65 Vernon Rd · East Hartford, CT 06108

$199,000

3 bd · 2.0 ba · 1,008 sqft · SingleFamily public records · 41 Days on market

Built 1961 8,276 sqft lot $197/sqft · 31% below area Est $288k · 31% 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 +9.9/30.0
• 1% rule +4.5/10.0
• Livability +3.7/5.0
• DSCR +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity is knocking in this 3-bedroom, 2 full baths home situated on a manageable size lot and directly across the street is access to Wickham Park. Quiet location while access to I84 and Route 44 are a breeze. Hardwood floors under the living room carpet. Natural gas water heater replaced in 2021. Roof is newer. Hardwood floors throughout which will require refinishing to bring them back to their original sparkle. Cute attached enclosed porch in back. Large shed with overhang perfect for storing lawn equipment etcetera. House is priced according to cosmetic work it needs.

Key facts

• 8,276 sq ft lot
• 3 parking spots
• Built 1961

Property features AI

Exterior

• Parking: Paved driveway parking; 3 total parking spaces
• Utilities: Public water connected; Public sewer connected; Natural gas service
• Home design: Single-family home; Gray exterior
• Construction: Frame construction; Concrete foundation; Asphalt shingle roof
• Exterior features: Enclosed porch and open porch; Shed; Gutters; Level lot; Private paved driveway

Interior

• Kitchen: Gas range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot air heating (natural gas); Natural gas hot water
• Interior features: Central air conditioning; Full basement with hatchway; Attic with pull-down stairs; Total of 5 rooms
• Laundry & utility: Washer and dryer; Laundry room on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-125 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (5.1% below list).
• Recommended offer: $177k (11.1% below list) — sets the bar for cash-flow.
• Cap rate 5.5% vs local median 4.1% in East Hartford — 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 73/100 on livability (#76 in CT) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, commute A-; Watch: amenities F, health & safety F.
• East Hartford School District (urban): math 17% / reading 30% proficiency, ranked #140 of 153 in CT (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Dr. Franklin H. Mayberry School (math 12% / reading 17%, grade F, #475 of 553 statewide, top 87%, 333 students, 78% FRL); East Hartford Middle School (math 12% / reading 26%, grade F, #163 of 175 statewide, top 94%, 890 students, 70% FRL); East Hartford High School (math 11% / reading 33%, grade F, #156 of 194 statewide, top 82%, 1,698 students, 63% FRL).
• Market conditions: 53 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• This rent runs 40% of the median local income ($57k/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 $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $176,844 (11.1% 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 41 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 0.95% ✗
• Cap rate: 5.54%
• Cash-on-cash: -2.70%
• DSCR: 0.88
• GRM: 8.8

CMA / ARV

• ARV (median comp): $287,626
• List price: $199,000
• Delta: -30.81%
• 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
65 Vernon Rd	0.00mi	3/2.0	1,008 (0%)	0mo	$260,000	$258	100
107 Greenlawn St	0.32mi	3/2.0	962 (-5%)	2mo	$305,000	$317	76
139 Arbutus St	0.41mi	3/1.0	948 (-6%)	8mo	$275,000	$290	60
15 Preston St	0.33mi	3/1.5	936 (-7%)	16mo	$260,000	$278	57
146 Arbutus St	0.40mi	3/1.0	952 (-6%)	16mo	$270,000	$284	55
52 Brookline Dr	0.56mi	3/2.0	952 (-6%)	13mo	$283,000	$297	54
162 Arbutus St	0.42mi	3/1.0	972 (-4%)	22mo	$252,000	$259	52
31 Rondy Ln	0.45mi	3/1.5	952 (-6%)	18mo	$202,561	$213	52
24 Craig Ct	0.34mi	3/1.0	1,125 (+12%)	13mo	$310,000	$276	50
74 Terrace Ave	0.35mi	2/1.0 (-1)	1,156 (+15%)	4mo	$220,000	$190	47
140 Christine Dr	0.60mi	2/1.0 (-1)	952 (-6%)	16mo	$250,000	$263	40
882 Tolland St	0.62mi	2/1.0 (-1)	1,120 (+11%)	10mo	$265,000	$237	35

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: -20.7%
• Equity multiple: 0.28×
• Total profit: $-40,057
• Equity at exit: $29,672

10-year hold

• IRR: -13.7%
• Equity multiple: 0.20×
• Total profit: $-44,446
• Equity at exit: $17,206

Cash invested: $55,720 (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 06108

