201 Cherry Hill Dr · Newington, CT 06111

$319,000

3 bd · 1.0 ba · 1,324 sqft · SingleFamily public records · 15 Days on market

Built 1952 0.26 ac lot $241/sqft · 20% below area Est $399k · 20% 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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• DSCR +4.3/10.0
• 1% rule +4.2/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this charming ranch! This property is ready for a new owner! The home features hardwood floors, 3 bedrooms, 1 bath, fireplace, dinning area, deck, spacious flat yard, detached garage and so much more! Perfect starter home or one floor living in a desired neighborhood, centrally located! Come view it and make it yours!

Key facts

• 0.26 acre lot
• Garage
• Built 1952

Property features AI

Exterior

• Parking: Detached garage (1 car)
• Utilities: Public water connected; Public sewer connected
• Home design: Single-family home
• Construction: Built with frame construction; Concrete foundation; Asphalt shingle roof; Vinyl siding
• Exterior features: Deck; Lightly wooded, level lot

Interior

• Kitchen: Gas range; Oven/Range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Natural gas fuel; Central air
• Interior features: 5 total rooms; Full basement with hatchway access; Attic accessible via hatch; One fireplace; Central air conditioning
• Laundry & utility: Washer; Electric dryer; Laundry room on lower level; Tankless hot water

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $319k.

Deal economics

• At list price, monthly cash flow is $57 ($685/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $294k (7.9% below list).
• Recommended offer: $294k (7.9% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.4% in Newington — 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 79/100 on livability (#30 in CT, #2,143 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Newington School District (suburban): math 38% / reading 53% proficiency, ranked #87 of 153 in CT (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Newington High School (math 52% / reading 70%, grade C+, #43 of 194 statewide, top 22%, 1,327 students, 32% FRL) — zoned schools average 32% FRL vs 15% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 61% at this address vs 46% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Newington School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents flat; 94 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 14d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• This rent runs 34% of the median local income ($103k/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 $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($314k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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: built in 1952 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $293,941 (7.9% below list)

Questions for the listing agent

1. Built in 1952 — 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. 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.
4. 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.
5. 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: 0.92% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.77%
• DSCR: 1.03
• GRM: 9.0

CMA / ARV

• ARV (median comp): $399,015
• List price: $319,000
• Delta: -20.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Cherry Hill Dr	0.00mi	3/1.0	1,324 (0%)	0mo	$344,000	$260	100
40 Quincy Ln	0.10mi	2/1.5 (-1)	1,320 (-0%)	3mo	$315,000	$239	85
54 Red Top Dr	0.22mi	3/1.5	1,282 (-3%)	6mo	$410,000	$320	77
16 Thornton Dr	0.21mi	3/1.0	1,475 (+11%)	5mo	$299,900	$203	67
25 Fowler Dr	0.36mi	4/2.0 (+1)	1,382 (+4%)	3mo	$435,000	$315	64
99 Knollwood Rd	0.52mi	3/1.5	1,284 (-3%)	10mo	$480,000	$374	60
21 Chestnut Rd	0.36mi	3/2.0	1,448 (+9%)	4mo	$425,000	$294	60
53 Groveland Ter	0.38mi	2/2.0 (-1)	1,366 (+3%)	9mo	$290,000	$212	60
30 Jeffrey Ln	0.40mi	3/2.5	1,242 (-6%)	10mo	$400,000	$322	57
575 S Main St	0.53mi	3/2.0	1,452 (+10%)	3mo	$422,700	$291	53
293 Elmfield St	0.53mi	3/2.5	1,215 (-8%)	8mo	$420,000	$346	49
521 S Main St	0.70mi	4/2.0 (+1)	1,450 (+10%)	8mo	$390,000	$269	36

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 · 0.98% rent growth · sell at horizon

5-year hold

• IRR: -17.4%
• Equity multiple: 0.40×
• Total profit: $-53,830
• Equity at exit: $47,564

10-year hold

• IRR: -13.8%
• Equity multiple: 0.27×
• Total profit: $-64,937
• Equity at exit: $27,581

Cash invested: $89,320 (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 06111

• Rents YoY: 1.0%
• Active inventory: 94
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,939 high
• Mortgage (P&I): −$1,673
• Tax from tax record: −$459 /mo · $5,511/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$617
• Net cashflow: $57

Break-even live

Break-even rent $2,867

Max offer price $319,000

Occupancy floor 93%

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1600 New Britain Ave Farmington, CT	1.0–2.0	1.0–1.5	1112	$2,595	$2.33	1d	1	0.53mi
132 Federal St West Hartford, CT	4.0	2.0	1296	$3,000	$2.31	23d	1	0.66mi
10 Berkshire Rd West Hartford, CT	1.0–2.0	1.5–2.0	963	$2,850	$2.96	1d	1	0.80mi
11 King Arthur Way Unit 9-5 Newington, CT	2.0	1.5	950	$2,150	$2.26	3d	1	0.80mi
11 King Arthur Way Apt 12 Newington, CT	2.0	1.5	950	$2,200	$2.32	43d	1	0.80mi
25 Madsen Rd West Hartford, CT	4.0	2.0	1488	$3,500	$2.35	1d	1	0.81mi
46 Brittany Farms Rd New Britain, CT	1.0–2.0	1.0	820	$2,025	$2.47	1d	1	1.14mi
154 Harding Ave Newington, CT	3.0	2.0	1747	$3,000	$1.72	23d	1	1.17mi
83 Main St Newington, CT	1.0–2.0	1.0	825	$2,195	$2.66	1d	1	1.23mi
38 Bradford Walk Unit 38 Farmington, CT	2.0	2.5	1830	$3,500	$1.91	10d	1	1.26mi
28 Ashford Rd West Hartford, CT	4.0	2.5	1779	$3,950	$2.22	19d	1	1.27mi
143 Brittany Farms Rd Unit A New Britain, CT	3.0	2.5	1722	$2,750	$1.60	14d	1	1.29mi
11 Kimberly Rd West Hartford, CT	3.0	1.5	1276	$3,200	$2.51	23d	1	1.29mi
124 Mayflower St West Hartford, CT	3.0	1.0	1025	$2,650	$2.59	23d	1	1.38mi
30 Schoolhouse Dr #105 West Hartford, CT	2.0	2.0	1404	$2,950	$2.10	11d	1	1.49mi
10 Greenacres Ave West Hartford, CT	3.0	1.5	1302	$3,400	$2.61	21d	1	1.50mi

