7 Chestnut St · Rockville, CT 06066

$110,000

5 bd · 1.0 ba · 1,400 sqft · SingleFamily public records · 45 Days on market

Built 1900 7,405 sqft lot $79/sqft · 61% 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
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The house needs a good contractors lift. No interior access. Serious inquiry only . Price reflects job to be done. Please check pictures of interior.

Key facts

• 7,405 sq ft lot
• Built 1900
• Listed 44 days

Property features AI

Finance

• Financial info: Assessed value listed

Exterior

• Utilities: Public water (in street); Public sewer (in street)
• Home design: Single-family home
• Construction: Frame construction; Brick and stone foundation
• Exterior features: Sloping lot; Wood siding; Asphalt shingle roof

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: No heat; No hot water
• Interior features: Full basement; 9 total rooms

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.6% vs local median 3.5% in Rockville — 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 73/100 on livability (#73 in CT) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, crime B+; Watch: employment D, amenities F, commute F.
• Vernon School District (suburban): math 34% / reading 48% proficiency, ranked #97 of 153 in CT (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+4.7%/yr); 83 active listings in the ZIP; solid renter incomes; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• This rent runs 38% of the median local income ($85k/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 $761 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $31k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 12y 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.
• Current owner paid $60k; list at $110k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.45% ✓
• Cap rate: 20.57%
• Cash-on-cash: 50.98%
• DSCR: 3.27
• GRM: 3.4

CMA / ARV

• ARV (median comp): $284,609
• List price: $110,000
• Delta: -61.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
61 Vernon Ave	0.65mi	4/1.0 (-1)	1,410 (+1%)	1mo	$220,000	$156	63
4 Thompson Ct	0.25mi	4/1.0 (-1)	1,600 (+14%)	6mo	$275,000	$172	54
137 High St	0.69mi	4/1.0 (-1)	1,353 (-3%)	15mo	$146,000	$108	45
16 Middle Butcher Rd	0.57mi	4/2.0 (-1)	1,534 (+10%)	12mo	$370,000	$241	38

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 · 4.73% rent growth · sell at horizon

5-year hold

• IRR: 50.8%
• Equity multiple: 3.28×
• Total profit: $70,362
• Equity at exit: $16,401

10-year hold

• IRR: 57.0%
• Equity multiple: 7.14×
• Total profit: $189,157
• Equity at exit: $9,511

Cash invested: $30,800 (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 06066

• Rents YoY: 4.7%
• Active inventory: 83
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,691 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$195 /mo · $2,337/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$565
• Net cashflow: $1,309

Break-even live

Break-even rent $1,035

Max offer price $110,000

Occupancy floor 46%

Sensitivity live

Price	-10% $1,371	-5% $1,340	+0% $1,309	+5% $1,277	+10% $1,246
Rent	-10% $1,096	-5% $1,202	+0% $1,309	+5% $1,415	+10% $1,521
Rate	-1.0pp $1,364	-0.5pp $1,337	base $1,309	+0.5pp $1,280	+1.0pp $1,251

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-21
   days on market $110,000 Active 45 DOM
2. 2026-06-18
   days on market $110,000 Active 42 DOM
3. 2026-06-17
   days on market $110,000 Active 41 DOM
4. 2026-06-16
   days on market $110,000 Active 40 DOM
5. 2026-06-15
   days on market $110,000 Active 39 DOM
6. 2026-06-13
   days on market $110,000 Active 37 DOM
7. 2026-06-13
   days on market $110,000 Active 36 DOM
8. 2026-06-10
   days on market $110,000 Active 34 DOM
9. 2026-06-09
   days on market $110,000 Active 33 DOM
10. 2026-06-08
    days on market $110,000 Active 32 DOM
11. 2026-06-07
    days on market $110,000 Active 31 DOM
12. 2026-06-03
    days on market $110,000 Active 27 DOM
13. 2026-06-02
    days on market $110,000 Active 26 DOM
14. 2026-06-01
    days on market $110,000 Active 25 DOM
15. 2026-05-31
    days on market $110,000 Active 24 DOM
16. 2026-05-07
    listed $110,000 Active 763-char remark
17. 2024-10-16
    soldstatus $60,000 Closed 149-char remark

    Show marketing remark (149 chars)

    The house needs a good contractors lift. No interior access. Serious inquiry only . Price reflects job to be done. Please check pictures of interior.

