44 Candlewood Dr #44 · South Windsor, CT 06074

$199,000

1 bd · 1.0 ba · 857 sqft · Condo · 23 Days on market

Built 1973 $300/mo HOA · 15% of rent

---

Why this score? — see what drove the D- 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 +10.2/30.0
• ARV discount +7.5/15.0
• Schools +5.9/10.0
• 1% rule +4.9/10.0
• Rent growth +3.2/5.0
• DSCR +2.9/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move into this charming condo in the convenient Mill River Meadows community. Boasting an open floor plan with an updated bathroom, large master bedroom, new flooring, and neural paint colors. Enjoy the view from the back deck area looking out over the expansive back lawn. Low condo fees and taxes make this a practical choice, more affordable than renting! A must see schedule your showing and make it yours this Summer.

Key facts

• Private deck
• In-ground pool
• Mill river meadows

Tags

• PRIVATE DECK
• IN-GROUND POOL
• MILL RIVER MEADOWS

Property features AI

Finance

• Other: Community pool (in-ground); 102 units in the complex
• Financial info: Unit owners association management; Pets allowed (restrictions apply)
• HOA & community: Homeowners association with monthly fee; HOA fee includes grounds maintenance, trash pickup, water, property management, pool service and road maintenance

Exterior

• Utilities: Public water; Public sewer; Electric hot water
• Home design: Condominium unit; Part of Mill River Meadows community
• Construction: Frame and other construction
• Exterior features: Balcony; Deck; Other exterior siding

Interior

• Kitchen: Electric cooktop; Refrigerator; Dishwasher
• Bedrooms: 1 bedroom (single-level unit)
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heat (electric); Central air
• Interior features: Central air conditioning; Common laundry area; No basement
• Laundry & utility: Common laundry area

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $199k.

Deal economics

• At list price, monthly cash flow is $-111 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $183k (8.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (0.5% below list).
• Recommended offer: $183k (8.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• South Windsor School District (suburban): math 60% / reading 69% proficiency, ranked #27 of 153 in CT (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 9% free/reduced lunch — higher-income household profile.
• Zoned schools: Pleasant Valley School (math 76% / reading 76%, grade A, #41 of 553 statewide, top 7%, 678 students, 16% FRL); South Windsor High School (math 55% / reading 72%, grade B-, #38 of 194 statewide, top 19%, 1,329 students, 17% FRL).
• Market conditions: Rents rising (+2.8%/yr); 118 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 43% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• This rent is only 16% of the median local income ($145k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y 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 $139k; 43% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $182,870 (8.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.99% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.40%
• DSCR: 0.89
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.75% rent growth · sell at horizon

5-year hold

• IRR: -20.5%
• Equity multiple: 0.29×
• Total profit: $-39,629
• Equity at exit: $29,672

10-year hold

• IRR: -14.0%
• Equity multiple: 0.20×
• Total profit: $-44,807
• Equity at exit: $17,206

Cash invested: $55,720 (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 06074

• Rents YoY: 2.8%
• Active inventory: 118
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,979 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$300
• Vacancy / Maint / Mgmt: −$416
• Net cashflow: $-111

Break-even live

Break-even rent $2,121

Max offer price $182,870

Occupancy floor —

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
62 Candlewood Dr #62 South Windsor, CT	2.0	1.0	1072	$2,100	$1.96	43d	1	0.05mi
801 Pleasant Valley Rd Unit 801 South Windsor, CT	1.0	1.0	678	$1,650	$2.43	43d	1	1.14mi
50 Andrews Way South Windsor, CT	1.0–2.0	1.0–2.0	1008	$2,298	$2.28	1d	10	1.16mi
949 Pleasant Valley Rd Unit 6-4 South Windsor, CT	1.0	1.0	686	$1,450	$2.11	43d	1	1.19mi
21 Amato Dr Unit I South Windsor, CT	2.0	1.0	914	$2,100	$2.30	1d	1	1.34mi
23 Amato Dr South Windsor, CT	1.0	1.0	1050	$1,995	$1.90	1d	1	1.35mi
175 Oakland Rd South Windsor, CT	1.0	1.0	896	$1,995	$2.23	1d	1	1.46mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-18
   days on market $199,000 Active 23 DOM
2. 2026-06-17
   days on market $199,000 Active 22 DOM
3. 2026-06-16
   days on market $199,000 Active 21 DOM
4. 2026-06-15
   remarks 649-char remark
5. 2026-06-15
   days on market $199,000 Active 20 DOM
6. 2026-06-13
   days on market $199,000 Active 18 DOM
7. 2026-06-13
   days on market $199,000 Active 17 DOM
8. 2026-06-10
   days on market $199,000 Active 15 DOM
9. 2026-06-09
   days on market $199,000 Active 14 DOM
10. 2026-06-08
    days on market $199,000 Active 13 DOM
11. 2026-06-07
    days on market $199,000 Active 12 DOM
12. 2026-06-05
    days on market $199,000 Active 9 DOM
13. 2026-06-03
    days on market $199,000 Active 8 DOM
14. 2026-06-02
    days on market $199,000 Active 7 DOM
15. 2026-06-01
    days on market $199,000 Active 6 DOM
16. 2026-05-31
    days on market $199,000 Active 5 DOM
17. 2026-05-25
    listed $199,000 Active
18. 2022-08-09
    historical 423-char remark

    Show marketing remark (423 chars)

    Move into this charming condo in the convenient Mill River Meadows community. Boasting an open floor plan with an updated bathroom, large master bedroom, new flooring, and neural paint colors. Enjoy the view from the back deck area looking out over the expansive back lawn. Low condo fees and taxes make this a practical choice, more affordable than renting! A must see schedule your showing and make it yours this Summer.

