63 Fox Brook Rd · North Granby, CT 06027

$149,900

3 bd · 2.5 ba · 2,332 sqft · SingleFamily public records · 5 Days on market

Built 1977 2.20 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 +19.0/30.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• DSCR +6.0/10.0
• Schools +6.0/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +1.7/10.0

Listing remarks

Incredible opportunity to own and restore this custom contemporary set in a peaceful, serene brookside setting right on Fox Brook. 2.2 acres in total. The open main level features vaulted ceilings, hardwood floors, a sunken living room, and a mudroom with laundry. Sliders lead to a deck overlooking the brook, with a path and steps providing direct access to the water's edge. Upstairs offers a large den area and three bedrooms, including a spacious primary suite with walk-in closet and private full bath. An attached greenhouse adds unique character and potential. Detached two-car garage. Please note this property requires renovations and is best suited for cash or rehab loan financing only.

Key facts

• Sunken living room
• 2.2 acres
• Mudroom with laundry

Tags

• PEACEFUL BROOKSIDE SETTING
• 2.2 ACRES
• VAULTED CEILINGS
• HARDWOOD FLOORS
• SUNKEN LIVING ROOM
• MUDROOM WITH LAUNDRY

Property features AI

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Private well water; Septic system; Above-ground fuel tank
• Home design: Single-family home
• Construction: Frame construction; Concrete foundation; Brown exterior color
• Exterior features: Wood siding; Brook on the property; Lightly wooded lot

Interior

• Kitchen: No appliance details provided
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Ceiling fans; Wood/coal stove heat; Gravity warm air heating; Passive solar features; Propane hot water
• Interior features: Open floor plan; One fireplace; Crawl space basement
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

Location & tenants

• Location reads 63/100 on livability (#132 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Hartland School District (rural): math 55% / reading 75% proficiency, ranked #69 of 192 in CT (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 6% free/reduced lunch — higher-income household profile.
• Market conditions: 8 active listings in the ZIP; 154 units permitted in Northwest Hills Planning Region in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price.

Recommended offer $149,900

Questions for the listing agent

1. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.23% ✓
• Cap rate: 7.54%
• Cash-on-cash: 4.46%
• DSCR: 1.20
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $438,416
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
88 Fox Brook Rd	0.03mi	3/2.5	2,397 (+3%)	13mo	$450,000	$188	83
525 Granville Rd	0.33mi	4/2.0 (+1)	2,352 (+1%)	22mo	$370,000	$157	58
40 Kensington Acres Rd	0.28mi	3/2.5	2,511 (+8%)	24mo	$550,000	$219	54

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: -9.2%
• Equity multiple: 0.66×
• Total profit: $-14,166
• Equity at exit: $22,351

10-year hold

• IRR: 0.4%
• Equity multiple: 1.03×
• Total profit: $1,228
• Equity at exit: $12,961

Cash invested: $41,972 (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 06027

• Home prices YoY: -2.8%
• Active inventory: 8
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $1,843 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$451 /mo · $5,413/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$387
• Net cashflow: $156

Break-even live

Break-even rent $1,645

Max offer price $149,900

Occupancy floor 87%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-03
   status $149,900 Under Contract 5 DOM
2. 2026-06-02
   days on market $149,900 Active 5 DOM
3. 2026-06-01
   days on market $149,900 Active 4 DOM
4. 2026-05-31
   days on market $149,900 Active 3 DOM
5. 2026-05-31
   days on market $149,900 Active 2 DOM
6. 2026-05-28
   listed $149,900 Active

ⓘ 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: $5,413 · $451/mo
• Projected year-2 tax: $5,413 · $451/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $22,111
• − Mortgage interest: −$8,397
• − Property taxes: −$5,413
• − Insurance: −$750
• − Repairs & maintenance: −$1,769
• − Management: −$1,769
• − Depreciation: −$4,361
• Taxable loss: −$347
• Est. tax savings @ 24.0%: +$83
• After-tax cash flow: $1,955/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: Hartland School District
• NCES district ID: 0901950
• Math proficiency: 55% ▲ 5.00%
• Reading proficiency: 75% ▲ 5.00%
• Median HH income: $88,705
• Composite: 60.28/100
• National rank: #1738
• State rank: #69 of 192 in CT

Livability — North Granby

• Score: 63/100
• State rank: #132
• US rank: #16054

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,290
• Population (ZIP): 1,376

Population outlook (Northwest Hills County) Hauer SSP2

• By 2040: 118,998

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Romanian 12% Lithuanian 7% Portuguese 5%
• Foreign-born: 3% · Canada
• Languages at home: 96% English-only · Spanish 3%

Political lean MEDSL · Northwest Hills

• 2024 margin: Toss-up / Even · D 48.6% · R 49.9% · Other 1.6%
• All cycles: 2024: R+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -6.66%
• Current HPI: 228.2331
• Rent YoY: —
• Metro: —
• 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

• 2026-05-28 Listed $149,900 Smart MLS

Property tax history

+0.9%/yr

Latest (2025): $5,413 · +5.0% YoY. Source: county tax records.