73 Helen Dr · New Britain, CT 06053

$285,000

4 bd · 1.0 ba · 1,284 sqft · SingleFamily public records · 14 Days on market

Built 1951 7,405 sqft lot Est $338k · 16% under

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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).

• ARV discount +14.5/15.0
• Appreciation +10.0/10.0
• Cash flow +8.1/30.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Schools +1.0/10.0

Listing remarks

Welcome to this well-maintained 4-bedroom, 1-bathroom home offering a spacious and functional layout. The main level features high ceilings, abundant natural light, and an oversized eat-in kitchen with ample cabinet and counter space. The flexible floor plan provides comfortable living areas and generously sized bedrooms. Outside, enjoy a fully enclosed yard ideal for outdoor activities, gardening, or entertaining. A detached 2-car garage offers additional parking, storage, or workshop potential. Conveniently located near parks, shopping, dining, schools, and major commuter routes. A great opportunity for owner-occupants or investors alike. Schedule your private showing today.

Key facts

• Natural light
• High ceilings
• Conveniently located

Tags

• HIGH CEILINGS
• NATURAL LIGHT
• OVERSIZED EAT-IN KITCHEN
• FULLY ENCLOSED YARD
• DETACHED GARAGE
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: Detached garage (2-car); Off-street paved parking; Driveway providing additional parking (total 6 parking spaces)
• Utilities: Public water connected; Public sewer connected
• Home design: Single-family home
• Construction: Frame construction; Vinyl siding; Asphalt shingle roof; Concrete slab foundation
• Exterior features: Garden area; Full fence (chain link); Level lot; Paved asphalt driveway

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher
• Bedrooms: Four bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating; Oil-fired heat with above-ground fuel tank
• Interior features: Six total rooms; No basement
• Laundry & utility: Laundry hookups in the kitchen; 40-gallon electric hot water tank

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $-280 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (17.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $219k (23.1% below list).
• Recommended offer: $219k (23.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 74/100 on livability (#67 in CT, #4,936 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing A; Watch: crime D, employment D.
• New Britain School District (suburban): math 6% / reading 17% proficiency, ranked #153 of 153 in CT (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: New Britain High School (math 10% / reading 31%, grade F, #162 of 194 statewide, top 83%, 2,331 students, 71% FRL) — zoned schools at 71% FRL track the district average.
• Market conditions: Rents rising fast (+4.9%/yr); 69 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• This rent runs 42% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $219,108 (23.1% 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. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.21%
• DSCR: 0.81
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $337,692
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
153 Horseplain Rd	0.09mi	3/1.0 (-1)	1,192 (-7%)	4mo	$265,000	$222	76
23 Lewis Rd	0.40mi	4/2.0	1,306 (+2%)	2mo	$339,900	$260	73
2415 Corbin Ave	0.23mi	3/2.0 (-1)	1,381 (+8%)	2mo	$390,000	$282	66
170 McKinley Dr	0.37mi	4/2.0	1,180 (-8%)	0mo	$360,000	$305	65
910 Farmington Ave	0.37mi	3/2.0 (-1)	1,244 (-3%)	5mo	$327,000	$263	64
102 Lewis Rd	0.49mi	4/2.0	1,306 (+2%)	11mo	$315,000	$241	61
40 Hutchinson St	0.25mi	3/1.5 (-1)	1,124 (-12%)	2mo	$320,000	$285	59
2453 Corbin Ave	0.23mi	3/1.0 (-1)	1,092 (-15%)	4mo	$320,111	$293	56
148 Governor St	0.58mi	3/1.5 (-1)	1,248 (-3%)	7mo	$286,000	$229	55
187 Miriam Rd	0.63mi	3/1.0 (-1)	1,352 (+5%)	6mo	$220,000	$163	51
199 Nancy Rd	0.64mi	3/2.0 (-1)	1,370 (+7%)	8mo	$340,000	$248	43
151 Nancy Rd	0.67mi	3/1.0 (-1)	1,162 (-10%)	9mo	$325,000	$280	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 4.94% rent growth · sell at horizon

5-year hold

• IRR: 21.9%
• Equity multiple: 2.78×
• Total profit: $141,785
• Equity at exit: $256,751

10-year hold

• IRR: 20.1%
• Equity multiple: 6.53×
• Total profit: $441,260
• Equity at exit: $553,692

Cash invested: $79,800 (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 06053