Listing history 17 events

1. 2026-05-16
   status Under Contract 385-char remark
2. 2026-05-05
   historical Under Contract - Continue to Show 385-char remark
3. 2026-05-02
   listed $319,000 Active 385-char remark
4. 2026-04-30
   historical $319,000 385-char remark
5. 2021-01-11
   soldstatus $225,000 Closed 329-char remark

   Show marketing remark (329 chars)

   Check out this charming ranch! This property is ready for a new owner! The home features hardwood floors, 3 bedrooms, 1 bath, fireplace, dinning area, deck, spacious flat yard, detached garage and so much more! Perfect starter home or one floor living in a desired neighborhood, centrally located! Come view it and make it yours!

6. 2020-10-14
   historical Under Contract - Continue to Show 329-char remark

   Show marketing remark (329 chars)

   Check out this charming ranch! This property is ready for a new owner! The home features hardwood floors, 3 bedrooms, 1 bath, fireplace, dinning area, deck, spacious flat yard, detached garage and so much more! Perfect starter home or one floor living in a desired neighborhood, centrally located! Come view it and make it yours!

7. 2020-10-04
   listed $219,900 Active 329-char remark

   Show marketing remark (329 chars)

   Check out this charming ranch! This property is ready for a new owner! The home features hardwood floors, 3 bedrooms, 1 bath, fireplace, dinning area, deck, spacious flat yard, detached garage and so much more! Perfect starter home or one floor living in a desired neighborhood, centrally located! Come view it and make it yours!

8. 2019-12-19
   historical
9. 2019-11-01
   price $214,900
10. 2019-10-16
    price $219,900
11. 2019-09-29
    price $224,900
12. 2019-09-13
    price $229,900
13. 2019-09-13
    status Active
14. 2019-08-22
    historical
15. 2019-07-29
    listed $214,900 Active
16. 2014-07-11
    soldstatus $200,000
17. 1995-12-22
    soldstatus $120,000

ⓘ 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: $5,511 · $459/mo
• Projected year-2 tax: $6,169 · $514/mo
• Expected delta: +$658/yr (+$55/mo · 11.9%)

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

Taxation est. · year 1

• Rental income: $35,273
• − Mortgage interest: −$17,869
• − Property taxes: −$5,511
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,822
• − Management: −$2,822
• − Depreciation: −$9,280
• Taxable loss: −$4,626
• Est. tax savings @ 24.0%: +$1,110
• After-tax cash flow: $1,795/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: Newington School District
• NCES district ID: 0902880
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 53% ▼ -6.00%
• Median HH income: $74,751
• Composite: 41.37/100
• National rank: #3489
• State rank: #87 of 153 in CT

Livability — Newington

• Score: 79/100
• State rank: #30
• US rank: #2143

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newington, CT
• County: Hartford County · 754,208 people
• City population: 30,896
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 30,896
• Household income: $102,884
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 553.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 12% Two or more races 8% Asian 7% Black 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5%
• Common ancestry: Romanian 12% Lithuanian 7% Russian 3%
• Foreign-born: 20% · Canada, Jamaica, China
• Languages at home: 72% English-only · Spanish 8% Other Indo-European 8% Russian/Polish/Slavic 7%

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: ▼ -194.94%
• Current HPI: 185.3332
• Rent YoY: ▲ 0.98%
• 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

+186.7% since first listed

18 events — show timeline

• 2026-06-05 Sold (MLS) $344,000 Smart MLS
• 2026-05-16 Pending — Smart MLS
• 2026-05-05 Contingent — Smart MLS
• 2026-05-02 Listed $319,000 Smart MLS
• 2026-04-30 Coming Soon $319,000 Smart MLS
• 2021-01-11 Sold (MLS) $225,000 Smart MLS
• 2020-10-14 Contingent — Smart MLS
• 2020-10-04 Listed $219,900 Smart MLS
• 2019-12-19 Listing Removed — Smart MLS
• 2019-11-01 Price Changed $214,900 Smart MLS
• 2019-10-16 Price Changed $219,900 Smart MLS
• 2019-09-29 Price Changed $224,900 Smart MLS
• 2019-09-13 Price Changed $229,900 Smart MLS
• 2019-09-13 Relisted — Smart MLS
• 2019-08-22 Listing Removed — Smart MLS
• 2019-07-29 Listed $214,900 Smart MLS
• 2014-07-11 Sold (Public Records) $200,000 Public Records
• 1995-12-22 Sold (Public Records) $120,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $5,511 · +0.8% YoY. Source: county tax records.