54 Pratt St · Wethersfield, CT 06067

$173,000

4 bd · 1.5 ba · 1,750 sqft · SingleFamily public records · 10 Days on market

Built 1750 7,840 sqft lot $99/sqft · 59% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• Livability +3.9/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming opportunity near the Connecticut River! This 4 bedroom, 1 1/2 bath home is ideally located within walking distance to the Rocky Hill-Glastonbury Ferry and Ferry Park, offering easy access to scenic river views. Set in a desirable area with strong potential, this property is perfect for someone looking to bring a piece of history back to life. This home is in a National Historic District and is being offered in as-is condition.

Key facts

• Ferry park
• Connecticut river
• Scenic river views

Tags

• CONNECTICUT RIVER
• ROCKY HILL-GLASTONBURY FERRY
• FERRY PARK
• SCENIC RIVER VIEWS
• NATIONAL HISTORIC DISTRICT

Property features AI

Exterior

• Utilities: Public water connected; Public sewer connected; Fuel tank located in basement
• Home design: Single-family home
• Construction: Frame construction; Stone foundation; White exterior color
• Exterior features: Level lot; Vinyl siding; Asphalt shingle roof

Interior

• Kitchen: Oven/Range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Hot air heat (oil-fired) ; Window unit cooling
• Interior features: 7 total rooms; Full, unfinished walk-out basement with sump pump and dirt floor; Has attic with access via hatch
• Laundry & utility: Washer; Dryer; 50-gallon electric hot water tank

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $173k.

Deal economics

• At list price, monthly cash flow is $977 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $173k).
• Cap rate 13.1% vs local median 3.3% in Wethersfield — 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 78/100 on livability (#37 in CT, #2,561 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F.
• Rocky Hill School District (suburban): math 59% / reading 67% proficiency, ranked #34 of 153 in CT (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+3.4%/yr); 54 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• This rent runs 35% of the median local income ($100k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $48k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1750 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $173,000

Questions for the listing agent

1. Built in 1750 — 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. 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?
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: 1.71% ✓
• Cap rate: 13.07%
• Cash-on-cash: 24.19%
• DSCR: 2.08
• GRM: 4.9

CMA / ARV

• ARV (median comp): $418,411
• List price: $173,000
• Delta: -58.65%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
54 Pratt St	0.00mi	4/1.5	1,750 (0%)	0mo	$195,000	$111	100
88 Elm St	0.53mi	4/1.5	1,728 (-1%)	8mo	$365,000	$211	66
46 Riverview Rd	0.18mi	3/1.5 (-1)	1,512 (-14%)	3mo	$400,000	$265	61
20 Ashwell Ave	0.54mi	3/2.0 (-1)	1,536 (-12%)	2mo	$405,000	$264	46
40 Grimes Rd	0.66mi	3/2.0 (-1)	1,530 (-13%)	6mo	$380,000	$248	36
102 Forest St	0.73mi	3/1.0 (-1)	1,824 (+4%)	19mo	$270,000	$148	36
46 Wells Rd	0.56mi	3/2.0 (-1)	1,945 (+11%)	16mo	$410,000	$211	35
27 Mountain View Dr	0.70mi	3/2.0 (-1)	1,950 (+11%)	13mo	$465,000	$238	30

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 · 3.43% rent growth · sell at horizon

5-year hold

• IRR: 18.0%
• Equity multiple: 1.73×
• Total profit: $35,593
• Equity at exit: $25,795

10-year hold

• IRR: 26.8%
• Equity multiple: 3.42×
• Total profit: $116,992
• Equity at exit: $14,958

Cash invested: $48,440 (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 06067

• Rents YoY: 3.4%
• Active inventory: 54
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,958 medium
• Mortgage (P&I): −$907
• Tax from tax record: −$381 /mo · $4,570/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$621
• Net cashflow: $977

Break-even live

Break-even rent $1,722

Max offer price $173,000

Occupancy floor 62%

Sensitivity live

Price	-10% $1,074	-5% $1,025	+0% $977	+5% $928	+10% $879
Rent	-10% $743	-5% $860	+0% $977	+5% $1,093	+10% $1,210
Rate	-1.0pp $1,064	-0.5pp $1,021	base $977	+0.5pp $932	+1.0pp $886

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: $43,250
• Closing costs: $5,190
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
70 Grimes Rd Rocky Hill, CT	4.0	2.5	2188	$3,400	$1.55	3d	1	0.70mi
108 West St Rocky Hill, CT	1.0–3.0	1.0	1094	$2,131	$1.95	11d	5	0.91mi
1802 Silas Deane Hwy Rocky Hill, CT	1.0–3.0	1.0–2.0	1059	$3,400	$3.21	44d	10	1.27mi

Listing history 2 events

1. 2026-05-10
   status Under Contract 439-char remark
2. 2026-05-04
   listed $173,000 Active 439-char remark

ⓘ 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: $4,570 · $381/mo
• Projected year-2 tax: $4,570 · $381/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: $35,494
• − Mortgage interest: −$9,691
• − Property taxes: −$4,570
• − Insurance: −$865
• − Repairs & maintenance: −$2,839
• − Management: −$2,839
• − Depreciation: −$5,033
• Taxable income: $9,656
• Est. tax owed @ 24.0%: −$2,318
• After-tax cash flow: $9,401/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: Rocky Hill School District
• NCES district ID: 0903840
• Math proficiency: 59% ▼ -7.00%
• Reading proficiency: 67% ▼ -8.00%
• Median HH income: $75,825
• Composite: 56.01/100
• National rank: #1191
• State rank: #34 of 153 in CT

Livability — Wethersfield

• Score: 78/100
• State rank: #37
• US rank: #2561

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hartford County · 754,208 people
• City population: 27,250
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 20,872
• Household income: $100,027
• Rent vs Own: 31.6% rent · 68.4% own
• Severe rent burden: 560.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Asian 14% Hispanic / Latino 8% Two or more races 7% Black 5%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 9% Lithuanian 4% Russian 3%
• Foreign-born: 23% · Canada, China, Jamaica
• Languages at home: 69% English-only · Other Indo-European 11% Spanish 7% Russian/Polish/Slavic 6%

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: ▼ -188.36%
• Current HPI: 184.2022
• Rent YoY: ▲ 3.43%
• 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

+12.7% since first listed

6 events — show timeline

• 2026-06-11 Sold (MLS) $195,000 Smart MLS
• 2026-05-25 Pending — Smart MLS
• 2026-05-21 Relisted — Smart MLS
• 2026-05-20 Contingent — Smart MLS
• 2026-05-10 Pending — Smart MLS
• 2026-05-04 Listed $173,000 Smart MLS

Property tax history

+0.7%/yr

Latest (2025): $4,570 · +3.7% YoY. Source: county tax records.