83 Northbrook Dr · West Hartford, CT 06117

$399,900

3 bd · 2.0 ba · 1,494 sqft · SingleFamily public records · 2 Days on market

Built 1960 0.26 ac lot Est $408k · at est.

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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).

• Cash flow +13.3/30.0
• ARV discount +8.4/15.0
• Schools +5.6/10.0
• 1% rule +4.2/10.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nice spacious open airy feeling thruout! Lrge sunny kit*hdwd flrs undr all carp(main lev) furn 6 yrs* roof 7 yrs*1st flr laund*addit 472 sf in newly refurb llw/new carp&ceiling tiles*quiet very low traffic area*very well maintained!

Key facts

• 0.26 acre lot
• Garage
• Built 1960

Property features AI

Exterior

• Parking: Attached garage (1-car)
• Utilities: Public water connected; Public sewer connected; Domestic hot water (oil)
• Home design: Single-family home; Tan exterior color
• Construction: Frame construction; Concrete foundation; Asphalt shingle roof; Has attic (access via hatch)
• Exterior features: Deck; Gutters; Underground sprinkler; Lightly wooded, treed, level lot

Interior

• Kitchen: Electric cooktop; Wall oven; Refrigerator; Dishwasher; Garbage disposal
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating (oil-fired); Wall cooling unit; Oil tank located in basement
• Interior features: Auto garage door opener; Cable available; Security system; Storm doors
• Laundry & utility: Washer and dryer; Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $3 ($30/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $367k (8.2% below list).
• Recommended offer: $367k (8.2% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.3% in West 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 79/100 on livability (#27 in CT, #1,989 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: amenities F, cost of living F.
• West Hartford School District (urban): math 56% / reading 67% proficiency, ranked #39 of 153 in CT (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Aiken School (math 62% / reading 72%, grade B+, #99 of 553 statewide, top 19%, 415 students, 13% FRL); King Philip Middle School (math 53% / reading 69%, grade B+, #41 of 175 statewide, top 25%, 815 students, 26% FRL); Hall High School (math 62% / reading 82%, grade B+, #14 of 194 statewide, top 8%, 1,408 students, 20% FRL) — zoned schools at 20% FRL track the district average.
• Market conditions: 78 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y 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

• 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 $367,017 (8.2% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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?
5. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 6.30%
• Cash-on-cash: 0.03%
• DSCR: 1.00
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $407,862
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Northbrook Dr	0.14mi	3/1.5	1,472 (-2%)	6mo	$400,000	$272	84
11 Alderwood Dr	0.10mi	3/3.0	1,488 (-0%)	18mo	$415,000	$279	76
11 Timberwood Rd #11	0.72mi	2/3.5 (-1)	1,650 (+10%)	21mo	$450,000	$273	20

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: -16.2%
• Equity multiple: 0.42×
• Total profit: $-64,503
• Equity at exit: $59,626

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-55,403
• Equity at exit: $34,576

Cash invested: $111,972 (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 06117

• Active inventory: 78
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $3,670 high
• Mortgage (P&I): −$2,097
• Tax from tax record: −$633 /mo · $7,598/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$771
• Net cashflow: $3

Break-even live

Break-even rent $3,667

Max offer price $399,900

Occupancy floor 95%

Sensitivity live

Price	-10% $229	-5% $116	+0% $3	+5% $-111	+10% $-224
Rent	-10% $-287	-5% $-142	+0% $3	+5% $147	+10% $292
Rate	-1.0pp $204	-0.5pp $104	base $3	+0.5pp $-101	+1.0pp $-207

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42 Alderwood Dr West Hartford, CT	3.0	1.5	1470	$3,300	$2.24	13d	1	0.14mi
38 Portage Rd West Hartford, CT	4.0	3.0	1842	$3,950	$2.14	3d	1	0.27mi
2 Francis Way Bloomfield, CT	1.0–3.0	1.0–2.0	1037	$3,194	$3.08	3d	18	0.87mi
83 Hilldale Rd Unit Bdrm3 West Hartford, CT	3.0	2.0	1732	$1,400	$0.81	18d	1	1.21mi
65 Jolley Dr Bloomfield, CT	1.0–3.0	1.0–2.0	1054	$4,500	$4.27	45d	16	1.27mi
115 Hilldale Rd West Hartford, CT	3.0	2.5	1448	$3,750	$2.59	12d	1	1.36mi
14 Revere Dr Bloomfield, CT	2.0	1.0	980	$2,088	$2.13	45d	1	1.47mi

Listing history 6 events

1. 2026-05-22
   status Under Contract
2. 2026-05-21
   listed $399,900 Active
3. 2026-05-18
   historical $399,900
4. 2005-10-28
   soldstatus $242,500
5. 2005-10-27
   soldstatus $242,500 236-char remark

   Show marketing remark (236 chars)

   Nice spacious open airy feeling thruout! Lrge sunny kit*hdwd flrs undr all carp(main lev) furn 6 yrs* roof 7 yrs*1st flr laund*addit 472 sf in newly refurb llw/new carp&ceiling tiles*quiet very low traffic area*very well maintained!

6. 2005-09-14
   listed $249,000 236-char remark

   Show marketing remark (236 chars)

   Nice spacious open airy feeling thruout! Lrge sunny kit*hdwd flrs undr all carp(main lev) furn 6 yrs* roof 7 yrs*1st flr laund*addit 472 sf in newly refurb llw/new carp&ceiling tiles*quiet very low traffic area*very well maintained!

ⓘ 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: $7,598 · $633/mo
• Projected year-2 tax: $8,078 · $673/mo
• Expected delta: +$480/yr (+$40/mo · 6.3%)

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

Taxation est. · year 1

• Rental income: $44,042
• − Mortgage interest: −$22,401
• − Property taxes: −$7,598
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,523
• − Management: −$3,523
• − Depreciation: −$11,633
• Taxable loss: −$6,636
• Est. tax savings @ 24.0%: +$1,593
• After-tax cash flow: $1,623/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: West Hartford School District
• NCES district ID: 0904920
• Math proficiency: 56% ▼ -6.00%
• Reading proficiency: 67% ▼ -5.00%
• Median HH income: $85,173
• Composite: 55.64/100
• National rank: #1228
• State rank: #39 of 153 in CT

Livability — West Hartford

• Score: 79/100
• State rank: #27
• US rank: #1989

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Hartford, CT
• County: Hartford County · 754,208 people
• City population: 63,441
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 16,116
• Household income: $171,707
• Rent vs Own: 20.7% rent · 79.3% own
• Severe rent burden: 336.0

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% Asian 10% Two or more races 7% Hispanic / Latino 6% Black 6%
• Common ancestry: Romanian 6% Scotch-Irish 5% Italian 2%
• Foreign-born: 20% · Canada, China, Vietnam
• Languages at home: 77% English-only · Other Indo-European 6% Spanish 5% Russian/Polish/Slavic 4%

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: ▼ -191.98%
• Current HPI: 176.7207
• 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

+70.7% since first listed

7 events — show timeline

• 2026-06-11 Sold (MLS) $425,000 Smart MLS
• 2026-05-22 Pending — Smart MLS
• 2026-05-21 Listed $399,900 Smart MLS
• 2026-05-18 Coming Soon $399,900 Smart MLS
• 2005-10-28 Sold (Public Records) $242,500 Public Records
• 2005-10-27 Sold (MLS) $242,500 Smart MLS
• 2005-09-14 Listed $249,000 Smart MLS

Property tax history

+2.1%/yr

Latest (2025): $7,598 · +5.7% YoY. Source: county tax records.