touch of convenience as well as the mass amount of storage in the basement with an easy walkout to the large paved driveway. Newer mechanicals and roof! Don't wait another second before setting up your showing today and "Prepare to be SOLD!".

11. 2020-02-03
    historical $153,000 1293-char remark

    Show marketing remark (1293 chars)

    Rustic charm is what this home is all about. As soon as you approach this adorable home you'll notice the historic details from the front door to the windows pulling you in with its enticing character. Sunset will be your favorite time of day to be resting on the front porch watching the light drift away across the town below. Coming into the home you will notice the large, inviting entry way leading you into the bright and sunny living room complete with wood burning stove. In the dining room is where you can find more rustic details such as the original wide plank flooring and unique hanging light. The kitchen will make you feel right at home with enough space to prepare a feast! Heading up the stairs, more of the original wide plank floors can be found bringing you into a very spacious master bedroom with a walk-in closet. An extra bedroom of great size connects to the smaller third bedroom which would find great use as an office or bonus room. Full and updated bathrooms on both the upstairs and main level add the perfect touch of convenience as well as the mass amount of storage in the basement with an easy walkout to the large paved driveway. Newer mechanicals and roof! Don't wait another second before setting up your showing today and "Prepare to be SOLD!".

12. 2015-07-08
    historical
13. 2015-05-04
    listed $150,000
14. 2014-01-17
    soldstatus $108,000
15. 2013-07-01
    listed $114,900
16. 2013-06-28
    historical
17. 2012-06-28
    listed $119,900
18. 2010-08-31
    historical
19. 2010-03-18
    listed $169,900
20. 2008-08-10
    historical
21. 2007-09-10
    listed $197,500
22. 2003-10-28
    soldstatus $152,500
23. 2003-10-28
    soldstatus $152,500
24. 2003-08-18
    listed $149,900
25. 1989-04-07
    soldstatus $121,000

ⓘ 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: $3,881 · $323/mo
• Projected year-2 tax: $3,881 · $323/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $23,842
• − Mortgage interest: −$9,517
• − Property taxes: −$3,881
• − Insurance: −$850
• − Repairs & maintenance: −$1,907
• − Management: −$1,907
• − Depreciation: −$4,943
• Taxable income: $837
• Est. tax owed @ 24.0%: −$201
• After-tax cash flow: $3,212/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: Norwich School District
• NCES district ID: 0903120
• Math proficiency: 19% ▼ -8.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $50,813
• Composite: 21.27/100
• National rank: #8395
• State rank: #139 of 153 in CT

Livability — Norwich

• Score: 81/100
• State rank: #18
• US rank: #1391

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Norwich, CT
• County: New London County · 147,197 people
• City population: 37,216
• Metro: Norwich-New London, CT
• Population (ZIP): 37,216
• Household income: $65,539
• Rent vs Own: 44.8% rent · 55.2% own
• Severe rent burden: 1643.0

Population outlook (Southeastern Connecticut County) Hauer SSP2

• By 2040: 293,442

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 56% Hispanic / Latino 21% Two or more races 12% Black 10% Asian 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 9% Cuban 1% Dominican 3%
• Common ancestry: Lithuanian 8% Romanian 5% Hispanic 4%
• Foreign-born: 15% · Canada, China
• Languages at home: 77% English-only · Spanish 11% French/Haitian/Cajun 4% Chinese 3%

Political lean MEDSL · Southeastern Connecticut

• 2024 margin: D (+13.0) · D 55.6% · R 42.6% · Other 1.8%
• All cycles: 2024: D+13.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -65.27%
• Current HPI: 261.8575
• Rent YoY: ▲ 6.62%
• Metro: Norwich-New London, 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

+40.4% since first listed

25 events — show timeline

• 2026-02-16 Pending — Smart MLS
• 2026-02-06 Relisted — Smart MLS
• 2026-02-06 Pending — Smart MLS
• 2026-02-05 Listed $169,900 Smart MLS
• 2020-04-30 Pending — Smart MLS
• 2020-04-29 Sold (Public Records) $138,000 Public Records
• 2020-04-29 Sold (MLS) $138,000 Smart MLS
• 2020-04-07 Contingent — Smart MLS
• 2020-02-29 Price Changed $149,500 Smart MLS
• 2020-02-10 Listed $153,000 Smart MLS
• 2020-02-03 Coming Soon $153,000 Smart MLS
• 2015-07-08 Listing Removed — Smart MLS
• 2015-05-04 Listed $150,000 Smart MLS
• 2014-01-17 Sold (MLS) $108,000 Smart MLS
• 2013-07-01 Listed $114,900 Smart MLS
• 2013-06-28 Listing Removed — Smart MLS
• 2012-06-28 Listed $119,900 Smart MLS
• 2010-08-31 Listing Removed — Smart MLS
• 2010-03-18 Listed $169,900 Smart MLS
• 2008-08-10 Listing Removed — Smart MLS
• 2007-09-10 Listed $197,500 Smart MLS
• 2003-10-28 Sold (Public Records) $152,500 Public Records
• 2003-10-28 Sold (MLS) $152,500 Smart MLS
• 2003-08-18 Listed $149,900 Smart MLS
• 1989-04-07 Sold (Public Records) $121,000 Public Records

Property tax history

-0.7%/yr

Latest (2023): $3,881 · +0.3% YoY. Source: county tax records.