22 Main St Ext Unit A6 · Tariffville, CT 06081

$99,900

1 bd · 1.0 ba · 588 sqft · Condo public records · 5 Days on market

Built 1986 $265/mo HOA · 17% of rent

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Why this score? — see what drove the B 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 +26.0/30.0
• 1% rule +10.0/10.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• Appreciation +6.8/10.0
• Schools +6.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Beautifully remodeled end unit ... Complex located in private country setting ... Copletely renovated down to the studs ... Features include pergo floors, ceamic tile, new kit & bath, new appliances, laundry area in unit! ... Just move in!

Key facts

• Updated condo
• Shopping
• Convenient location

Tags

• UPDATED CONDO
• CONVENIENT LOCATION
• EASY ACCESS TO LOCAL PARKS
• SHOPPING
• RESTAURANTS
• EVERYDAY CONVENIENCES

Property features AI

Finance

• Financial info: Pets allowed with restrictions
• HOA & community: Monthly HOA fee; HOA covers grounds maintenance, trash pickup, snow removal, and property management

Exterior

• Parking: Assigned parking space (1)
• Utilities: Public water connected; Public sewer connected; Electric service
• Home design: Condominium; Part of Hayes Landing complex; End unit; Located on first floor
• Construction: Frame construction
• Exterior features: Vinyl siding; Level lot

Interior

• Kitchen: Oven/Range; Refrigerator; Dishwasher
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heat (electric); Wall air conditioning unit
• Interior features: One-level unit; No basement
• Laundry & utility: Washer; Dryer; Electric hot water

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).

Location & tenants

• Location reads 73/100 on livability (#78 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety B+; Watch: amenities F, commute F.
• Simsbury School District (suburban): math 62% / reading 78% proficiency, ranked #14 of 153 in CT (top 9%) — strong family-tenant draw, lease renewals of 3-5y typical; only 7% free/reduced lunch — higher-income household profile.
• Zoned schools: Tariffville School (math 57% / reading 57%, grade C+, #177 of 553 statewide, top 34%, 259 students, 32% FRL); Henry James Memorial School (math 58% / reading 81%, grade A, #17 of 175 statewide, top 9%, 620 students, 16% FRL); Simsbury High School (math 60% / reading 83%, grade B+, #17 of 194 statewide, top 8%, 1,217 students, 14% FRL).
• Market conditions: 5 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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).

Forward outlook

• In year one you build about $4k of equity ($691 loan paydown + $4k appreciation (3.7% local appreciation)).
• At projected returns (3.7% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

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

Recommended offer $99,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.53% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.62%
• DSCR: 1.47
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

3.66% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.1%
• Equity multiple: 2.13×
• Total profit: $31,511
• Equity at exit: $48,670

10-year hold

• IRR: 19.9%
• Equity multiple: 4.08×
• Total profit: $86,123
• Equity at exit: $78,063

Cash invested: $27,972 (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 06081

• Home prices YoY: 2.3%
• Active inventory: 5
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,533 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$133 /mo · $1,597/yr
• Insurance: −$42
• HOA: −$265
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $247

Break-even live

Break-even rent $1,220

Max offer price $99,900

Occupancy floor 79%

Sensitivity live

Price	-10% $304	-5% $276	+0% $247	+5% $219	+10% $191
Rent	-10% $126	-5% $187	+0% $247	+5% $308	+10% $369
Rate	-1.0pp $298	-0.5pp $273	base $247	+0.5pp $222	+1.0pp $195

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22 Winthrop St Tariffville, CT	1.0	1.0	450	$1,350	$3.00	3d	1	0.22mi
22 Winthrop St Apt 5 Tariffville, CT	1.0	1.0	550	$1,450	$2.64	45d	1	0.22mi
55 Dorset Xing Simsbury, CT	2.0	1.0–2.0	1007	$2,694	$2.68	3d	7	1.34mi
55 Dorset Xing Simsbury, CT	2.0	1.0–2.0	1016	$2,636	$2.59	12d	7	1.34mi

HOA detail condo

• Monthly dues: $265 · $3,180/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-17
   status $99,900 Under Contract 5 DOM
2. 2026-06-16
   days on market $99,900 Active 5 DOM
3. 2026-06-15
   days on market $99,900 Active 4 DOM
4. 2026-06-13
   days on market $99,900 Active 2 DOM
5. 2026-06-13
   remarks 492-char remark
6. 2026-06-13
   status $99,900 Active 1 DOM
7. 2026-06-10
   remarks 489-char remark
8. 2026-06-10
   listed $99,900 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: $1,597 · $133/mo
• Projected year-2 tax: $1,867 · $156/mo
• Expected delta: +$270/yr (+$23/mo · 16.9%)

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

Taxation est. · year 1

• Rental income: $18,396
• − Mortgage interest: −$5,596
• − Property taxes: −$1,597
• − Insurance: −$500
• − Repairs & maintenance: −$1,472
• − Management: −$1,472
• − HOA: −$3,180
• − Depreciation: −$2,906
• Taxable income: $1,674
• Est. tax owed @ 24.0%: −$402
• After-tax cash flow: $2,568/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: Simsbury School District
• NCES district ID: 0904110
• Math proficiency: 62% ▼ -8.00%
• Reading proficiency: 78% ▼ -4.00%
• Median HH income: $111,717
• Composite: 65.21/100
• National rank: #493
• State rank: #14 of 153 in CT

Livability — Tariffville

• Score: 73/100
• State rank: #78
• US rank: #5682

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Tariffville, CT
• City population: 1,607
• Population (ZIP): 1,607

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Asian 8% Two or more races 7% Hispanic / Latino 6% Native American 4%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 20% Lithuanian 17% Italian 7%
• Foreign-born: 8% · Canada
• Languages at home: 91% English-only · Other Indo-European 5% Spanish 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: ▲ 3.66%
• Current HPI: 161.8537
• 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

+73.7% since first listed

8 events — show timeline

• 2026-06-09 Coming Soon $99,900 Smart MLS
• 2006-07-03 Sold (Public Records) $90,000 Public Records
• 2006-06-30 Sold (MLS) $90,000 Smart MLS
• 2006-04-11 Listed $95,900 Smart MLS
• 2004-07-23 Sold (Public Records) $49,000 Public Records
• 1993-11-16 Sold (Public Records) $59,700 Public Records
• 1987-10-13 Sold (Public Records) $76,000 Public Records
• 1987-04-30 Sold (Public Records) $57,500 Public Records

Property tax history

-1.4%/yr

Latest (2025): $1,597 · +2.5% YoY. Source: county tax records.