13 Jubrey Ln · Windsor Locks, CT 06096

$265,000

3 bd · 2.5 ba · 1,427 sqft · SingleFamily public records · 44 Days on market

Built 1954 0.31 ac lot $186/sqft · 24% below area Est $350k · 24% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.6/30.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Schools +3.5/10.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ready for it's next owner! A classic Ranch-style residence nestled in a quiet, established neighborhood of Windsor Locks. This home offers a spacious layout featuring 3 bedrooms and 2 full bathrooms, providing a solid foundation for those looking to create a personalized retreat. Situated on a generous 0.31-acre lot, the property includes a detached two-car garage and an enclosed back porch, ideal for enjoying the changing New England seasons. Its prime location offers the perfect balance of suburban peace and exceptional convenience, with proximity to local schools, parks, and major commuting routes. Whether you are a first-time homebuyer or looking for your next project, this property represents a fantastic opportunity to invest in a community known for its stability and small-town charm.

Key facts

• Enclosed back porch
• Generous lot
• Prime location

Tags

• RANCH-STYLE RESIDENCE
• GENEROUS LOT
• DETACHED TWO-CAR GARAGE
• ENCLOSED BACK PORCH
• PRIME LOCATION
• PROXIMITY TO LOCAL SCHOOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $-130 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (8.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (14.9% below list).
• Recommended offer: $226k (14.9% below list) — sets the bar for 1% rule.
• Cap rate 5.7% vs local median 3.9% in Windsor Locks — 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 74/100 on livability (#65 in CT, #4,599 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Windsor Locks School District (suburban): math 34% / reading 45% proficiency, ranked #102 of 153 in CT (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Street School (397 students, 42% FRL); Windsor Locks Middle School (math 35% / reading 46%, grade F, #104 of 175 statewide, top 60%, 318 students, 46% FRL); Windsor Locks High School (math 27% / reading 62%, grade F, #94 of 194 statewide, top 49%, 415 students, 39% FRL).
• Market conditions: 48 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• This rent runs 33% of the median local income ($81k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($257k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 18y 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.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $225,571 (14.9% 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 44 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 5.70%
• Cash-on-cash: -2.11%
• DSCR: 0.91
• GRM: 9.8

CMA / ARV

• ARV (median comp): $350,351
• List price: $265,000
• Delta: -24.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Jubrey Ln	0.00mi	3/2.0	1,427 (0%)	0mo	$280,000	$196	98
7 Frances Ln	0.50mi	3/2.5	1,356 (-5%)	6mo	$415,000	$306	63
186 Grove St	0.39mi	3/1.5	1,540 (+8%)	8mo	$310,500	$202	58
267 Reed Ave	0.31mi	3/1.5	1,602 (+12%)	5mo	$356,000	$222	57
15 Dickerman Ave	0.66mi	3/1.0	1,479 (+4%)	4mo	$210,000	$142	54
255 Reed Ave	0.33mi	3/1.0	1,255 (-12%)	6mo	$346,000	$276	54
13 Whiton St	0.68mi	3/1.0	1,495 (+5%)	2mo	$285,000	$191	53
12 Arlington Rd	0.55mi	3/2.0	1,316 (-8%)	8mo	$345,000	$262	52
12 Chester Dr	0.48mi	3/2.0	1,217 (-15%)	3mo	$350,000	$288	48
10 Center St	0.66mi	3/1.0	1,248 (-12%)	7mo	$165,000	$132	36
127 Sunset St	0.66mi	4/1.5 (+1)	1,277 (-10%)	8mo	$351,000	$275	36
35 Arlington Rd	0.59mi	2/1.0 (-1)	1,250 (-12%)	9mo	$275,000	$220	33

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: -19.7%
• Equity multiple: 0.31×
• Total profit: $-51,159
• Equity at exit: $39,512

10-year hold

• IRR: -12.5%
• Equity multiple: 0.26×
• Total profit: $-54,898
• Equity at exit: $22,912

Cash invested: $74,200 (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 06096

• Home prices YoY: -32.2%
• Active inventory: 48
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,256 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$412 /mo · $4,947/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $-130

Break-even live

Break-even rent $2,421

Max offer price $241,974

Occupancy floor —

Sensitivity live

Price	-10% $20	-5% $-55	+0% $-130	+5% $-205	+10% $-280
Rent	-10% $-309	-5% $-219	+0% $-130	+5% $-41	+10% $48
Rate	-1.0pp $3	-0.5pp $-63	base $-130	+0.5pp $-199	+1.0pp $-269

