10 Horseshoe Dr · East Granby, CT 06026

$275,000

4 bd · 1.5 ba · 2,059 sqft · SingleFamily public records · 4 Days on market

Built 1974 0.93 ac lot

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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 +15.2/30.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Schools +5.2/10.0
• DSCR +4.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this classic 4-bedroom, 1.5-bathroom Colonial situated on a generous 0.93-acre level lot in charming East Granby, CT. Designed for seamless living, the main floor features a spacious combined living and dining area that flows effortlessly into the kitchen. Unwind in the welcoming family room, where a cozy fireplace serves as the centerpiece and large glass sliders open directly out to the back deck. Upstairs, all four bedrooms offer comfortable wall-to-wall carpeting and ample closet space. Step outside to enjoy a private, lightly treed backyard that serves up peaceful nature vibes and plenty of room for outdoor activities. The property's serene location is matched by its excepti

Key facts

• Scenic hiking trails
• Private backyard
• Level lot

Tags

• LEVEL LOT
• COZY FIREPLACE
• BACK DECK
• PRIVATE BACKYARD
• SCENIC HIKING TRAILS
• EASY COMMUTE

Property features AI

Exterior

• Parking: Under-house garage; 2-car garage
• Utilities: Private well water; Septic system; Electric service
• Home design: Single family home
• Construction: Frame construction; Concrete foundation; Asphalt shingle roof; Aluminum siding
• Exterior features: Terrace; Deck; Gutters; Exterior lighting; Treed lot

Interior

• Kitchen: Wall oven; Refrigerator; Dishwasher
• Bedrooms: 4 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric baseboard heat
• Interior features: Auto garage door opener; Cable available; One fireplace; Full unfinished walk-out basement with storage; Attic with storage space and access via hatch; 8 total rooms
• Laundry & utility: Washer and dryer located on the main level; Electric domestic hot water

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $97 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• East Granby School District (rural): math 51% / reading 64% proficiency, ranked #54 of 153 in CT (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: East Granby High School (math 57% / reading 67%, grade B-, #40 of 194 statewide, top 21%, 258 students, 14% FRL).
• Market conditions: 26 active listings in the ZIP; 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 $8k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $275,000

Questions for the listing agent

1. Built in 1974 — 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. 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: 1.03% ✓
• Cap rate: 6.72%
• Cash-on-cash: 1.52%
• DSCR: 1.07
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.8%
• Equity multiple: 0.50×
• Total profit: $-38,173
• Equity at exit: $41,003

10-year hold

• IRR: -4.8%
• Equity multiple: 0.68×
• Total profit: $-24,471
• Equity at exit: $23,777

Cash invested: $77,000 (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 06026

• Home prices YoY: -18.4%
• Active inventory: 26
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,844 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$592 /mo · $7,110/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$597
• Net cashflow: $97

Break-even live

Break-even rent $2,721

Max offer price $275,000

Occupancy floor 92%

Sensitivity live

Price	-10% $253	-5% $175	+0% $97	+5% $19	+10% $-58
Rent	-10% $-127	-5% $-15	+0% $97	+5% $210	+10% $322
Rate	-1.0pp $236	-0.5pp $167	base $97	+0.5pp $26	+1.0pp $-47

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   days on market $275,000 Active 4 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $275,000 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: $7,110 · $592/mo
• Projected year-2 tax: $7,110 · $592/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,123
• − Mortgage interest: −$15,404
• − Property taxes: −$7,110
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,730
• − Management: −$2,730
• − Depreciation: −$8,000
• Taxable loss: −$3,226
• Est. tax savings @ 24.0%: +$774
• After-tax cash flow: $1,941/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: East Granby School District
• NCES district ID: 0901170
• Math proficiency: 51% ▼ -14.00%
• Reading proficiency: 64% ▼ -9.00%
• Median HH income: $78,289
• Composite: 51.66/100
• National rank: #1695
• State rank: #54 of 153 in CT

Livability — East Granby

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 5,176

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 9% Hispanic / Latino 6% Black 4% Asian 3%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 7% Portuguese 3% Slovak 2%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 5% Other Asian/Pacific 2% French/Haitian/Cajun 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: ▼ -52.66%
• Current HPI: 234.323
• 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

• 2026-06-17 Listed $275,000 Smart MLS

Property tax history

+1.8%/yr

Latest (2025): $7,110 · +2.4% YoY. Source: county tax records.