71 Mill St · Glastonbury Center, CT 06033

$274,900

3 bd · 2.0 ba · 1,251 sqft · SingleFamily public records · 5 Days on market

Built 1917 0.45 ac lot $220/sqft · 34% below area Est $417k · 34% 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 +18.0/30.0
• ARV discount +15.0/15.0
• Schools +6.6/10.0
• DSCR +5.7/10.0
• 1% rule +5.5/10.0
• Livability +4.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This home is needing a full update on the interior but it does offer tremendous potential New Metal roofing 2025,almost all the windows are Vinyl replacement , has vinyl siding, there is a large barn garage that will fit two cars water heater apx 7 years old so you have to do all the cosmetics this one must sell fast looking for a closing fast SOLD AS IS junk to remain

Key facts

• Metal roofing
• Vinyl siding
• Large barn garage

Tags

• METAL ROOFING
• VINYL REPLACEMENT WINDOWS
• VINYL SIDING
• LARGE BARN GARAGE

Property features AI

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Public water; Public sewer; Above-ground fuel tank
• Home design: Single-family home
• Construction: Frame construction; Concrete and stone foundation
• Exterior features: Level lot; Vinyl siding; Asphalt shingle roof

Interior

• Kitchen: Oven/Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Steam heat; Oil-fired hot water; Window unit cooling
• Interior features: 6 total rooms; Full, unfinished basement; Attic with access via hatch
• Laundry & utility: Washer and Dryer included; Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Cap rate 7.3% vs local median 2.1% in Glastonbury Center — 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 83/100 on livability (#7 in CT, #1,032 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: commute F, cost of living D-.
• Glastonbury School District (suburban): math 67% / reading 75% proficiency, ranked #13 of 153 in CT (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical; only 6% free/reduced lunch — higher-income household profile.
• Market conditions: Rents flat; 96 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

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

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $274,900

Questions for the listing agent

1. Built in 1917 — 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: 1.05% ✓
• Cap rate: 7.34%
• Cash-on-cash: 3.72%
• DSCR: 1.17
• GRM: 7.9

CMA / ARV

• ARV (median comp): $417,329
• List price: $274,900
• Delta: -34.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
71 Mill St	0.00mi	3/2.0	1,251 (0%)	0mo	$275,000	$220	100
245 Cavan Ln	0.26mi	3/1.5	1,176 (-6%)	7mo	$385,000	$327	70
1016 Hebron Ave	0.31mi	4/1.5 (+1)	1,152 (-8%)	0mo	$411,075	$357	65

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 · 0.33% rent growth · sell at horizon

5-year hold

• IRR: -13.7%
• Equity multiple: 0.52×
• Total profit: $-36,765
• Equity at exit: $40,988

10-year hold

• IRR: -10.1%
• Equity multiple: 0.46×
• Total profit: $-41,294
• Equity at exit: $23,768

Cash invested: $76,972 (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 06033

• Rents YoY: 0.3%
• Active inventory: 96
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,887 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$486 /mo · $5,834/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$606
• Net cashflow: $239

Break-even live

Break-even rent $2,585

Max offer price $274,900

Occupancy floor 87%

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
60 Rambling Brook Ln Unit C2 Glastonbury, CT	2.0	2.0	940	$2,150	$2.29	3d	1	0.39mi
350 Cavan Ln #350 Glastonbury, CT	3.0	2.5	1723	$2,800	$1.63	16d	1	0.51mi
6 Larkspur Ln #6 Glastonbury, CT	2.0	1.5	1080	$2,350	$2.18	1d	1	0.67mi
917 New London Tpke Glastonbury, CT	2.0	1.0–2.0	794	$3,521	$4.43	1d	21	1.14mi
101d House St Glastonbury, CT	2.0	2.5	1450	$3,925	$2.71	44d	1	1.19mi
29 House St Glastonbury, CT	3.0	2.5	1341	$3,800	$2.83	16d	1	1.20mi
4 Hubbard Run Dr Unit 4 Glastonbury, CT	2.0	1.5	1200	$2,500	$2.08	21d	1	1.31mi
53 Salmon Brook Dr Glastonbury, CT	1.0–2.0	1.0–2.5	1075	$3,825	$3.56	1d	1	1.34mi

Listing history 2 events

1. 2026-05-06
   status Under Contract 359-char remark
2. 2026-05-01
   listed $274,900 Active 359-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: $5,834 · $486/mo
• Projected year-2 tax: $5,858 · $488/mo
• Expected delta: +$24/yr (+$2/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥95°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: $34,649
• − Mortgage interest: −$15,399
• − Property taxes: −$5,834
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,772
• − Management: −$2,772
• − Depreciation: −$7,997
• Taxable loss: −$1,499
• Est. tax savings @ 24.0%: +$360
• After-tax cash flow: $3,225/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: Glastonbury School District
• NCES district ID: 0901620
• Math proficiency: 67% ▼ -8.00%
• Reading proficiency: 75% ▼ -3.00%
• Median HH income: $106,091
• Composite: 65.53/100
• National rank: #471
• State rank: #13 of 153 in CT

Livability — Glastonbury Center

• Score: 83/100
• State rank: #7
• US rank: #1032

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hartford County · 754,208 people
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 29,921
• Household income: $149,962
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 604.0

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% Asian 10% Hispanic / Latino 9% Two or more races 6% Black 2%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 10% Lithuanian 5% Slovak 3%
• Foreign-born: 13% · Canada, China, Jamaica
• Languages at home: 82% English-only · Spanish 6% Other Indo-European 4% Other Asian/Pacific 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: ▼ -184.94%
• Current HPI: 193.4721
• Rent YoY: ▲ 0.33%
• 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

+0.0% since first listed

3 events — show timeline

• 2026-06-16 Sold (MLS) $275,000 Smart MLS
• 2026-05-06 Pending — Smart MLS
• 2026-05-01 Listed $274,900 Smart MLS

Property tax history

+1.2%/yr

Latest (2025): $5,834 · +2.8% YoY. Source: county tax records.