• Home prices YoY: 15.4%
• Rents YoY: 4.9%
• Active inventory: 69
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,191 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$398 /mo · $4,775/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $-280

Break-even live

Break-even rent $2,546

Max offer price $235,487

Occupancy floor —

Sensitivity live

Price	-10% $-119	-5% $-200	+0% $-280	+5% $-361	+10% $-442
Rent	-10% $-453	-5% $-367	+0% $-280	+5% $-194	+10% $-107
Rate	-1.0pp $-137	-0.5pp $-208	base $-280	+0.5pp $-354	+1.0pp $-429

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24 Dean Dr New Britain, CT	3.0	1.0	1200	$2,000	$1.67	2d	1	0.52mi
27 Janet Dr Unit 1st Floor New Britain, CT	3.0	1.0	1581	$2,300	$1.45	24d	1	0.54mi
250 Oakland Ave #2 New Britain, CT	3.0	1.0	1160	$2,100	$1.81	3d	1	0.65mi
125 Overlook Ave Unit 2nd Floor New Britain, CT	3.0	1.0	1166	$2,000	$1.72	4d	1	0.65mi
17 Pinehurst Ave Unit 2nd Floor New Britain, CT	3.0	1.0	1144	$1,900	$1.66	24d	1	1.33mi
192 Allen St New Britain, CT	1.0–3.0	1.0	713	$1,970	$2.76	2d	15	1.33mi
204 Winfield Dr New Britain, CT	2.0–3.0	1.0	1130	$2,000	$1.77	2d	4	1.41mi
45 Sterling St Unit Third Floor New Britain, CT	3.0	1.0	1038	$1,750	$1.69	17d	1	1.41mi

Listing history 13 events

1. 2026-06-18
   days on market $285,000 Active 14 DOM
2. 2026-06-18
   price $285,000 Active 13 DOM
3. 2026-06-17
   days on market $295,000 Active 13 DOM
4. 2026-06-16
   days on market $295,000 Active 12 DOM
5. 2026-06-15
   days on market $295,000 Active 11 DOM
6. 2026-06-13
   days on market $295,000 Active 9 DOM
7. 2026-06-13
   days on market $295,000 Active 8 DOM
8. 2026-06-10
   days on market $295,000 Active 6 DOM
9. 2026-06-09
   days on market $295,000 Active 5 DOM
10. 2026-06-08
    days on market $295,000 Active 4 DOM
11. 2026-06-07
    days on market $295,000 Active 3 DOM
12. 2026-06-05
    remarks 685-char remark
13. 2026-06-05
    listed $295,000 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: $4,775 · $398/mo
• Projected year-2 tax: $5,437 · $453/mo
• Expected delta: +$662/yr (+$55/mo · 13.9%)

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

Taxation est. · year 1

• Rental income: $26,293
• − Mortgage interest: −$15,964
• − Property taxes: −$4,775
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,103
• − Management: −$2,103
• − Depreciation: −$8,291
• Taxable loss: −$8,369
• Est. tax savings @ 24.0%: +$2,009
• After-tax cash flow: $-1,355/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: New Britain School District
• NCES district ID: 0902670
• Math proficiency: 6% ▼ -6.00%
• Reading proficiency: 17% ▼ -5.00%
• Median HH income: $40,827
• Composite: 9.95/100
• National rank: #9816
• State rank: #153 of 153 in CT

Livability — New Britain

• Score: 74/100
• State rank: #67
• US rank: #4936

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Britain, CT
• County: Hartford County · 754,208 people
• City population: 66,322
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 36,774
• Household income: $62,645
• Rent vs Own: 48.9% rent · 51.1% own
• Severe rent burden: 1835.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 47% Hispanic / Latino 36% Two or more races 13% Black 10% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 25% Dominican 4%
• Common ancestry: Romanian 19% Lithuanian 3% Russian 1%
• Foreign-born: 22% · Canada, Vietnam, China
• Languages at home: 50% English-only · Spanish 26% Russian/Polish/Slavic 15% French/Haitian/Cajun 3%

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: ▲ 65.76%
• Current HPI: 491.4724
• Rent YoY: ▲ 4.94%
• 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

1 event — show timeline

• 2026-06-04 Listed $295,000 Smart MLS

Property tax history

+2.5%/yr

Latest (2025): $4,775 · +2.4% YoY. Source: county tax records.