88 Westphal St · West Hartford, CT 06110

$265,000

3 bd · 1.0 ba · 1,156 sqft · SingleFamily public records · 8 Days on market

Built 1953 0.27 ac lot $229/sqft · 20% below area Est $330k · 20% under

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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 +16.7/30.0
• ARV discount +15.0/15.0
• Schools +5.6/10.0
• 1% rule +5.2/10.0
• DSCR +5.2/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming cape located in a desirable area in West Hartford. This home offers great potencial with some needed updates, making it an excellent opportunity for investors or buyers looking to add their personal touch. A solid property in sough-after neighborhood -don't miss the change to make it your own!

Key facts

• 0.27 acre lot
• Garage
• Built 1953

Property features AI

Exterior

• Parking: Under-house garage; Driveway parking; Three total parking spaces (one garage included)
• Utilities: Public water connected; Public sewer connected; Natural gas service
• Home design: Single-family home
• Construction: Concrete foundation; Other construction type; Exterior color: creme
• Exterior features: Shingle roof; Aluminum siding; Shed on the property; Interior lot

Interior

• Kitchen: Electric range; Range hood; Refrigerator
• Bedrooms: Three bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Hot water heating powered by natural gas; Thermopane (energy-efficient) windows
• Interior features: Six total rooms; One fireplace; Full, unfinished basement; Has attic with crawl space and hatch access
• Laundry & utility: Washer and dryer in lower-level (basement) laundry; 40-gallon natural gas hot water tank

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $163 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Cap rate 7.0% vs local median 3.3% in West Hartford — 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 79/100 on livability (#27 in CT, #1,989 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: amenities F, cost of living F.
• West Hartford School District (urban): math 56% / reading 67% proficiency, ranked #39 of 153 in CT (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Charter Oak International Academy (math 42% / reading 50%, grade D-, #269 of 553 statewide, top 49%, 512 students, 47% FRL); Hall High School (math 62% / reading 82%, grade B+, #14 of 194 statewide, top 8%, 1,408 students, 20% FRL) — zoned schools average 34% FRL vs 16% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 35 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• This rent runs 37% of the median local income ($88k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1953 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $265,000

Questions for the listing agent

1. Built in 1953 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.02% ✓
• Cap rate: 7.03%
• Cash-on-cash: 2.63%
• DSCR: 1.12
• GRM: 8.2

CMA / ARV

• ARV (median comp): $329,992
• List price: $265,000
• Delta: -19.69%
• 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
88 Westphal St	0.00mi	3/1.0	1,156 (0%)	1mo	$275,000	$238	100
406 Oakwood Ave	0.31mi	3/1.0	1,206 (+4%)	1mo	$331,000	$274	78
38 Saint Augustine St	0.21mi	2/1.0 (-1)	1,086 (-6%)	0mo	$352,500	$325	75
94 Thomas St	0.54mi	2/1.0 (-1)	1,176 (+2%)	1mo	$358,000	$304	66
69 Edgemere Ave	0.29mi	2/1.5 (-1)	1,260 (+9%)	2mo	$422,000	$335	63
104 Price Blvd	0.46mi	2/1.0 (-1)	1,088 (-6%)	1mo	$370,000	$340	62
135 Edgemont Ave	0.47mi	2/2.0 (-1)	1,216 (+5%)	0mo	$437,000	$359	60
16 Clarendon Ave	0.72mi	3/2.0	1,202 (+4%)	3mo	$350,000	$291	53
53 Richard St	0.51mi	3/1.5	1,324 (+14%)	0mo	$480,000	$363	50
43 Crosby St	0.53mi	3/1.5	1,315 (+14%)	2mo	$415,000	$316	48
34 Crocker Ave	0.72mi	2/1.5 (-1)	1,056 (-9%)	0mo	$383,900	$364	45
22 Crocker Ave	0.69mi	3/1.5	1,297 (+12%)	3mo	$370,000	$285	43

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: -12.1%
• Equity multiple: 0.56×
• Total profit: $-32,454
• Equity at exit: $39,512