19. 2022-08-01
    soldstatus $139,000 Closed 423-char remark

    Show marketing remark (423 chars)

    Move into this charming condo in the convenient Mill River Meadows community. Boasting an open floor plan with an updated bathroom, large master bedroom, new flooring, and neural paint colors. Enjoy the view from the back deck area looking out over the expansive back lawn. Low condo fees and taxes make this a practical choice, more affordable than renting! A must see schedule your showing and make it yours this Summer.

20. 2022-07-09
    historical Under Contract - Continue to Show 423-char remark

    Show marketing remark (423 chars)

    Move into this charming condo in the convenient Mill River Meadows community. Boasting an open floor plan with an updated bathroom, large master bedroom, new flooring, and neural paint colors. Enjoy the view from the back deck area looking out over the expansive back lawn. Low condo fees and taxes make this a practical choice, more affordable than renting! A must see schedule your showing and make it yours this Summer.

21. 2022-07-04
    status Active 423-char remark

    Show marketing remark (423 chars)

    Move into this charming condo in the convenient Mill River Meadows community. Boasting an open floor plan with an updated bathroom, large master bedroom, new flooring, and neural paint colors. Enjoy the view from the back deck area looking out over the expansive back lawn. Low condo fees and taxes make this a practical choice, more affordable than renting! A must see schedule your showing and make it yours this Summer.

22. 2022-06-02
    historical Under Contract - Continue to Show 423-char remark

    Show marketing remark (423 chars)

    Move into this charming condo in the convenient Mill River Meadows community. Boasting an open floor plan with an updated bathroom, large master bedroom, new flooring, and neural paint colors. Enjoy the view from the back deck area looking out over the expansive back lawn. Low condo fees and taxes make this a practical choice, more affordable than renting! A must see schedule your showing and make it yours this Summer.

23. 2022-05-29
    listed $129,000 Active 423-char remark

    Show marketing remark (423 chars)

    Move into this charming condo in the convenient Mill River Meadows community. Boasting an open floor plan with an updated bathroom, large master bedroom, new flooring, and neural paint colors. Enjoy the view from the back deck area looking out over the expansive back lawn. Low condo fees and taxes make this a practical choice, more affordable than renting! A must see schedule your showing and make it yours this Summer.

24. 2017-04-25
    soldstatus $99,000 436-char remark

    Show marketing remark (436 chars)

    Incredible value in a great South Windsor location. This unit is completely updated! Updates includes kitchen with appliances, bathroom, central a/c, electric panel, along with electric and plumbing fixtures. Open floor plan and plenty of light with surprisingly large rooms. Enjoy the well maintained grounds including the in-ground pool. Don't miss your opportunity for this beautifully maintained unit! This complex is FHA approved.

25. 2016-11-12
    listed $97,900 436-char remark

    Show marketing remark (436 chars)

    Incredible value in a great South Windsor location. This unit is completely updated! Updates includes kitchen with appliances, bathroom, central a/c, electric panel, along with electric and plumbing fixtures. Open floor plan and plenty of light with surprisingly large rooms. Enjoy the well maintained grounds including the in-ground pool. Don't miss your opportunity for this beautifully maintained unit! This complex is FHA approved.

26. 2002-02-22
    soldstatus $58,000
27. 2001-12-28
    listed $59,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,754
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$1,900
• − Management: −$1,900
• − HOA: −$3,600
• − Depreciation: −$5,789
• Taxable loss: −$4,563
• Est. tax savings @ 24.0%: +$1,095
• After-tax cash flow: $-242/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: South Windsor School District
• NCES district ID: 0904170
• Math proficiency: 60% ▼ -9.00%
• Reading proficiency: 69% ▼ -6.00%
• Median HH income: $93,730
• Composite: 58.96/100
• National rank: #965
• State rank: #27 of 153 in CT

Livability — South Windsor

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

Census & demographics

• County: Hartford County · 754,208 people
• City population: 26,907
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 26,907
• Household income: $144,961
• Rent vs Own: 15.1% rent · 84.9% own
• Severe rent burden: 288.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (64%)
• Race & ethnicity: White 64% Asian 21% Two or more races 6% Hispanic / Latino 6% Black 4%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 7% Lithuanian 4% Russian 2%
• Foreign-born: 21% · Canada, China
• Languages at home: 74% English-only · Other Indo-European 13% Other Asian/Pacific 6% Spanish 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: ▼ -180.94%
• Current HPI: 193.4197
• Rent YoY: ▲ 2.75%
• 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

+232.2% since first listed

11 events — show timeline

• 2026-05-25 Listed $199,000 Smart MLS
• 2022-08-09 Listing Removed — Smart MLS
• 2022-08-01 Sold (MLS) $139,000 Smart MLS
• 2022-07-09 Contingent — Smart MLS
• 2022-07-04 Relisted — Smart MLS
• 2022-06-02 Contingent — Smart MLS
• 2022-05-29 Listed $129,000 Smart MLS
• 2017-04-25 Sold (MLS) $99,000 Smart MLS
• 2016-11-12 Listed $97,900 Smart MLS
• 2002-02-22 Sold (MLS) $58,000 Smart MLS
• 2001-12-28 Listed $59,900 Smart MLS