63 Reynolds St · Danielson, CT 06239

$399,000

10 bd · 3.0 ba · 2,846 sqft · MultiFamily public records · 4 Days on market

Built 1900 0.26 ac lot

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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 +24.8/30.0
• DSCR +8.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.9/10.0
• Livability +4.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Great rental property. Brand new furnaces for each unit.

Key facts

• Renovated
• Generous lot
• Updated

Tags

• UPDATED
• REMODELED UNIT
• RENOVATED
• NEW ROOFS
• AMPLE OFF-STREET PARKING
• GENEROUS LOT

Property features AI

Finance

• Other: Located in Windham County, Connecticut; Nearby: medical facilities, park, public recreation facilities, walk to bus lines; Directions: use GPS
• Financial info: Property listed as multi-family for sale

Exterior

• Parking: Detached garage; Driveway parking; Total parking for 6 vehicles; 3 garage spaces
• Utilities: Public water connected; Public sewer connected; Electric hot water
• Home design: Multi-family property (3-family)
• Construction: Frame construction; Vinyl siding; Masonry and stone foundation; Asphalt shingle roof
• Exterior features: Level lot; Private driveway

Interior

• Bedrooms: 6 bedrooms (total)
• Bathrooms: 3 full bathrooms
• Heating & cooling: Hot water heating; Gas available in street for heating fuel
• Interior features: Total of 15 rooms; Crawl space and partial basement; Has a walk-up attic
• Laundry & utility: In-unit laundry hook-up in Unit 3; 40-gallon electric hot water tank

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $399k.

Deal economics

• At list price, monthly cash flow is $843 ($10k/yr) — positive. Per door: $281/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $399k).

Location & tenants

• Location reads 84/100 on livability (#5 in CT, #679 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, housing A+; Watch: employment D, schools F.
• Killingly School District (rural): math 21% / reading 44% proficiency, ranked #119 of 153 in CT (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 61 active listings in the ZIP; 149 units permitted in Northeastern Connecticut Planning Region in 2024 (0 in 5+ unit buildings).
• At $4,351/mo this rent would consume 70% of the median local household income ($74k/yr) (locally 223% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 25y 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 $205k; list at $399k implies a 95% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 62% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $399,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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 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: 1.09% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.06%
• DSCR: 1.40
• GRM: 7.6

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-10,974
• Equity at exit: $59,492

10-year hold

• IRR: 7.1%
• Equity multiple: 1.53×
• Total profit: $59,471
• Equity at exit: $34,498

Cash invested: $111,720 (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 06239

• Home prices YoY: -4.8%
• Active inventory: 61
• Price-to-rent: 22.9×

Monthly cashflow live

• Estimated rent: $4,351 medium
• Mortgage (P&I): −$2,092
• Tax from tax record: −$335 /mo · $4,023/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$914
• Net cashflow: $843

Break-even live

Break-even rent $3,283

Max offer price $399,000

Occupancy floor 76%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$4,350
Total (3 units)			$4,351

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-03
   status $399,000 Under Contract 4 DOM
2. 2026-06-02
   days on market $399,000 Active 4 DOM
3. 2026-06-01
   days on market $399,000 Active 3 DOM
4. 2026-05-31
   days on market $399,000 Active 2 DOM
5. 2026-05-31
   remarks 685-char remark
6. 2026-05-31
   listed $399,000 Active 1 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: $4,023 · $335/mo
• Projected year-2 tax: $6,281 · $523/mo
• Expected delta: +$2,258/yr (+$188/mo · 56.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $52,212
• − Mortgage interest: −$22,350
• − Property taxes: −$4,023
• − Insurance: −$1,995
• − Repairs & maintenance: −$4,177
• − Management: −$4,177
• − Depreciation: −$11,607
• Taxable income: $3,883
• Est. tax owed @ 24.0%: −$932
• After-tax cash flow: $9,189/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: Killingly School District
• NCES district ID: 0902070
• Math proficiency: 21% ▼ -19.00%
• Reading proficiency: 44% ▼ -14.00%
• Median HH income: $55,485
• Composite: 28.71/100
• National rank: #6684
• State rank: #119 of 153 in CT

Livability — Danielson

• Score: 84/100
• State rank: #5
• US rank: #679

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Danielson, CT
• County: Windham County · 30,529 people
• Metro: Worcester, MA-CT
• Population (ZIP): 11,185
• Household income: $74,267
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 223.0

Population outlook (Northeastern Connecticut County) Hauer SSP2

• By 2040: 104,160

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 6% Hispanic / Latino 5% Black 4% Asian 1%
• Common ancestry: Lithuanian 14% Russian 4% Romanian 4%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 93% English-only · Spanish 3% Russian/Polish/Slavic 2% Other Indo-European 1%

Political lean MEDSL · Northeastern Connecticut

• 2024 margin: R (+15.4) · D 41.5% · R 57.0% · Other 1.5%
• All cycles: 2024: R+15.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -11.75%
• Current HPI: 233.1548
• Rent YoY: —
• Metro: Worcester, MA-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

+364.5% since first listed

14 events — show timeline

• 2026-05-29 Listed $399,000 Smart MLS
• 2021-10-05 Sold (Public Records) $205,000 Public Records
• 2021-10-02 Listing Removed — Smart MLS
• 2021-10-01 Sold (MLS) $205,000 Smart MLS
• 2021-01-11 Relisted — Smart MLS
• 2020-11-18 Listed $235,000 Smart MLS
• 2006-05-31 Sold (MLS) $235,000 Smart MLS
• 2006-03-27 Listed $249,900 Smart MLS
• 2003-12-03 Sold (Public Records) $180,000 Public Records
• 2003-12-03 Sold (MLS) $180,000 Smart MLS
• 2003-06-24 Listed $187,500 Smart MLS
• 2001-03-09 Sold (Public Records) $70,000 Public Records
• 2001-03-08 Sold (MLS) $70,000 Smart MLS
• 2001-01-10 Listed $85,900 Smart MLS

Property tax history

+1.5%/yr

Latest (2023): $4,023 · +6.3% YoY. Source: county tax records.