9 Crystal Dr · Windsor Locks, CT 06026

$419,900

3 bd · 2.5 ba · 1,952 sqft · SingleFamily public records · 2 Days on market

Built 2000 6,534 sqft lot Est $431k · at est.

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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 +12.3/30.0
• ARV discount +8.7/15.0
• Schools +5.2/10.0
• 1% rule +3.9/10.0
• Livability +3.7/5.0
• DSCR +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

If you're looking for easy, comfortable living, this quality-built 3 bedroom, 2 1/2 bath Cape is the one! Offering 1,952 sqft and a desirable open floor plan, this home is designed for everyday convenience and effortless entertaining. The bright granite kitchen features abundant counter space, tile backsplash, and a charming butcher block work area, opening seamlessly to the living room with wood floors and slider leading to the backyard. Enjoy the ease of a first floor primary suite complete with walk-in closet and full bath with shower, plus first-floor laundry and a convenient half bath. Upstairs you'll find two generously sized bedrooms, a large bonus room perfect for office, playroom,

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 2000

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water connected; Public sewer connected
• Home design: Single-family home
• Construction: Frame construction; Concrete foundation; Asphalt shingle roof; Vinyl siding; Full unfinished basement; Attic with access via hatch
• Exterior features: Patio; Fully fenced yard; Lightly wooded, level lot

Interior

• Kitchen: Oven/Range; Microwave; Refrigerator; Dishwasher; Garbage disposal
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Hot water heat (oil-fired); Central air conditioning; Oil hot water with fuel tank in basement; Domestic hot water (oil)
• Interior features: Automatic garage door opener; Cable available
• Laundry & utility: Washer and dryer; Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $420k.

Deal economics

• At list price, monthly cash flow is $-78 ($-935/yr) — negative.
• To cash-flow at today's rent, offer at most $406k (3.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $372k (11.4% below list).
• Recommended offer: $372k (11.4% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 3.9% in Windsor Locks — 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 74/100 on livability (#65 in CT, #4,599 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• East Granby School District (rural): math 51% / reading 64% proficiency, ranked #54 of 153 in CT (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Allgrove School (202 students, 15% FRL); East Granby Middle School (math 51% / reading 70%, grade B+, #45 of 175 statewide, top 28%, 195 students, 19% FRL); East Granby High School (math 57% / reading 67%, grade B-, #40 of 194 statewide, top 21%, 258 students, 14% FRL).
• Market conditions: 26 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $166k; list at $420k implies a 153% gain — meaningful room to come down on a strong offer.

Recommended offer $372,000 (11.4% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.89% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.80%
• DSCR: 0.96
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $431,392
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5 Crystal Dr	0.03mi	4/2.5 (+1)	1,952 (0%)	19mo	$399,000	$204	78
4 Harvest Ln	0.10mi	3/2.5	1,928 (-1%)	21mo	$450,000	$233	76
32 Crystal Dr	0.05mi	3/2.5	2,085 (+7%)	14mo	$460,000	$221	75
17 Harvest Ln	0.07mi	4/2.5 (+1)	2,002 (+3%)	24mo	$459,000	$229	68
16 Schoolhouse Lndg #16	0.56mi	3/2.5	1,864 (-4%)	13mo	$410,000	$220	55
119 Rainbow Rd	0.70mi	4/1.5 (+1)	1,894 (-3%)	13mo	$255,000	$135	43

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.38×
• Total profit: $-72,877
• Equity at exit: $62,608

10-year hold

• IRR: -9.6%
• Equity multiple: 0.41×
• Total profit: $-69,335
• Equity at exit: $36,305

Cash invested: $117,572 (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 06026

• Home prices YoY: -18.4%
• Active inventory: 26
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $3,720 medium
• Mortgage (P&I): −$2,202
• Tax from tax record: −$640 /mo · $7,677/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$781
• Net cashflow: $-78

Break-even live

Break-even rent $3,819

Max offer price $406,137

Occupancy floor 97%

Sensitivity live

Price	-10% $160	-5% $41	+0% $-78	+5% $-197	+10% $-316
Rent	-10% $-372	-5% $-225	+0% $-78	+5% $69	+10% $216
Rate	-1.0pp $134	-0.5pp $29	base $-78	+0.5pp $-187	+1.0pp $-297

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: $104,975
• Closing costs: $12,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Bramble Bush Cir East Granby, CT	3.0–4.0	2.5	2000	$3,720	$1.86	3d	28	0.14mi

Listing history 4 events

1. 2026-06-07
   statusdays on market $419,900 Under Contract 2 DOM
2. 2026-06-03
   status $419,900 Active 1 DOM
3. 2026-06-02
   remarks 699-char remark
4. 2026-06-02
   listed $419,900 Coming Soon 1 DOM

ⓘ 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: $7,677 · $640/mo
• Projected year-2 tax: $8,331 · $694/mo
• Expected delta: +$654/yr (+$55/mo · 8.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $44,640
• − Mortgage interest: −$23,521
• − Property taxes: −$7,677
• − Insurance: −$2,100
• − Repairs & maintenance: −$3,571
• − Management: −$3,571
• − Depreciation: −$12,215
• Taxable loss: −$8,015
• Est. tax savings @ 24.0%: +$1,924
• After-tax cash flow: $989/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: East Granby School District
• NCES district ID: 0901170
• Math proficiency: 51% ▼ -14.00%
• Reading proficiency: 64% ▼ -9.00%
• Median HH income: $78,289
• Composite: 51.66/100
• National rank: #1695
• State rank: #54 of 153 in CT

Livability — Windsor Locks

• Score: 74/100
• State rank: #65
• US rank: #4599

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 12,579
• Population (ZIP): 5,176

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 9% Hispanic / Latino 6% Black 4% Asian 3%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 7% Portuguese 3% Slovak 2%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 5% Other Asian/Pacific 2% French/Haitian/Cajun 2%

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: ▼ -52.66%
• Current HPI: 234.323
• Rent YoY: —
• Metro: —
• 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

+153.1% since first listed

4 events — show timeline

• 2026-06-01 Coming Soon $419,900 Smart MLS
• 2011-11-30 Listing Removed — Smart MLS
• 2011-05-04 Listed $264,900 Smart MLS
• 2000-07-07 Sold (Public Records) $165,900 Public Records

Property tax history

+2.5%/yr

Latest (2025): $7,677 · +2.3% YoY. Source: county tax records.