245 Birch Rd · Salmon Brook, CT 06093

$335,000

2 bd · 1.0 ba · 1,048 sqft · SingleFamily public records · 18 Days on market

Built 1943 0.25 ac lot $320/sqft · 12% above area Est $299k · 12% over $6/mo HOA

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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 +22.7/30.0
• DSCR +7.3/10.0
• 1% rule +5.4/10.0
• Schools +5.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lake Lifestyle Without the Lakefront Price Imagine summer mornings with coffee before heading to the water. Paddleboarding at sunset. Weekend picnics. The simple joy of living near the lake without the premium price of direct waterfront ownership. This home offers access to that lifestyle - something buyers increasingly prioritize. In today's market, lifestyle sells. Buyers want more than walls and a roof. They want experience. They want atmosphere. They want a home that supports how they want to live. 245 Birch Road delivers on that promise. It's not just about square footage. It's about how life feels here. With programs available, this property represents an exceptional opportunity for someone ready to make the leap into homeownership. Instead of renting and watching equity build for someone else, this is a chance to own a fully updated home in a peaceful setting - with lifestyle benefits typically reserved for higher price points.* Renovated kitchen * Updated bath * All new flooring * All new appliances included * Attached garage * Quiet dead-end street * Beach/lake access The heavy lifting has already been done.

Key facts

• New fencing
• Shared dock
• New kitchen

Tags

• DEEDED LAKE ACCESS
• SHARED DOCK
• NEW KITCHEN
• GRANITE COUNTERTOPS
• NEW FENCING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $573 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $335k).
• Recommended offer: $330k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#121 in CT) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, housing A+; Watch: cost of living D, amenities F, commute F.
• 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: 13 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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $210k; list at $335k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $329,975 (1.5% below list)

Questions for the listing agent

1. Built in 1943 — 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. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 1.04% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.33%
• DSCR: 1.33
• GRM: 8.0

CMA / ARV

• ARV (median comp): $298,582
• List price: $335,000
• Delta: 13.84%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
440 Lakeview Dr	0.20mi	2/1.0	1,047 (-0%)	15mo	$240,000	$229	78

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: -5.1%
• Equity multiple: 0.81×
• Total profit: $-17,793
• Equity at exit: $49,950

10-year hold

• IRR: 4.6%
• Equity multiple: 1.34×
• Total profit: $31,430
• Equity at exit: $28,965

Cash invested: $93,800 (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 06093

• Home prices YoY: -13.6%
• Active inventory: 13
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$289 /mo · $3,472/yr
• Insurance: −$140
• HOA: −$6
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $573

Break-even live

Break-even rent $2,774

Max offer price $335,000

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: $83,750
• Closing costs: $10,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
146 Jackson Dr West Suffield, CT	3.0	1.0	936	$3,500	$3.74	2d	1	0.22mi

HOA detail

• Monthly dues: $6 · $72/yr
• Likely covers: water

Listing history 23 events

1. 2026-06-16
   status $335,000 Under Contract 18 DOM
2. 2026-06-15
   days on market $335,000 Active 18 DOM
3. 2026-06-13
   days on market $335,000 Active 16 DOM
4. 2026-06-13
   pricedays on market $335,000 Active 15 DOM
5. 2026-06-10
   days on market $345,900 Active 13 DOM
6. 2026-06-09
   days on market $345,900 Active 12 DOM
7. 2026-06-08
   days on market $345,900 Active 11 DOM
8. 2026-06-07
   days on market $345,900 Active 10 DOM
9. 2026-06-05
   days on market $345,900 Active 7 DOM
10. 2026-06-03
    days on market $345,900 Active 6 DOM
11. 2026-06-02
    days on market $345,900 Active 5 DOM
12. 2026-06-01
    days on market $345,900 Active 4 DOM
13. 2026-05-31
    days on market $345,900 Active 3 DOM
14. 2026-05-14
    status Under Contract 1141-char remark

    Show marketing remark (1141 chars)

    Lake Lifestyle Without the Lakefront Price Imagine summer mornings with coffee before heading to the water. Paddleboarding at sunset. Weekend picnics. The simple joy of living near the lake without the premium price of direct waterfront ownership. This home offers access to that lifestyle - something buyers increasingly prioritize. In today's market, lifestyle sells. Buyers want more than walls and a roof. They want experience. They want atmosphere. They want a home that supports how they want to live. 245 Birch Road delivers on that promise. It's not just about square footage. It's about how life feels here. With programs available, this property represents an exceptional opportunity for someone ready to make the leap into homeownership. Instead of renting and watching equity build for someone else, this is a chance to own a fully updated home in a peaceful setting - with lifestyle benefits typically reserved for higher price points.* Renovated kitchen * Updated bath * All new flooring * All new appliances included * Attached garage * Quiet dead-end street * Beach/lake access The heavy lifting has already been done.

15. 2026-04-13
    price $339,900 1141-char remark

    Show marketing remark (1141 chars)

    Lake Lifestyle Without the Lakefront Price Imagine summer mornings with coffee before heading to the water. Paddleboarding at sunset. Weekend picnics. The simple joy of living near the lake without the premium price of direct waterfront ownership. This home offers access to that lifestyle - something buyers increasingly prioritize. In today's market, lifestyle sells. Buyers want more than walls and a roof. They want experience. They want atmosphere. They want a home that supports how they want to live. 245 Birch Road delivers on that promise. It's not just about square footage. It's about how life feels here. With programs available, this property represents an exceptional opportunity for someone ready to make the leap into homeownership. Instead of renting and watching equity build for someone else, this is a chance to own a fully updated home in a peaceful setting - with lifestyle benefits typically reserved for higher price points.* Renovated kitchen * Updated bath * All new flooring * All new appliances included * Attached garage * Quiet dead-end street * Beach/lake access The heavy lifting has already been done.

