741 Norton Rd · Kensington, CT 06037

$299,900

3 bd · 2.0 ba · 1,244 sqft · SingleFamily public records · 9 Days on market

Built 1920 10,018 sqft lot Est $373k · 20% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.4/30.0
• Schools +4.8/10.0
• DSCR +4.4/10.0
• Livability +4.0/5.0
• 1% rule +3.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautiful 3 bedroom 2 bath cape. Home has new roof,newer windows, new first floor bath, refinished hardwood floors, new carpeting in upstairs bedrooms and freshly painted interior.

Key facts

• 0.23 acre lot
• Built 1920
• Listed 9 days

Property features AI

Exterior

• Utilities: Public water connected; Septic sewer system; Natural gas hot water; Oil available for heating
• Home design: Single-family home
• Construction: Gable roof; Frame construction; Concrete foundation; Built with vinyl siding
• Exterior features: Deck; Level lot; Vinyl siding

Interior

• Kitchen: Gas range; Refrigerator; Dishwasher
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot air heating; Natural gas and oil fuel for heating; 40-gallon natural gas hot water tank; Fuel tank located in the basement
• Interior features: 6 total rooms; Full basement with hatchway
• Laundry & utility: Laundry hookups in the upstairs full bathroom; Laundry area on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $63 ($754/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 $262k (12.6% below list).
• Recommended offer: $262k (12.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.3% in Kensington — 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 (#20 in CT, #1,490 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: cost of living C-, amenities D-, commute F.
• Berlin School District (suburban): math 47% / reading 58% proficiency, ranked #69 of 153 in CT (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Zoned schools: Emma Hart Willard School (math 47% / reading 57%, grade C-, #213 of 553 statewide, top 41%, 437 students, 32% FRL); Catherine M. Mcgee Middle School (math 44% / reading 53%, grade C-, #84 of 175 statewide, top 49%, 582 students, 22% FRL); Berlin High School (math 38% / reading 69%, grade C-, #78 of 194 statewide, top 40%, 858 students, 18% FRL).
• Market conditions: 62 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 26y ago; this cycle's ask is 67% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $182k; list at $300k implies a 65% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $262,257 (12.6% below list)

Questions for the listing agent

1. Built in 1920 — 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 B-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. 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: 0.87% ✗
• Cap rate: 6.54%
• Cash-on-cash: 0.90%
• DSCR: 1.04
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $373,200
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
644 Four Rod Rd	0.10mi	3/1.5	1,267 (+2%)	4mo	$380,000	$300	87
473 Lower Ln	0.71mi	3/2.0	1,376 (+11%)	10mo	$340,000	$247	41
165 Ridgewood Ln	0.55mi	3/1.5	1,156 (-7%)	24mo	$400,000	$346	41

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: -14.9%
• Equity multiple: 0.47×
• Total profit: $-44,594
• Equity at exit: $44,716

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-33,677
• Equity at exit: $25,930

Cash invested: $83,972 (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 06037

• Home prices YoY: -32.9%
• Active inventory: 62
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,623 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$311 /mo · $3,736/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$551
• Net cashflow: $63

Break-even live

Break-even rent $2,543

Max offer price $299,900

Occupancy floor 93%

Sensitivity live

Price	-10% $233	-5% $148	+0% $63	+5% $-22	+10% $-107
Rent	-10% $-144	-5% $-41	+0% $63	+5% $166	+10% $270
Rate	-1.0pp $214	-0.5pp $139	base $63	+0.5pp $-15	+1.0pp $-94

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
883 Worthington Rdg Unit 2nd Floor Kensington, CT	2.0	1.0	800	$2,200	$2.75	45d	1	1.15mi
1044 Farmington Ave Berlin, CT	2.0	1.0	978	$2,150	$2.20	45d	1	1.21mi

Listing history 12 events

1. 2026-06-16
   statusdays on market $299,900 Under Contract 9 DOM
2. 2026-06-15
   days on market $299,900 Active 8 DOM
3. 2026-06-13
   days on market $299,900 Active 6 DOM
4. 2026-06-13
   days on market $299,900 Active 5 DOM
5. 2026-06-10
   days on market $299,900 Active 3 DOM
6. 2026-06-09
   days on market $299,900 Active 2 DOM
7. 2026-06-08
   statusdays on market $299,900 Active 1 DOM
8. 2026-06-07
   days on market $299,900 Coming Soon 6 DOM
9. 2026-06-05
   days on market $299,900 Coming Soon 3 DOM
10. 2026-06-03
    days on market $299,900 Coming Soon 2 DOM
11. 2026-06-01
    remarks 699-char remark
12. 2026-06-01
    listed $299,900 Coming Soon 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: $3,736 · $311/mo
• Projected year-2 tax: $5,077 · $423/mo
• Expected delta: +$1,341/yr (+$112/mo · 35.9%)

ⓘ 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 2/10 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,471
• − Mortgage interest: −$16,799
• − Property taxes: −$3,736
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,518
• − Management: −$2,518
• − Depreciation: −$8,724
• Taxable loss: −$4,323
• Est. tax savings @ 24.0%: +$1,038
• After-tax cash flow: $1,792/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: Berlin School District
• NCES district ID: 0900210
• Math proficiency: 47% ▼ -12.00%
• Reading proficiency: 58% ▼ -8.00%
• Median HH income: $87,497
• Composite: 48.4/100
• National rank: #2136
• State rank: #69 of 153 in CT

Livability — Kensington

• Score: 81/100
• State rank: #20
• US rank: #1490

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kensington, CT
• County: Hartford County · 754,208 people
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 19,173
• Household income: $116,042
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 294.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 7% Two or more races 5% Asian 5%
• Hispanic origin (detail): Puerto Rican 2% Cuban 2%
• Common ancestry: Romanian 23% Lithuanian 8% Danish 2%
• Foreign-born: 10% · Canada, China
• Languages at home: 85% English-only · Russian/Polish/Slavic 6% Spanish 3% Other Indo-European 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: ▼ -145.47%
• Current HPI: 296.2808
• 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

+233.6% since first listed

11 events — show timeline

• 2026-06-01 Coming Soon $299,900 Smart MLS
• 2011-07-18 Sold (Public Records) $181,900 Public Records
• 2011-07-15 Sold (MLS) $181,900 Smart MLS
• 2011-06-06 Listed $179,900 Smart MLS
• 2010-11-22 Sold (MLS) $99,900 Smart MLS
• 2010-10-31 Listed $99,900 Smart MLS
• 2004-11-01 Sold (Public Records) $176,000 Public Records
• 2004-10-29 Sold (MLS) $176,000 Smart MLS
• 2004-06-16 Listed $169,900 Smart MLS
• 2000-09-27 Sold (MLS) $80,000 Smart MLS
• 2000-08-21 Listed $89,900 Smart MLS

Property tax history

+1.1%/yr

Latest (2025): $3,736 · +1.4% YoY. Source: county tax records.