36 Lepage Rd · Hartford, CT 06095

$129,000

2 bd · 1.0 ba · 1,120 sqft · SingleFamily public records · 19 Days on market

Built 1955 0.41 ac lot $115/sqft · 56% 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
• Livability +3.8/5.0
• Schools +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Incredible Opportunity in a Convenient Windsor Location. Bring your vision to this well-built ranch offering solid fundamentals and strong upside potential. Fire damage is primarily isolated to the kitchen and breezeway, with minor impact to the garage, providing a clear path for renovation and value creation. Home used as 3 Bedroom, and features hardwood floors throughout, thermopane windows, and a desirable two-car garage. The spacious, open basement is ready to be finished, offering additional living space and equity potential. Set on a level lot in a convenient location, whether you're an investor, contractor, or buyer looking to build equity, this is a rare chance to create something s

Key facts

• Level lot
• Thermopane windows
• Hardwood floors

Tags

• WELL BUILT RANCH
• HARDWOOD FLOORS
• THERMOPANE WINDOWS
• SPACIOUS OPEN BASEMENT
• LEVEL LOT

Property features AI

Finance

• Other: Property listed for sale as single-family; Property located in Hartford County, Connecticut

Exterior

• Utilities: Public water connected; Public sewer connected
• Home design: Single-family home
• Construction: Concrete construction; Concrete foundation; Asphalt shingle gable roof
• Exterior features: Level lot; Aluminum siding

Interior

• Bedrooms: Two bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Hot water heating; Oil-fired heat with above-ground fuel tank; Domestic hot water
• Interior features: Five total rooms; One fireplace; Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $127k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#58 in CT, #3,553 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: crime F, employment F.
• Windsor School District (suburban): math 29% / reading 41% proficiency, ranked #107 of 153 in CT (top 70%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Clover Street School (math 30% / reading 40%, grade F, #337 of 553 statewide, top 61%, 284 students, 42% FRL); Windsor High School (math 26% / reading 55%, grade F, #104 of 194 statewide, top 54%, 1,100 students, 39% FRL).
• Market conditions: 99 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 $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 3.3% of price; built in 1955 — 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 $127,065 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
6. 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.
7. 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.
8. 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: 1.57% ✓
• Cap rate: 11.14%
• Cash-on-cash: 17.31%
• DSCR: 1.77
• GRM: 5.3

CMA / ARV

• ARV (median comp): $292,386
• List price: $129,000
• Delta: -55.88%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.8%
• Equity multiple: 1.34×
• Total profit: $12,437
• Equity at exit: $19,234

10-year hold

• IRR: 18.0%
• Equity multiple: 2.50×
• Total profit: $54,169
• Equity at exit: $11,154

Cash invested: $36,120 (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 06095

• Home prices YoY: -33.0%
• Active inventory: 99
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $2,027 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$350 /mo · $4,202/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$426
• Net cashflow: $521

Break-even live

Break-even rent $1,368

Max offer price $129,000

Occupancy floor 69%

Sensitivity live

Price	-10% $594	-5% $558	+0% $521	+5% $485	+10% $448
Rent	-10% $361	-5% $441	+0% $521	+5% $601	+10% $681
Rate	-1.0pp $586	-0.5pp $554	base $521	+0.5pp $488	+1.0pp $454

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 Deerfield Rd Windsor, CT	2.0	1.0	1200	$1,900	$1.58	24d	1	0.52mi

Listing history 11 events

1. 2026-05-07
   historical Under Contract - Continue to Show 1107-char remark
2. 2026-05-02
   listed $129,000 Active 1107-char remark
3. 2010-06-30
   historical
4. 2010-06-30
   historical
5. 2010-04-15
   listed $168,900
6. 2010-02-07
   listed $179,900
7. 2007-05-08
   historical
8. 2007-02-13
   listed $209,900
9. 2005-09-01
   soldstatus $162,900
10. 2005-08-31
    soldstatus $162,900
11. 2005-05-04
    listed $162,900

ⓘ 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: $4,202 · $350/mo
• Projected year-2 tax: $4,202 · $350/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 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: $24,328
• − Mortgage interest: −$7,226
• − Property taxes: −$4,202
• − Insurance: −$645
• − Repairs & maintenance: −$1,946
• − Management: −$1,946
• − Depreciation: −$3,753
• Taxable income: $4,610
• Est. tax owed @ 24.0%: −$1,106
• After-tax cash flow: $5,148/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: Windsor School District
• NCES district ID: 0905220
• Math proficiency: 29% ▼ -12.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $80,578
• Composite: 33.23/100
• National rank: #5521
• State rank: #107 of 153 in CT

Livability — Hartford

• Score: 76/100
• State rank: #58
• US rank: #3553

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hartford County · 754,208 people
• City population: 121,162
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 29,670
• Household income: $105,322
• Rent vs Own: 18.0% rent · 82.0% own
• Severe rent burden: 555.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: White 45% Black 34% Hispanic / Latino 10% Two or more races 9% Asian 4%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Lithuanian 6% Romanian 4% Iranian 1%
• Foreign-born: 16% · Canada, China
• Languages at home: 86% English-only · Spanish 5% Other Indo-European 2% Other Asian/Pacific 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: ▼ -123.46%
• Current HPI: 251.2426
• 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

+25.8% since first listed

13 events — show timeline

• 2026-06-04 Sold (MLS) $205,000 Smart MLS
• 2026-05-22 Pending — Smart MLS
• 2026-05-07 Contingent — Smart MLS
• 2026-05-02 Listed $129,000 Smart MLS
• 2010-06-30 Listing Removed — Smart MLS
• 2010-06-30 Listing Removed — Smart MLS
• 2010-04-15 Listed $168,900 Smart MLS
• 2010-02-07 Listed $179,900 Smart MLS
• 2007-05-08 Listing Removed — Smart MLS
• 2007-02-13 Listed $209,900 Smart MLS
• 2005-09-01 Sold (Public Records) $162,900 Public Records
• 2005-08-31 Sold (MLS) $162,900 Smart MLS
• 2005-05-04 Listed $162,900 Smart MLS

Property tax history

+3.0%/yr

Latest (2025): $4,202 · -6.2% YoY. Source: county tax records.