16. 2026-03-06
    listed $349,900 Active 1141-char remark

    Show marketing remark (1141 chars)

    Lake Lifestyle Without the Lakefront Price Imagine summer mornings with coffee before heading to the water. Paddleboarding at sunset. Weekend picnics. The simple joy of living near the lake without the premium price of direct waterfront ownership. This home offers access to that lifestyle - something buyers increasingly prioritize. In today's market, lifestyle sells. Buyers want more than walls and a roof. They want experience. They want atmosphere. They want a home that supports how they want to live. 245 Birch Road delivers on that promise. It's not just about square footage. It's about how life feels here. With programs available, this property represents an exceptional opportunity for someone ready to make the leap into homeownership. Instead of renting and watching equity build for someone else, this is a chance to own a fully updated home in a peaceful setting - with lifestyle benefits typically reserved for higher price points.* Renovated kitchen * Updated bath * All new flooring * All new appliances included * Attached garage * Quiet dead-end street * Beach/lake access The heavy lifting has already been done.

17. 2026-03-05
    historical $349,900 1141-char remark

    Show marketing remark (1141 chars)

    Lake Lifestyle Without the Lakefront Price Imagine summer mornings with coffee before heading to the water. Paddleboarding at sunset. Weekend picnics. The simple joy of living near the lake without the premium price of direct waterfront ownership. This home offers access to that lifestyle - something buyers increasingly prioritize. In today's market, lifestyle sells. Buyers want more than walls and a roof. They want experience. They want atmosphere. They want a home that supports how they want to live. 245 Birch Road delivers on that promise. It's not just about square footage. It's about how life feels here. With programs available, this property represents an exceptional opportunity for someone ready to make the leap into homeownership. Instead of renting and watching equity build for someone else, this is a chance to own a fully updated home in a peaceful setting - with lifestyle benefits typically reserved for higher price points.* Renovated kitchen * Updated bath * All new flooring * All new appliances included * Attached garage * Quiet dead-end street * Beach/lake access The heavy lifting has already been done.

18. 2025-10-28
    soldstatus $210,000
19. 2025-10-27
    soldstatus $210,000 Closed 501-char remark

    Show marketing remark (501 chars)

    Attention Investors and Flippers! Home being sold "As Is". House will need renovations. 3 bedroom, ranch style home. 1 bath, 2 car detached garage. Some newer windows, New Roof, recently installed Full New Septic System-New leach fields and New tank. All approved by Health and State. (Completed 6/25). New roof. Open space in rear of property. Property has lake rights, use of private boat launch,part of the Congamond Lake Association. Empty of tenants. House easy to show. Priced to Sell.

20. 2025-10-04
    status Under Contract 501-char remark

    Show marketing remark (501 chars)

    Attention Investors and Flippers! Home being sold "As Is". House will need renovations. 3 bedroom, ranch style home. 1 bath, 2 car detached garage. Some newer windows, New Roof, recently installed Full New Septic System-New leach fields and New tank. All approved by Health and State. (Completed 6/25). New roof. Open space in rear of property. Property has lake rights, use of private boat launch,part of the Congamond Lake Association. Empty of tenants. House easy to show. Priced to Sell.

21. 2025-09-26
    listed $199,999 Active 501-char remark

    Show marketing remark (501 chars)

    Attention Investors and Flippers! Home being sold "As Is". House will need renovations. 3 bedroom, ranch style home. 1 bath, 2 car detached garage. Some newer windows, New Roof, recently installed Full New Septic System-New leach fields and New tank. All approved by Health and State. (Completed 6/25). New roof. Open space in rear of property. Property has lake rights, use of private boat launch,part of the Congamond Lake Association. Empty of tenants. House easy to show. Priced to Sell.

22. 2014-03-14
    soldstatus $50,000
23. 2013-06-13
    listed $89,700

ⓘ 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: $3,472 · $289/mo
• Projected year-2 tax: $5,320 · $443/mo
• Expected delta: +$1,848/yr (+$154/mo · 53.2%)

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

Taxation est. · year 1

• Rental income: $42,000
• − Mortgage interest: −$18,765
• − Property taxes: −$3,472
• − Insurance: −$1,675
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − HOA: −$72
• − Depreciation: −$9,745
• Taxable income: $1,550
• Est. tax owed @ 24.0%: −$372
• After-tax cash flow: $6,508/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 — Salmon Brook

• Score: 66/100
• State rank: #121
• US rank: #11793

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 7,939
• Population (ZIP): 3,894

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 21% Lithuanian 13% Russian 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1% 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: ▼ -42.23%
• Current HPI: 267.6817
• 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

+278.9% since first listed

10 events — show timeline

• 2026-05-14 Pending — Smart MLS
• 2026-04-13 Price Changed $339,900 Smart MLS
• 2026-03-06 Listed $349,900 Smart MLS
• 2026-03-05 Coming Soon $349,900 Smart MLS
• 2025-10-28 Sold (Public Records) $210,000 Public Records
• 2025-10-27 Sold (MLS) $210,000 Smart MLS
• 2025-10-04 Pending — Smart MLS
• 2025-09-26 Listed $199,999 Smart MLS
• 2014-03-14 Sold (MLS) $50,000 Smart MLS
• 2013-06-13 Listed $89,700 Smart MLS

Property tax history

+0.9%/yr

Latest (2025): $3,472 · +3.4% YoY. Source: county tax records.