23 Gordon Ln · Hazardville, CT 06082

$150,000

2 bd · 1.0 ba · 1,413 sqft · SingleFamily public records · 6 Days on market

Built 1952 0.60 ac lot $106/sqft · 53% below area

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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 +24.2/30.0
• 1% rule +8.4/10.0
• DSCR +7.8/10.0
• ARV discount +7.5/15.0
• Livability +3.6/5.0
• Rent growth +3.5/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Not your average ranch! This mid century modern Frank Llloyd Wright style home is sure to wow with dramatic 12 foot ceilings, fireplace with brick feature wall, glass block walls, remodeled kitchen with granite, curved statement wall, 21 foot long screened in terrace also with 12 ft ceilings and ceiling fans. This location is a naturalist's delight and is nestled on a quiet street. The secluded back yard backs up to State owned land bordering the Scantic river. At certain times listen for the babbling river from your back yard. Mechanically the furnace is approximately 5 years old with two 330 gallon oil tanks and there are thermal windows throughout. This one owner home was custom built. Something like this only comes available once in a blue moon!

Key facts

• 0.6 acre lot
• 4 parking spots
• Built 1952

Property features AI

Exterior

• Parking: Driveway; 4 parking spaces
• Utilities: Public water connected; Public sewer connected
• Home design: Single family home; Paved asphalt driveway
• Construction: Frame construction; Brick exterior siding; Flat roof; Block foundation; Built area approximately 1413 living area (public record)
• Exterior features: Enclosed porch and porch; Lightly wooded lot

Interior

• Kitchen: Electric cooktop; Wall oven; Microwave; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Oil-fired heat (fuel tank located in basement); Hot water heater: other
• Interior features: 6 total rooms; Full, unfinished basement with interior access and concrete floor; 1 fireplace
• Laundry & utility: Washer and dryer included; Laundry located in the kitchen on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $299 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 8.7% vs local median 3.3% in Hazardville — 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 72/100 on livability (#82 in CT) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F.
• Enfield School District (suburban): math 25% / reading 41% proficiency, ranked #114 of 153 in CT (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.9%/yr); 182 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 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 $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y ago 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 3.5% of price; built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• 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 $150,000

Questions for the listing agent

1. Built in 1952 — 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: 1.34% ✓
• Cap rate: 8.69%
• Cash-on-cash: 8.55%
• DSCR: 1.38
• GRM: 6.2

CMA / ARV

• ARV (median comp): $317,690
• List price: $150,000
• Delta: -52.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
23 Gordon Ln	0.00mi	2/1.0	1,413 (0%)	1mo	$220,000	$156	99
13 S Maple St	0.29mi	3/1.5 (+1)	1,440 (+2%)	17mo	$270,000	$188	62
22 Southview St	0.44mi	3/2.0 (+1)	1,309 (-7%)	2mo	$339,900	$260	56
4 Oak St	0.37mi	3/1.5 (+1)	1,440 (+2%)	22mo	$305,000	$212	55
12 Longview Rd	0.65mi	3/1.0 (+1)	1,320 (-7%)	1mo	$340,000	$258	53
40 North St	0.66mi	2/2.0	1,344 (-5%)	7mo	$305,000	$227	51
3 Martin Ter	0.73mi	3/1.5 (+1)	1,446 (+2%)	8mo	$315,000	$218	49
2 Glen Arden Ln	0.70mi	3/1.0 (+1)	1,519 (+8%)	8mo	$325,000	$214	43
11 Allen St	0.56mi	2/1.0	1,248 (-12%)	16mo	$280,500	$225	41
227 Hazard Ave	0.68mi	3/1.5 (+1)	1,494 (+6%)	17mo	$285,000	$191	37
21 Longview Rd	0.68mi	2/2.0	1,336 (-5%)	23mo	$340,000	$254	36
100 Abbe Rd	0.63mi	3/2.0 (+1)	1,254 (-11%)	19mo	$345,000	$275	27

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 · 3.9% rent growth · sell at horizon

5-year hold

• IRR: -2.0%
• Equity multiple: 0.92×
• Total profit: $-3,241
• Equity at exit: $22,365

10-year hold

• IRR: 8.9%
• Equity multiple: 1.72×
• Total profit: $30,100
• Equity at exit: $12,969

Cash invested: $42,000 (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 06082

• Rents YoY: 3.9%
• Active inventory: 182
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $2,003 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$434 /mo · $5,212/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $299

Break-even live

Break-even rent $1,625

Max offer price $150,000

Occupancy floor 80%

Sensitivity live

Price	-10% $384	-5% $342	+0% $299	+5% $257	+10% $214
Rent	-10% $141	-5% $220	+0% $299	+5% $378	+10% $457
Rate	-1.0pp $375	-0.5pp $337	base $299	+0.5pp $260	+1.0pp $221

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3 Oak St Enfield, CT	3.0	1.0	1000	$1,800	$1.80	2d	1	0.36mi

