33 Inverness Ln · Middletown, CT 06457

$299,609

4 bd · 2.0 ba · 1,328 sqft · SingleFamily public records · 15 Days on market

Built 1971 2,613 sqft lot Est $286k · at est. $42/mo HOA · 1% of rent

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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 +22.3/30.0
• DSCR +7.1/10.0
• 1% rule +5.6/10.0
• ARV discount +5.3/15.0
• Livability +4.0/5.0
• Schools +3.0/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this spacious move in ready four bedroom, two bath home located in the desirable Highland section of Middletown. This well maintained property features an updated kitchen with granite countertops and stainless steel appliances, offering both style and functionality. The first floor includes laminate flooring throughout the main living areas, while the bedrooms feature carpeting for added comfort. A slider in the living room provides access to the backyard and brings in plenty of natural light. With generous room sizes and a convenient location close to shopping, dining, parks, and highways, this home offers a great combination of comfort and convenience. Owner/agent

Key facts

• 2,613 sq ft lot
• 2 garage spots
• Built 1971

Property features AI

Finance

• Financial info: Professionally managed (off-site)
• HOA & community: Homeowners association with annual fee of $500; HOA covers grounds maintenance and property management; Community playground/tot lot

Exterior

• Parking: Attached garage; 2-car garage
• Utilities: Public water connected; Public sewer connected; Electric hot water (30 gallon tank); Thermopane windows
• Home design: Single-family home in a planned unit development; Living area approximately 1328
• Construction: Frame construction; Concrete foundation; Asphalt shingle roof
• Exterior features: Deck; Level lot; Vinyl siding; Yellow exterior color

Interior

• Kitchen: Oven/Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 4 bedrooms (upper level laundry)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Electric heat
• Interior features: Automatic garage door opener; Cable available; Total of 6 rooms; No basement
• Laundry & utility: Laundry on upper level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $491 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $295k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 3.7% in Middletown — 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 81/100 on livability (#17 in CT, #1,390 nationally) — a professional / high-income tenant draw. Strengths: crime A+, amenities A+, health & safety A+; Watch: commute F.
• Middletown School District (urban): math 24% / reading 44% proficiency, ranked #113 of 153 in CT (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Moody School (math 57% / reading 67%, grade B, #137 of 553 statewide, top 28%, 214 students, 30% FRL); Middletown High School (math 25% / reading 52%, grade F, #111 of 194 statewide, top 57%, 1,214 students, 49% FRL) — zoned schools at 39% FRL track the district average.
• Zoned-school proficiency averages 50% at this address vs 34% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Middletown School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 143 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 278 units permitted in Lower Connecticut River Valley Planning Region in 2024 (89 in 5+ unit buildings).
• At $3,178/mo this rent would consume 48% of the median local household income ($79k/yr) (locally 2196% 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 26y ago; this cycle's ask is 50% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $45k; list at $300k implies a 566% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $295,114 (1.5% below list)

Questions for the listing agent

1. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.06% ✓
• Cap rate: 8.26%
• Cash-on-cash: 7.02%
• DSCR: 1.31
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $285,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Inverness Sq	0.07mi	3/1.0 (-1)	1,328 (0%)	5mo	$245,000	$184	83
12 Inverness Ln	0.07mi	3/1.0 (-1)	1,328 (0%)	6mo	$195,609	$147	82
67 Braeburn Ln	0.12mi	3/1.0 (-1)	1,328 (0%)	5mo	$245,000	$184	81
4 Inverness Sq	0.09mi	4/1.0	1,328 (0%)	19mo	$220,000	$166	76
59 Fieldbrook Rd	0.21mi	3/1.0 (-1)	1,352 (+2%)	6mo	$390,000	$288	74
6 Stirling Ct	0.08mi	3/1.0 (-1)	1,370 (+3%)	11mo	$240,000	$175	72
833 East St	0.22mi	4/1.0	1,260 (-5%)	6mo	$353,000	$280	72
21 Afton Ter	0.23mi	3/1.0 (-1)	1,328 (0%)	13mo	$286,000	$215	70
3 Braeburn Ln	0.17mi	3/1.0 (-1)	1,209 (-9%)	1mo	$190,000	$157	67
72 Glendale Ave	0.24mi	3/1.0 (-1)	1,462 (+10%)	4mo	$321,700	$220	60
90 Briarwood Ln	0.75mi	3/2.5 (-1)	1,512 (+14%)	7mo	$450,000	$298	29
574 East St	0.62mi	3/2.5 (-1)	1,525 (+15%)	16mo	$405,000	$266	26