18. 2024-09-19
    historical Under Contract - Continue to Show 149-char remark

    Show marketing remark (149 chars)

    The house needs a good contractors lift. No interior access. Serious inquiry only . Price reflects job to be done. Please check pictures of interior.

19. 2024-09-13
    listed $59,900 Active 149-char remark

    Show marketing remark (149 chars)

    The house needs a good contractors lift. No interior access. Serious inquiry only . Price reflects job to be done. Please check pictures of interior.

20. 2017-01-10
    soldstatus $10,000
21. 2015-12-07
    soldstatus $15,000
22. 2015-12-04
    soldstatus $15,000

    Show marketing remark (210 chars)

    Total renovation needed or demolish and start over. Adjoining lot is included as part of sale but does not appear buildable, just extra parking. Porches are not safe for walking. Cash or construction loan only.

23. 2015-11-09
    historical

    Show marketing remark (210 chars)

    Total renovation needed or demolish and start over. Adjoining lot is included as part of sale but does not appear buildable, just extra parking. Porches are not safe for walking. Cash or construction loan only.

24. 2015-03-13
    listed $19,900

    Show marketing remark (210 chars)

    Total renovation needed or demolish and start over. Adjoining lot is included as part of sale but does not appear buildable, just extra parking. Porches are not safe for walking. Cash or construction loan only.

25. 2014-11-30
    historical
26. 2014-05-15
    listed $49,900

ⓘ 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: $2,337 · $195/mo
• Projected year-2 tax: $2,346 · $195/mo
• Expected delta: +$8/yr (+$1/mo · 0.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 17 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: $32,294
• − Mortgage interest: −$6,162
• − Property taxes: −$2,337
• − Insurance: −$550
• − Repairs & maintenance: −$2,584
• − Management: −$2,584
• − Depreciation: −$3,200
• Taxable income: $14,879
• Est. tax owed @ 24.0%: −$3,571
• After-tax cash flow: $12,132/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: Vernon School District
• NCES district ID: 0904680
• Math proficiency: 34% ▼ -11.00%
• Reading proficiency: 48% ▼ -6.00%
• Median HH income: $60,342
• Composite: 36.26/100
• National rank: #4704
• State rank: #97 of 153 in CT

Livability — Rockville

• Score: 73/100
• State rank: #73
• US rank: #5355

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rockville, CT
• County: Tolland County · 46,815 people
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 30,577
• Household income: $85,356
• Rent vs Own: 46.8% rent · 53.2% own
• Severe rent burden: 1140.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 12% Two or more races 7% Asian 6% Black 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 9%
• Common ancestry: Lithuanian 8% Romanian 7% Slovak 2%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 84% English-only · Spanish 6% Other Indo-European 5% 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: ▼ -136.25%
• Current HPI: 249.7888
• Rent YoY: ▲ 4.73%
• 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

+120.4% since first listed

11 events — show timeline

• 2026-05-07 Listed $110,000 Smart MLS
• 2024-10-16 Sold (MLS) $60,000 Smart MLS
• 2024-09-19 Contingent — Smart MLS
• 2024-09-13 Listed $59,900 Smart MLS
• 2017-01-10 Sold (Public Records) $10,000 Public Records
• 2015-12-07 Sold (Public Records) $15,000 Public Records
• 2015-12-04 Sold (MLS) $15,000 Smart MLS
• 2015-11-09 Listing Removed — Smart MLS
• 2015-03-13 Listed $19,900 Smart MLS
• 2014-11-30 Listing Removed — Smart MLS
• 2014-05-15 Listed $49,900 Smart MLS

Property tax history

-0.3%/yr

Latest (2023): $2,337 · +0.0% YoY. Source: county tax records.