10-year hold

• IRR: -2.9%
• Equity multiple: 0.81×
• Total profit: $-14,403
• Equity at exit: $22,912

Cash invested: $74,200 (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 06110

• Active inventory: 35
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,703 high
• Mortgage (P&I): −$1,390
• Tax from tax record: −$472 /mo · $5,670/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$568
• Net cashflow: $163

Break-even live

Break-even rent $2,497

Max offer price $265,000

Occupancy floor 89%

Sensitivity live

Price	-10% $313	-5% $238	+0% $163	+5% $88	+10% $13
Rent	-10% $-51	-5% $56	+0% $163	+5% $269	+10% $376
Rate	-1.0pp $296	-0.5pp $230	base $163	+0.5pp $94	+1.0pp $24

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Caya Ave West Hartford, CT	2.0	1.5	1078	$2,600	$2.41	4d	1	0.09mi
43 Caya Ave West Hartford, CT	1.0–2.0	1.0	775	$1,859	$2.40	12d	6	0.10mi
140 Kane St Unit C1 West Hartford, CT	2.0	2.0	1062	$1,900	$1.79	4d	1	0.24mi
100 Kane St Unit D11 West Hartford, CT	2.0	2.0	1182	$2,100	$1.78	44d	1	0.24mi
106 Kane St West Hartford, CT	1.0–2.0	1.0–2.0	966	$2,300	$2.38	4d	18	0.30mi
19 Thomas St Unit 23 West Hartford, CT	2.0	1.0	1252	$2,100	$1.68	12d	1	0.46mi
21 Gillette St West Hartford, CT	3.0	1.0	1400	$2,500	$1.79	4d	1	0.49mi
29 Crosby St West Hartford, CT	2.0	1.0	1100	$1,950	$1.77	44d	1	0.57mi
387 Quaker Ln S West Hartford, CT	2.0	1.0	1050	$2,400	$2.29	44d	1	0.59mi
1 Park Rd West Hartford, CT	2.0	1.0–2.0	913	$3,647	$3.99	4d	18	0.60mi
225 Whiting Ln West Hartford, CT	2.0	1.0	1400	$1,850	$1.32	24d	1	0.69mi
48 Elm Dr West Hartford, CT	2.0	1.5	966	$2,600	$2.69	17d	1	0.72mi
91 Fennbrook Rd West Hartford, CT	3.0	1.5	1436	$3,600	$2.51	44d	1	0.76mi
89 Maplewood Ave Fl 1 West Hartford, CT	3.0	1.0	1475	$2,400	$1.63	24d	1	1.06mi
26 Schoolhouse Dr #204 West Hartford, CT	2.0	1.0	865	$2,800	$3.24	45d	1	1.12mi
30 Schoolhouse Dr #105 West Hartford, CT	2.0	2.0	1404	$2,950	$2.10	12d	1	1.16mi
3 Goshen St Hartford, CT	3.0	1.0	1168	$2,100	$1.80	2d	1	1.17mi
3 Arnoldale Rd West Hartford, CT	1.0–3.0	1.0	1050	$2,885	$2.75	11d	4	1.18mi
711 Farmington Ave West Hartford, CT	1.0–2.0	1.0–1.5	975	$1,950	$2.00	24d	4	1.18mi
14 Hillcrest Ave Unit 14 B West Hartford, CT	2.0	1.0	838	$1,800	$2.15	44d	1	1.23mi
786 Farmington Ave Unit 3rd Floor West Hartford, CT	2.0	1.0	1400	$2,300	$1.64	44d	1	1.26mi
124 Mayflower St West Hartford, CT	3.0	1.0	1025	$2,650	$2.59	24d	1	1.28mi
124 Mayflower St West Hartford, CT	3.0	1.0	843	$2,650	$3.14	44d	1	1.28mi
15 Highland St #305 West Hartford, CT	2.0	2.0	1285	$2,800	$2.18	44d	1	1.28mi
843 Farmington Ave West Hartford, CT	1.0–2.0	1.0	842	$2,000	$2.38	2d	8	1.29mi
843 Farmington Ave Unit 839-C4 West Hartford, CT	2.0	1.0	850	$1,974	$2.32	44d	1	1.29mi
843 Farmington Ave Unit 771-15 West Hartford, CT	2.0	1.0	934	$1,807	$1.93	44d	1	1.29mi
843 Farmington Ave Unit 773-A2 West Hartford, CT	2.0	1.0	987	$1,988	$2.01	44d	1	1.29mi
20 Outlook Ave #102 West Hartford, CT	2.0	1.0	1231	$3,000	$2.44	4d	1	1.30mi
20 Outlook Ave West Hartford, CT	1.0–2.0	1.0	1118	$3,000	$2.68	24d	2	1.31mi
10 Greenacres Ave West Hartford, CT	3.0	1.5	1302	$3,400	$2.61	22d	1	1.32mi
452 Hillside Ave Hartford, CT	4.0	1.0	1233	$2,700	$2.19	24d	1	1.32mi
5 Bishop Rd #101 West Hartford, CT	3.0	2.0	1408	$3,300	$2.34	12d	1	1.32mi
950 Trout Brook Dr West Hartford, CT	1.0–3.0	1.0–2.5	1071	$6,070	$5.67	44d	1	1.33mi
883 Farmington Ave Unit 1 West Hartford, CT	3.0	2.0	1145	$2,900	$2.53	44d	1	1.36mi
85 Memorial Rd West Hartford, CT	2.0	2.0	1315	$5,750	$4.37	44d	2	1.36mi
85 Memorial Rd #201 West Hartford, CT	2.0	2.0	1402	$6,000	$4.28	24d	1	1.38mi
85 Memorial Rd #205 West Hartford, CT	2.0	2.0	1228	$5,200	$4.23	24d	1	1.38mi
115 S Main St West Hartford, CT	2.0	1.0–1.5	1028	$2,750	$2.67	44d	3	1.39mi
115 S Main St Unit B11 West Hartford, CT	2.0	1.5	1057	$2,750	$2.60	44d	1	1.40mi

