914 High Path Rd · Windsor, CT 06095

$205,000

2 bd · 1.5 ba · 972 sqft · Condo public records · 35 Days on market

Built 1972

---

Why this score? — see what drove the F 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 +7.7/30.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks

* Renovated in 2026 * Large walk in custom closet. Community in ground swimming pool and playground with basketball court. Conveniently located near Stop & amp; Shop, Target and near I -91.

Key facts

• Basketball court
• Conveniently located
• Playground

Tags

• WALK IN CUSTOM CLOSET
• IN GROUND SWIMMING POOL
• PLAYGROUND
• BASKETBALL COURT
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $205k.

Deal economics

• At list price, monthly cash flow is $-241 ($-3k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $201k (2.1% below list).
• Recommended offer: $199k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Windsor School District (suburban): math 29% / reading 41% proficiency, ranked #107 of 153 in CT (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 99 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $72k; list at $205k implies a 184% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• 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 $198,850 (3.0% 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 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 4.88%
• Cash-on-cash: -5.04%
• DSCR: 0.78
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -24.7%
• Equity multiple: 0.16×
• Total profit: $-48,293
• Equity at exit: $30,566

10-year hold

• IRR: -19.8%
• Equity multiple: -0.06×
• Total profit: $-60,679
• Equity at exit: $17,725

Cash invested: $57,400 (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 06095

• Home prices YoY: -33.0%
• Active inventory: 99
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,008 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$195 /mo · $2,338/yr
• Insurance: −$85
• HOA est. from 1 same-building comp: −$472
• Vacancy / Maint / Mgmt: −$422
• Net cashflow: $-241

Break-even live

Break-even rent $2,313

Max offer price $162,406

Occupancy floor —

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Phaeton St Windsor, CT	1.0–2.0	1.0–1.5	873	$2,200	$2.52	1d	20	1.22mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-16
   statusdays on market $205,000 Under Contract 35 DOM
2. 2026-06-15
   days on market $205,000 Active 34 DOM
3. 2026-06-13
   days on market $205,000 Active 32 DOM
4. 2026-06-10
   days on market $205,000 Active 29 DOM
5. 2026-06-09
   days on market $205,000 Active 28 DOM
6. 2026-06-08
   days on market $205,000 Active 27 DOM
7. 2026-06-07
   days on market $205,000 Active 26 DOM
8. 2026-06-05
   days on market $205,000 Active 23 DOM
9. 2026-06-03
   days on market $205,000 Active 22 DOM
10. 2026-06-02
    days on market $205,000 Active 21 DOM
11. 2026-06-01
    days on market $205,000 Active 20 DOM
12. 2026-05-31
    days on market $205,000 Active 19 DOM
13. 2026-05-12
    listed $205,000 Active 190-char remark
14. 2003-01-17
    soldstatus $72,100
15. 2001-06-22
    soldstatus $48,000
16. 1993-08-04
    soldstatus $51,000

ⓘ 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: $2,338 · $195/mo
• Projected year-2 tax: $3,362 · $280/mo
• Expected delta: +$1,024/yr (+$85/mo · 43.8%)

ⓘ 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 ≥99°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: $24,094
• − Mortgage interest: −$11,483
• − Property taxes: −$2,338
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,928
• − Management: −$1,928
• − HOA: −$5,664
• − Depreciation: −$5,964
• Taxable loss: −$6,235
• Est. tax savings @ 24.0%: +$1,496
• After-tax cash flow: $-1,397/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 School District
• NCES district ID: 0905220
• Math proficiency: 29% ▼ -12.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $80,578
• Composite: 33.23/100
• National rank: #5521
• State rank: #107 of 153 in CT

Livability — Windsor

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

Census & demographics

• County: Hartford County · 754,208 people
• City population: 29,670
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 29,670
• Household income: $105,322
• Rent vs Own: 18.0% rent · 82.0% own
• Severe rent burden: 555.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 45% Black 34% Hispanic / Latino 10% Two or more races 9% Asian 4%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Lithuanian 6% Romanian 4% Iranian 1%
• Foreign-born: 16% · Canada, China
• Languages at home: 86% English-only · Spanish 5% Other Indo-European 2% Other Asian/Pacific 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: ▼ -123.46%
• Current HPI: 251.2426
• 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

+302.0% since first listed

5 events — show timeline

• 2026-06-16 Pending — FSBO.com
• 2026-05-12 Listed $205,000 FSBO.com
• 2003-01-17 Sold (Public Records) $72,100 Public Records
• 2001-06-22 Sold (Public Records) $48,000 Public Records
• 1993-08-04 Sold (Public Records) $51,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $2,338 · -6.2% YoY. Source: county tax records.