• Home prices YoY: -17.6%
• Active inventory: 53
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,889 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$491 /mo · $5,894/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $-125

Break-even live

Break-even rent $2,048

Max offer price $176,844

Occupancy floor —

Sensitivity live

Price	-10% $-13	-5% $-69	+0% $-125	+5% $-182	+10% $-238
Rent	-10% $-275	-5% $-200	+0% $-125	+5% $-51	+10% $24
Rate	-1.0pp $-25	-0.5pp $-75	base $-125	+0.5pp $-177	+1.0pp $-229

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
88 Walnut St East Hartford, CT	4.0	1.0	1354	$2,800	$2.07	16d	1	0.48mi
1188 Middle Tpke W Unit B2 Manchester, CT	2.0	1.0	1000	$1,700	$1.70	45d	1	0.48mi
1188 Middle Tpke W Unit C1 Manchester, CT	2.0	1.0	1100	$1,700	$1.55	13d	1	0.48mi
1162 Middle Tpke W Unit C1 Manchester, CT	2.0	1.0	840	$1,500	$1.79	45d	1	0.49mi
1164 Middle Tpke W Unit C2 Manchester, CT	2.0	1.0	1050	$1,700	$1.62	45d	1	0.51mi
905 Burnside Ave East Hartford, CT	2.0	1.0	900	$1,650	$1.83	13d	1	0.83mi
107 Ivy Ln Unit 107 South Windsor, CT	2.0	2.0	1440	$2,450	$1.70	45d	1	1.45mi
21 Amato Dr Unit I South Windsor, CT	2.0	1.0	914	$2,100	$2.30	3d	1	1.45mi

Listing history 11 events

1. 2026-06-10
   status $199,000 Under Contract 41 DOM
2. 2026-06-09
   days on market $199,000 Under Contract - Continue to Show 41 DOM
3. 2026-06-08
   days on market $199,000 Under Contract - Continue to Show 40 DOM
4. 2026-06-07
   days on market $199,000 Under Contract - Continue to Show 39 DOM
5. 2026-06-05
   days on market $199,000 Under Contract - Continue to Show 36 DOM
6. 2026-06-03
   days on market $199,000 Under Contract - Continue to Show 35 DOM
7. 2026-06-02
   days on market $199,000 Under Contract - Continue to Show 34 DOM
8. 2026-06-01
   days on market $199,000 Under Contract - Continue to Show 33 DOM
9. 2026-05-31
   days on market $199,000 Under Contract - Continue to Show 32 DOM
10. 2026-05-05
    historical Under Contract - Continue to Show 583-char remark
11. 2026-04-28
    listed $199,000 Active 583-char remark

ⓘ 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: $5,894 · $491/mo
• Projected year-2 tax: $5,894 · $491/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major 7 d/yr ≥97°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,667
• − Mortgage interest: −$11,147
• − Property taxes: −$5,894
• − Insurance: −$995
• − Repairs & maintenance: −$1,813
• − Management: −$1,813
• − Depreciation: −$5,789
• Taxable loss: −$4,785
• Est. tax savings @ 24.0%: +$1,148
• After-tax cash flow: $-357/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: East Hartford School District
• NCES district ID: 0901260
• Math proficiency: 17% ▼ -5.00%
• Reading proficiency: 30% ▼ -7.00%
• Median HH income: $49,691
• Composite: 20.74/100
• National rank: #8519
• State rank: #140 of 153 in CT

Livability — East Hartford

• Score: 73/100
• State rank: #76
• US rank: #5527

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Hartford, CT
• County: Hartford County · 754,208 people
• City population: 50,918
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 23,499
• Household income: $56,663
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 1205.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Hispanic / Latino 44% Black 26% White 23% Two or more races 18% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 28% Dominican 2% Salvadoran 1%
• Common ancestry: Romanian 4% Lithuanian 4% Estonian 2%
• Foreign-born: 22% · Canada, Jamaica, Vietnam
• Languages at home: 55% English-only · Spanish 35% Other Indo-European 3% French/Haitian/Cajun 2%

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: ▼ -65.15%
• Current HPI: 306.0426
• 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

+30.7% since first listed

4 events — show timeline

• 2026-06-10 Sold (MLS) $260,000 Smart MLS
• 2026-06-09 Pending — Smart MLS
• 2026-05-05 Contingent — Smart MLS
• 2026-04-28 Listed $199,000 Smart MLS

Property tax history

+2.5%/yr

Latest (2025): $5,894 · +4.3% YoY. Source: county tax records.