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 · 0.22% rent growth · sell at horizon

5-year hold

• IRR: -8.7%
• Equity multiple: 0.69×
• Total profit: $-25,915
• Equity at exit: $44,673

10-year hold

• IRR: -3.2%
• Equity multiple: 0.81×
• Total profit: $-15,806
• Equity at exit: $25,905

Cash invested: $83,891 (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 06457

• Rents YoY: 0.2%
• Active inventory: 143
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $3,178 medium
• Mortgage (P&I): −$1,571
• Tax from tax record: −$281 /mo · $3,377/yr
• Insurance: −$125
• HOA: −$42
• Vacancy / Maint / Mgmt: −$667
• Net cashflow: $491

Break-even live

Break-even rent $2,556

Max offer price $299,609

Occupancy floor 80%

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: $74,902
• Closing costs: $8,988
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
53 Braeburn Ln Middletown, CT	4.0	2.0	1580	$3,650	$2.31	19d	1	0.16mi
100 Town Rdg Middletown, CT	1.0–3.0	1.0–2.0	1017	$2,878	$2.83	1d	16	0.22mi
5 Town Colony Dr Middletown, CT	1.0–3.0	1.0–2.0	1135	$2,964	$2.61	1d	15	0.33mi
5 Midway Dr #5 Cromwell, CT	3.0	1.5	1744	$2,500	$1.43	43d	1	1.43mi

HOA detail

• Monthly dues: $42 · $504/yr

Listing history 37 events

1. 2026-06-18
   days on market $299,609 Active 15 DOM
2. 2026-06-17
   days on market $299,609 Active 14 DOM
3. 2026-06-16
   days on market $299,609 Active 13 DOM
4. 2026-06-15
   days on market $299,609 Active 12 DOM
5. 2026-06-13
   days on market $299,609 Active 10 DOM
6. 2026-06-13
   days on market $299,609 Active 9 DOM
7. 2026-06-10
   days on market $299,609 Active 7 DOM
8. 2026-06-09
   days on market $299,609 Active 6 DOM
9. 2026-06-08
   days on market $299,609 Active 5 DOM
10. 2026-06-07
    days on market $299,609 Active 4 DOM
11. 2026-06-03
    days on market $299,609 Active 3 DOM
12. 2026-06-02
    days on market $299,609 Active 2 DOM
13. 2026-06-01
    statusdays on market $299,609 Active 1 DOM
14. 2026-05-31
    days on market $299,609 Coming Soon 9 DOM
15. 2026-05-22
    historical $299,609
16. 2022-02-14
    historical
17. 2022-02-07
    listed $199,609 Active
18. 2016-12-15
    historical
19. 2016-08-19
    listed $149,900
20. 2016-02-08
    historical
21. 2015-12-29
    listed $154,900
22. 2015-07-20
    historical
23. 2015-05-28
    listed $154,900
24. 2013-03-30
    historical
25. 2012-09-27
    listed $159,900
26. 2012-06-22
    soldstatus $45,000
27. 2012-06-22
    soldstatus $45,000
28. 2012-05-22
    listed $49,900
29. 2012-01-10
    historical
30. 2010-07-28
    listed $49,900
31. 2001-05-25
    soldstatus $79,500
32. 2001-05-25
    soldstatus $79,500
33. 2001-05-25
    soldstatus $79,500
34. 2001-03-14
    listed $78,000
35. 2000-07-03
    soldstatus $66,000
36. 2000-06-29
    soldstatus $66,000
37. 2000-02-15
    listed $64,979