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
277 Elm St Windsor Locks, CT	1.0–3.0	1.0–2.0	910	$2,195	$2.41	3d	1	0.28mi
140 Spring St Windsor Locks, CT	3.0	1.0	1566	$2,350	$1.50	3d	1	0.38mi
456 Elm St Windsor Locks, CT	2.0	1.0	985	$2,300	$2.34	25d	1	0.73mi
32 Dickerman Ave Windsor Locks, CT	2.0	1.0	1128	$2,000	$1.77	3d	1	0.77mi
482 Ash Dr Windsor Locks, CT	3.0	1.0	1249	$2,200	$1.76	13d	1	0.86mi
25 Harrison St Windsor Locks, CT	2.0	2.0	1104	$2,100	$1.90	17d	1	0.88mi
60 Dickerman Ave Unit 60 Windsor Locks, CT	2.0	1.5	1150	$1,950	$1.70	3d	1	0.88mi
31 Suffield St Windsor Locks, CT	2.0	1.0	1074	$2,100	$1.96	3d	1	0.91mi
20 Pleasant St Unit 1 Windsor Locks, CT	2.0	1.0	1000	$2,000	$2.00	45d	1	0.95mi
22 Pleasant St Unit 1 Windsor Locks, CT	2.0	1.0	1000	$1,950	$1.95	45d	1	0.95mi
2 Pleasant St Unit 2 Windsor Locks, CT	2.0	1.0	1393	$2,250	$1.62	16d	1	0.99mi
10 Poplar St Windsor Locks, CT	2.0	1.0	1210	$2,100	$1.74	4d	1	1.04mi
10 Windwood Dr #10 Windsor Locks, CT	2.0	1.5	1206	$2,250	$1.87	3d	1	1.05mi
22 Windwood Dr #22 Windsor Locks, CT	2.0	1.5	1214	$2,100	$1.73	3d	1	1.07mi
8 Dibble Hollow Ln #8 Windsor Locks, CT	2.0	2.5	1330	$2,750	$2.07	3d	1	1.12mi
86 Main St Unit A East Windsor, CT	2.0	1.0	1100	$1,450	$1.32	3d	1	1.44mi

Listing history 5 events

1. 2026-05-11
   status Under Contract 801-char remark

   Show marketing remark (801 chars)

   Ready for it's next owner! A classic Ranch-style residence nestled in a quiet, established neighborhood of Windsor Locks. This home offers a spacious layout featuring 3 bedrooms and 2 full bathrooms, providing a solid foundation for those looking to create a personalized retreat. Situated on a generous 0.31-acre lot, the property includes a detached two-car garage and an enclosed back porch, ideal for enjoying the changing New England seasons. Its prime location offers the perfect balance of suburban peace and exceptional convenience, with proximity to local schools, parks, and major commuting routes. Whether you are a first-time homebuyer or looking for your next project, this property represents a fantastic opportunity to invest in a community known for its stability and small-town charm.

2. 2026-05-01
   price $265,000 801-char remark

   Show marketing remark (801 chars)

   Ready for it's next owner! A classic Ranch-style residence nestled in a quiet, established neighborhood of Windsor Locks. This home offers a spacious layout featuring 3 bedrooms and 2 full bathrooms, providing a solid foundation for those looking to create a personalized retreat. Situated on a generous 0.31-acre lot, the property includes a detached two-car garage and an enclosed back porch, ideal for enjoying the changing New England seasons. Its prime location offers the perfect balance of suburban peace and exceptional convenience, with proximity to local schools, parks, and major commuting routes. Whether you are a first-time homebuyer or looking for your next project, this property represents a fantastic opportunity to invest in a community known for its stability and small-town charm.

3. 2026-03-26
   listed $275,000 Active 801-char remark

   Show marketing remark (801 chars)

   Ready for it's next owner! A classic Ranch-style residence nestled in a quiet, established neighborhood of Windsor Locks. This home offers a spacious layout featuring 3 bedrooms and 2 full bathrooms, providing a solid foundation for those looking to create a personalized retreat. Situated on a generous 0.31-acre lot, the property includes a detached two-car garage and an enclosed back porch, ideal for enjoying the changing New England seasons. Its prime location offers the perfect balance of suburban peace and exceptional convenience, with proximity to local schools, parks, and major commuting routes. Whether you are a first-time homebuyer or looking for your next project, this property represents a fantastic opportunity to invest in a community known for its stability and small-town charm.

4. 2008-09-11
   historical
5. 2008-06-30
   listed $212,000

ⓘ 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: $4,947 · $412/mo
• Projected year-2 tax: $5,309 · $442/mo
• Expected delta: +$362/yr (+$30/mo · 7.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 16 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: $27,069
• − Mortgage interest: −$14,844
• − Property taxes: −$4,947
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,165
• − Management: −$2,165
• − Depreciation: −$7,709
• Taxable loss: −$6,088
• Est. tax savings @ 24.0%: +$1,461
• After-tax cash flow: $-103/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: Windsor Locks School District
• NCES district ID: 0905250
• Math proficiency: 34% ▼ -5.00%
• Reading proficiency: 45% ▼ -3.00%
• Median HH income: $63,795
• Composite: 35.36/100
• National rank: #4954
• State rank: #102 of 153 in CT

Livability — Windsor Locks

• Score: 74/100
• State rank: #65
• US rank: #4599

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Windsor Locks, CT
• County: Hartford County · 754,208 people
• City population: 12,579
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 12,579
• Household income: $81,205
• Rent vs Own: 22.9% rent · 77.1% own
• Severe rent burden: 472.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 9% Two or more races 9% Black 7% Asian 6%
• Hispanic origin (detail): Puerto Rican 8%
• Common ancestry: Romanian 9% Lithuanian 8% Russian 2%
• Foreign-born: 11% · Canada, China, Vietnam
• Languages at home: 87% English-only · Spanish 5% Other Indo-European 5% Vietnamese 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: ▼ -93.85%
• Current HPI: 197.1173
• Rent YoY: —
• 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

+25.0% since first listed

5 events — show timeline

• 2026-05-11 Pending — Smart MLS
• 2026-05-01 Price Changed $265,000 Smart MLS
• 2026-03-26 Listed $275,000 Smart MLS
• 2008-09-11 Listing Removed — Smart MLS
• 2008-06-30 Listed $212,000 Smart MLS

Property tax history

+3.5%/yr

Latest (2025): $4,947 · +48.6% YoY. Source: county tax records.