20 Cottage Green Rd · Enfield, CT 06082

$229,900

4 bd · 1.0 ba · 2,230 sqft · SingleFamily public records · 52 Days on market

Built 1830 7,840 sqft lot $103/sqft · 27% below area Est $317k · 27% under

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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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +7.3/10.0
• Rent growth +3.5/5.0
• Schools +3.0/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Historic Brick Cottage | Total Renovation Opportunity Bring your vision to this charming historic brick cottage. Featuring a classic front porch and a gracious entryway, the main level offers a formal living room, formal dining room, family room, and a spacious kitchen layout. The second floor hosts five bedrooms, providing ample space for a high-end modernization. This is a full-rehab project ideal for investors or restoration enthusiasts looking to revive a stately home with significant character. Nice fenced yard with seasonal views of the river from the second floor. Strictly sold as-is. Please see agent to agent remarks, the house has been emptied with AI, house still has all the belon

Key facts

• 7,840 sq ft lot
• Built 1830
• Listed 52 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $485 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $223k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Enfield High School (math 29% / reading 54%, grade F, #102 of 194 statewide, top 53%, 1,490 students, 40% FRL).
• Market conditions: Rents rising (+3.9%/yr); 182 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 38% of the median local income ($90k/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 $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $64k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1830 — 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 $223,003 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 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 1830 — 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: 1.23% ✓
• Cap rate: 8.82%
• Cash-on-cash: 9.04%
• DSCR: 1.40
• GRM: 6.7

CMA / ARV

• ARV (median comp): $316,544
• List price: $229,900
• Delta: -27.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1070 Enfield St	0.61mi	4/2.0	2,348 (+5%)	0mo	$380,000	$162	59
73 College St	0.38mi	4/2.0	2,204 (-1%)	23mo	$300,000	$136	57
31 Oak Ave	0.31mi	5/2.0 (+1)	1,946 (-13%)	15mo	$290,000	$149	43
13 Frew Ter	0.64mi	4/1.5	1,981 (-11%)	10mo	$360,000	$182	41
50 Fairview Ave	0.75mi	3/1.5 (-1)	2,358 (+6%)	13mo	$341,000	$145	38
97 Alden Ave	0.58mi	3/1.5 (-1)	1,899 (-15%)	6mo	$243,000	$128	36
5 Sanford Ave	0.69mi	5/2.5 (+1)	2,138 (-4%)	17mo	$440,000	$206	36
10 Woodward Ave	0.55mi	4/1.0	1,897 (-15%)	20mo	$275,000	$145	33
1071 River Blvd	0.75mi	3/2.0 (-1)	1,956 (-12%)	10mo	$425,000	$217	28

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-3,643
• Equity at exit: $34,279

10-year hold

• IRR: 9.3%
• Equity multiple: 1.75×
• Total profit: $48,013
• Equity at exit: $19,878

Cash invested: $64,372 (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: 6.7×

Monthly cashflow live

• Estimated rent: $2,839 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$456 /mo · $5,476/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$596
• Net cashflow: $485

Break-even live

Break-even rent $2,225

Max offer price $229,900

Occupancy floor 78%

Sensitivity live

Price	-10% $615	-5% $550	+0% $485	+5% $420	+10% $355
Rent	-10% $260	-5% $373	+0% $485	+5% $597	+10% $709
Rate	-1.0pp $600	-0.5pp $543	base $485	+0.5pp $425	+1.0pp $365

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: $57,475
• Closing costs: $6,897
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
54 Prospect St Enfield, CT	4.0	2.0	2016	$3,200	$1.59	2d	1	0.16mi
36B Maple Ave Enfield, CT	3.0	1.5	1800	$1,775	$0.99	45d	1	0.35mi
37 Shad Row #37 Suffield, CT	3.0	2.5	2000	$2,700	$1.35	2d	1	0.52mi
42 Hartford Ave Enfield, CT	4.0	1.0	1538	$2,400	$1.56	45d	1	0.65mi
8 Catherine Ln Suffield, CT	3.0	2.0	1486	$3,500	$2.36	45d	1	0.89mi
44 Saint James Ave Enfield, CT	3.0	2.0	1500	$2,700	$1.80	45d	1	1.37mi

Listing history 15 events

1. 2026-06-18
   days on market $229,900 Active 52 DOM
2. 2026-06-17
   days on market $229,900 Active 51 DOM
3. 2026-06-16
   days on market $229,900 Active 50 DOM
4. 2026-06-15
   days on market $229,900 Active 49 DOM
5. 2026-06-13
   days on market $229,900 Active 47 DOM
6. 2026-06-10
   days on market $229,900 Active 44 DOM
7. 2026-06-09
   days on market $229,900 Active 43 DOM
8. 2026-06-08
   days on market $229,900 Active 42 DOM
9. 2026-06-07
   days on market $229,900 Active 41 DOM
10. 2026-06-05
    days on market $229,900 Active 38 DOM
11. 2026-06-03
    days on market $229,900 Active 37 DOM
12. 2026-06-02
    days on market $229,900 Active 36 DOM
13. 2026-06-01
    days on market $229,900 Active 35 DOM
14. 2026-05-31
    days on market $229,900 Active 34 DOM
15. 2026-04-24
    listed $229,900 Active 706-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: $5,476 · $456/mo
• Projected year-2 tax: $5,476 · $456/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,062
• − Mortgage interest: −$12,878
• − Property taxes: −$5,476
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,725
• − Management: −$2,725
• − Depreciation: −$6,688
• Taxable income: $2,421
• Est. tax owed @ 24.0%: −$581
• After-tax cash flow: $5,235/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 — Enfield

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Thompsonville, CT
• County: Hartford County · 754,208 people
• City population: 41,090
• 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

1 event — show timeline

• 2026-04-24 Listed $229,900 Smart MLS

Property tax history

+2.9%/yr

Latest (2025): $5,476 · +2.8% YoY. Source: county tax records.