55 Metacomet Rd · Plainville, CT 06062

$295,000

3 bd · 1.5 ba · 1,296 sqft · SingleFamily public records · 3 Days on market

Built 1967 0.34 ac lot Est $375k · 21% 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 +15.5/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.5/10.0
• Schools +4.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 55 Metacomet Road, a well-maintained ranch offering comfort today with endless opportunity to make it your own tomorrow. This 3-bedroom, 1.5-bath home features a functional single-level layout and has been lovingly cared for over the years, providing a solid foundation for updates and personal touches. The home offers a full basement with walkout access, creating excellent potential for future finished space, workshop area, storage, or recreation use. The property presents great bones and flexibility for buyers looking to build equity while enjoying a home that has clearly been maintained. Great area and ocation with tons of curb appeal, do not miss out on this charmer.

Key facts

• Full basement
• Walkout access
• 0.34 acre lot

Tags

• FULL BASEMENT
• WALKOUT ACCESS
• FUNCTIONAL SINGLE-LEVEL LAYOUT

Property features AI

Exterior

• Parking: Attached garage (1 car)
• Utilities: Public water connected; Public sewer connected
• Home design: Single-family home
• Construction: Frame construction; Concrete foundation; Asphalt shingle roof; Vinyl siding; Built as a single family residence
• Exterior features: Rolling lot

Interior

• Kitchen: Oven/Range; Refrigerator; Dishwasher
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Hot water heating (oil-fired); Central air conditioning; Oil tank located in basement
• Interior features: 6 total rooms; One fireplace; Full basement; Attic with pull-down stairs
• Laundry & utility: Domestic hot water

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $281k (4.7% below list).
• Recommended offer: $281k (4.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Plainville School District (suburban): math 40% / reading 58% proficiency, ranked #82 of 153 in CT (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Frank T. Wheeler School (math 42% / reading 57%, grade D, #237 of 553 statewide, top 45%, 287 students, 44% FRL); Middle School of Plainville (math 38% / reading 55%, grade D+, #89 of 175 statewide, top 51%, 540 students, 42% FRL); Plainville High School (math 42% / reading 62%, grade D+, #80 of 194 statewide, top 44%, 686 students, 42% FRL) — zoned schools average 43% FRL vs 23% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 41 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $9k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $281,216 (4.7% below list)

Questions for the listing agent

1. Built in 1967 — 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. 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.
4. 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.
5. 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: 0.95% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.73%
• DSCR: 1.08
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $374,544
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Fox Rd	0.28mi	2/2.5 (-1)	1,284 (-1%)	1mo	$370,500	$289	76
35 Farmstead Ln	0.27mi	3/2.0	1,338 (+3%)	20mo	$362,500	$271	64
90 Pinnacle Rd	0.24mi	3/1.0	1,120 (-14%)	4mo	$395,000	$353	61
102 Metacomet Rd	0.47mi	3/1.5	1,144 (-12%)	0mo	$400,000	$350	59
276 Cooke St	0.43mi	3/1.5	1,166 (-10%)	6mo	$340,000	$292	58
29 Reliance Rd	0.55mi	3/1.5	1,420 (+10%)	4mo	$415,000	$292	55
40 Ivy Rd	0.29mi	3/1.5	1,416 (+9%)	21mo	$375,000	$265	54
9 Mel Rd	0.40mi	3/2.0	1,398 (+8%)	20mo	$400,000	$286	50
64 Dogwood Rd	0.55mi	3/2.0	1,454 (+12%)	9mo	$395,000	$272	44
242 Farmington Ave	0.72mi	3/1.0	1,104 (-15%)	7mo	$325,100	$294	34
15 Betsy Rd	0.65mi	3/1.0	1,160 (-10%)	22mo	$290,000	$250	32
20 Grant Ave	0.68mi	2/1.0 (-1)	1,488 (+15%)	20mo	$224,000	$151	20

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: -13.5%
• Equity multiple: 0.51×
• Total profit: $-40,131
• Equity at exit: $43,985

10-year hold

• IRR: -4.6%
• Equity multiple: 0.70×
• Total profit: $-24,839
• Equity at exit: $25,506

Cash invested: $82,600 (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 06062

• Active inventory: 41
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $2,812 medium
• Mortgage (P&I): −$1,547
• Tax from tax record: −$432 /mo · $5,190/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$591
• Net cashflow: $119

Break-even live

Break-even rent $2,661

Max offer price $295,000

Occupancy floor 91%

Sensitivity live

Price	-10% $286	-5% $203	+0% $119	+5% $36	+10% $-48
Rent	-10% $-103	-5% $8	+0% $119	+5% $230	+10% $341
Rate	-1.0pp $268	-0.5pp $194	base $119	+0.5pp $43	+1.0pp $-35

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
70 Ivy Rd Plainville, CT	4.0	2.0	1860	$3,300	$1.77	45d	1	0.22mi
126 New Britain Ave Plainville, CT	1.0–2.0	1.0	825	$2,195	$2.66	3d	1	0.77mi
204 Winfield Dr New Britain, CT	2.0–3.0	1.0	1130	$2,000	$1.77	3d	4	1.24mi
31 Tyler Ave Plainville, CT	2.0	1.0	1100	$2,000	$1.82	16d	1	1.46mi

Listing history 2 events

1. 2026-06-02
   days on market $295,000 Active 3 DOM
2. 2026-06-01
   days on market $295,000 Active 2 DOM

ⓘ 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: $5,190 · $432/mo
• Projected year-2 tax: $5,752 · $479/mo
• Expected delta: +$562/yr (+$47/mo · 10.8%)

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

Taxation est. · year 1

• Rental income: $33,746
• − Mortgage interest: −$16,525
• − Property taxes: −$5,190
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,700
• − Management: −$2,700
• − Depreciation: −$8,582
• Taxable loss: −$3,425
• Est. tax savings @ 24.0%: +$822
• After-tax cash flow: $2,252/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: Plainville School District
• NCES district ID: 0903300
• Math proficiency: 40% ▼ -11.00%
• Reading proficiency: 58% ▼ -6.00%
• Median HH income: $60,758
• Composite: 42.92/100
• National rank: #3117
• State rank: #82 of 153 in CT

Livability — Plainville

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

Census & demographics

• Population (ZIP): 17,499

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Hispanic / Latino 11% Two or more races 9% Asian 3% Black 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Romanian 18% Lithuanian 10% Italian 3%
• Foreign-born: 11% · Canada, China
• Languages at home: 81% English-only · Russian/Polish/Slavic 7% Spanish 7% Other Indo-European 3%

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: ▼ -241.12%
• Current HPI: 245.3485
• 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

1 event — show timeline

• 2026-05-30 Listed $295,000 Smart MLS

Property tax history

+1.6%/yr

Latest (2025): $5,190 · +5.3% YoY. Source: county tax records.