Listing history 3 events

1. 2026-05-11
   status Under Contract 303-char remark
2. 2026-05-03
   listed $265,000 Active 303-char remark
3. 1994-09-29
   soldstatus $100,000

ⓘ 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: $5,670 · $472/mo
• Projected year-2 tax: $5,670 · $473/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 6/10 Major FEMA zone X (unshaded) · 71% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 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 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,434
• − Mortgage interest: −$14,844
• − Property taxes: −$5,670
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,595
• − Management: −$2,595
• − Depreciation: −$7,709
• Taxable loss: −$2,303
• Est. tax savings @ 24.0%: +$553
• After-tax cash flow: $2,505/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: West Hartford School District
• NCES district ID: 0904920
• Math proficiency: 56% ▼ -6.00%
• Reading proficiency: 67% ▼ -5.00%
• Median HH income: $85,173
• Composite: 55.64/100
• National rank: #1228
• State rank: #39 of 153 in CT

Livability — West Hartford

• Score: 79/100
• State rank: #27
• US rank: #1989

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Hartford, CT
• County: Hartford County · 754,208 people
• City population: 63,441
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 12,641
• Household income: $87,539
• Rent vs Own: 36.9% rent · 63.1% own
• Severe rent burden: 498.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 45% Hispanic / Latino 26% Black 13% Asian 12% Two or more races 11%
• Hispanic origin (detail): Mexican 2% Puerto Rican 13% Dominican 3% Salvadoran 2%
• Common ancestry: Romanian 5% Lithuanian 3% Subsaharan African 2%
• Foreign-born: 24% · Canada, Vietnam, India
• Languages at home: 59% English-only · Spanish 22% Other Indo-European 8% Russian/Polish/Slavic 3%

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: ▼ -157.83%
• Current HPI: 192.2408
• Rent YoY: —
• 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

+175.0% since first listed

4 events — show timeline

• 2026-06-03 Sold (MLS) $275,000 Smart MLS
• 2026-05-11 Pending — Smart MLS
• 2026-05-03 Listed $265,000 Smart MLS
• 1994-09-29 Sold (Public Records) $100,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $5,670 · +5.7% YoY. Source: county tax records.