ⓘ 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: $3,377 · $281/mo
• Projected year-2 tax: $4,894 · $408/mo
• Expected delta: +$1,517/yr (+$126/mo · 44.9%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 15 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: $38,132
• − Mortgage interest: −$16,783
• − Property taxes: −$3,377
• − Insurance: −$1,498
• − Repairs & maintenance: −$3,051
• − Management: −$3,051
• − HOA: −$504
• − Depreciation: −$8,716
• Taxable income: $1,153
• Est. tax owed @ 24.0%: −$277
• After-tax cash flow: $5,614/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: Middletown School District
• NCES district ID: 0902490
• Math proficiency: 24% ▼ -15.00%
• Reading proficiency: 44% ▼ -8.00%
• Median HH income: $60,733
• Composite: 30.47/100
• National rank: #6224
• State rank: #113 of 153 in CT

Livability — Middletown

• Score: 81/100
• State rank: #17
• US rank: #1390

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Middletown, CT
• County: Middlesex County · 63,941 people
• City population: 46,720
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 46,720
• Household income: $79,463
• Rent vs Own: 47.1% rent · 52.9% own
• Severe rent burden: 2196.0

Population outlook (Lower Connecticut River Valley County) Hauer SSP2

• By 2040: 188,651

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (65%)
• Race & ethnicity: White 65% Black 13% Hispanic / Latino 12% Two or more races 9% Asian 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7%
• Common ancestry: Romanian 9% Lithuanian 5% Slovak 2%
• Foreign-born: 12% · Canada, China
• Languages at home: 82% English-only · Spanish 6% Other Indo-European 4% Russian/Polish/Slavic 2%

Political lean MEDSL · Lower Connecticut River Valley

• 2024 margin: D (+13.4) · D 55.9% · R 42.4% · Other 1.7%
• All cycles: 2024: D+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -470.20%
• Current HPI: 255.1597
• Rent YoY: ▲ 0.22%
• 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

+361.1% since first listed

23 events — show timeline

• 2026-05-22 Coming Soon $299,609 Smart MLS
• 2022-02-14 Listing Removed — Smart MLS
• 2022-02-07 Listed $199,609 Smart MLS
• 2016-12-15 Listing Removed — Smart MLS
• 2016-08-19 Listed $149,900 Smart MLS
• 2016-02-08 Listing Removed — Smart MLS
• 2015-12-29 Listed $154,900 Smart MLS
• 2015-07-20 Listing Removed — Smart MLS
• 2015-05-28 Listed $154,900 Smart MLS
• 2013-03-30 Listing Removed — Smart MLS
• 2012-09-27 Listed $159,900 Smart MLS
• 2012-06-22 Sold (Public Records) $45,000 Public Records
• 2012-06-22 Sold (MLS) $45,000 Smart MLS
• 2012-05-22 Listed $49,900 Smart MLS
• 2012-01-10 Listing Removed — Smart MLS
• 2010-07-28 Listed $49,900 Smart MLS
• 2001-05-25 Sold (Public Records) $79,500 Public Records
• 2001-05-25 Sold (Public Records) $79,500 Public Records
• 2001-05-25 Sold (MLS) $79,500 Smart MLS
• 2001-03-14 Listed $78,000 Smart MLS
• 2000-07-03 Sold (Public Records) $66,000 Public Records
• 2000-06-29 Sold (MLS) $66,000 Smart MLS
• 2000-02-15 Listed $64,979 Smart MLS

Property tax history

+1.8%/yr

Latest (2022): $3,377 · +0.2% YoY. Source: county tax records.