Listing history 7 events

1. 2026-05-04
   status Under Contract 659-char remark
2. 2026-04-29
   listed $150,000 Active 659-char remark
3. 2026-04-25
   historical $150,000 659-char remark
4. 2018-09-14
   soldstatus $182,600 Closed 759-char remark

   Show marketing remark (759 chars)

   Not your average ranch! This mid century modern Frank Llloyd Wright style home is sure to wow with dramatic 12 foot ceilings, fireplace with brick feature wall, glass block walls, remodeled kitchen with granite, curved statement wall, 21 foot long screened in terrace also with 12 ft ceilings and ceiling fans. This location is a naturalist's delight and is nestled on a quiet street. The secluded back yard backs up to State owned land bordering the Scantic river. At certain times listen for the babbling river from your back yard. Mechanically the furnace is approximately 5 years old with two 330 gallon oil tanks and there are thermal windows throughout. This one owner home was custom built. Something like this only comes available once in a blue moon!

5. 2018-09-11
   historical 759-char remark

   Show marketing remark (759 chars)

   Not your average ranch! This mid century modern Frank Llloyd Wright style home is sure to wow with dramatic 12 foot ceilings, fireplace with brick feature wall, glass block walls, remodeled kitchen with granite, curved statement wall, 21 foot long screened in terrace also with 12 ft ceilings and ceiling fans. This location is a naturalist's delight and is nestled on a quiet street. The secluded back yard backs up to State owned land bordering the Scantic river. At certain times listen for the babbling river from your back yard. Mechanically the furnace is approximately 5 years old with two 330 gallon oil tanks and there are thermal windows throughout. This one owner home was custom built. Something like this only comes available once in a blue moon!

6. 2018-07-13
   historical Under Contract - Continue to Show 759-char remark

   Show marketing remark (759 chars)

   Not your average ranch! This mid century modern Frank Llloyd Wright style home is sure to wow with dramatic 12 foot ceilings, fireplace with brick feature wall, glass block walls, remodeled kitchen with granite, curved statement wall, 21 foot long screened in terrace also with 12 ft ceilings and ceiling fans. This location is a naturalist's delight and is nestled on a quiet street. The secluded back yard backs up to State owned land bordering the Scantic river. At certain times listen for the babbling river from your back yard. Mechanically the furnace is approximately 5 years old with two 330 gallon oil tanks and there are thermal windows throughout. This one owner home was custom built. Something like this only comes available once in a blue moon!

7. 2018-07-05
   listed $189,900 Active 759-char remark

   Show marketing remark (759 chars)

   Not your average ranch! This mid century modern Frank Llloyd Wright style home is sure to wow with dramatic 12 foot ceilings, fireplace with brick feature wall, glass block walls, remodeled kitchen with granite, curved statement wall, 21 foot long screened in terrace also with 12 ft ceilings and ceiling fans. This location is a naturalist's delight and is nestled on a quiet street. The secluded back yard backs up to State owned land bordering the Scantic river. At certain times listen for the babbling river from your back yard. Mechanically the furnace is approximately 5 years old with two 330 gallon oil tanks and there are thermal windows throughout. This one owner home was custom built. Something like this only comes available once in a blue moon!

ⓘ 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: $5,212 · $434/mo
• Projected year-2 tax: $5,212 · $434/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 · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,039
• − Mortgage interest: −$8,402
• − Property taxes: −$5,212
• − Insurance: −$750
• − Repairs & maintenance: −$1,923
• − Management: −$1,923
• − Depreciation: −$4,364
• Taxable income: $1,465
• Est. tax owed @ 24.0%: −$352
• After-tax cash flow: $3,238/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: Enfield School District
• NCES district ID: 0901470
• Math proficiency: 25% ▼ -14.00%
• Reading proficiency: 41% ▼ -10.00%
• Median HH income: $68,750
• Composite: 30.42/100
• National rank: #6238
• State rank: #114 of 153 in CT

Livability — Hazardville

• Score: 72/100
• State rank: #82
• US rank: #6039

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

• Census place: Hazardville, CT
• County: Hartford County · 754,208 people
• City population: 41,100
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 41,090
• Household income: $90,404
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 954.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 11% Two or more races 9% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7%
• Common ancestry: Romanian 10% Lithuanian 9% Slovak 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 2% Russian/Polish/Slavic 1%

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: ▼ -494.72%
• Current HPI: 192.4011
• Rent YoY: ▲ 3.90%
• 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

+15.9% since first listed

8 events — show timeline

• 2026-05-29 Sold (MLS) $220,000 Smart MLS
• 2026-05-04 Pending — Smart MLS
• 2026-04-29 Listed $150,000 Smart MLS
• 2026-04-25 Coming Soon $150,000 Smart MLS
• 2018-09-14 Sold (MLS) $182,600 Smart MLS
• 2018-09-11 Listing Removed — Smart MLS
• 2018-07-13 Contingent — Smart MLS
• 2018-07-05 Listed $189,900 Smart MLS

Property tax history

+2.3%/yr

Latest (2025): $5,212 · +3.8% YoY. Source: county tax records.