26 Kowal Ct · Newington, CT 06111

$295,000

2 bd · 2.0 ba · 1,528 sqft · SingleFamily public records · 8 Days on market

Built 1985 $193/sqft · 13% below area Est $339k · 13% under $71/mo HOA · 3% of rent

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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 +14.3/30.0
• ARV discount +13.4/15.0
• 1% rule +4.4/10.0
• DSCR +4.4/10.0
• 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

End unit townhouse located on a cul-de-sac. Serene, peaceful setting bordered by wooded area. Spacious living area with a living room, dining room and kitchen on one level and 2 good sized bedrooms and 2 baths on upper level. 2nd floor laundry for convenience. Multiple closets throughout, including a walk-in in each bedroom. Primary has an additional double closet so plenty of room. Both bedrooms can accommodate king beds with room to spare. Central air, multi-zone heat make temperature control efficient. Kitchen is fully applianced with plenty of storage space. The kitchen can be an eat-in with various size tables or left completely open. There is a dining room space as well as a spacious

Key facts

• $71 HOA
• Garage
• Built 1985

Property features AI

Finance

• Other: Part of the Brooks Edge community
• HOA & community: Homeowners association with annual fee of $850; Association covers grounds maintenance, road maintenance, and insurance; Unit owners association manages the property; Pets allowed (small dog or cat)

Exterior

• Parking: Under-house garage; Paved driveway; Off-street parking; Total 2 parking spaces; 1 garage space
• Utilities: Public water connected; Public sewer connected
• Home design: Condo/Co-op (Co-Op); End unit; Part of a multi-unit complex (12 units)
• Construction: Frame construction; Grey exterior color
• Exterior features: Vinyl siding; Deck; Stone wall; Underground utilities; Secluded setting on a cul-de-sac

Interior

• Kitchen: Oven/Range; Microwave; Refrigerator; Dishwasher; Disposal
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom; 2 half bathrooms
• Heating & cooling: Hot water heat; Oil-fired heating; Central air conditioning; Hot water tank located in basement
• Interior features: Auto garage door opener; Cable pre-wired; Open floor plan; Full unfinished basement with interior and garage access; Attic access via hatch
• Laundry & utility: Washer and dryer included; Laundry located on the upper/bedroom level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $295k.

Deal economics

• At list price, monthly cash flow is $56 ($669/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 $279k (5.5% below list).
• Recommended offer: $279k (5.5% 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: John Paterson School (math 57% / reading 62%, grade B-, #159 of 553 statewide, top 31%, 442 students, 36% FRL); Newington High School (math 52% / reading 70%, grade C+, #43 of 194 statewide, top 22%, 1,327 students, 32% FRL) — zoned schools average 34% FRL vs 15% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 60% at this address vs 46% district-wide (+15 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; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 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 33% 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 $9k of value loss. Plan a longer hold.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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

• 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 $278,645 (5.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.94% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.81%
• DSCR: 1.04
• GRM: 8.8

CMA / ARV

• ARV (median comp): $339,319
• List price: $295,000
• Delta: -13.06%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
55 Cortland Way	0.30mi	3/2.0 (+1)	1,680 (+10%)	12mo	$265,000	$158	55
112 Lamplighter Ln	0.55mi	3/1.5 (+1)	1,488 (-3%)	22mo	$400,000	$269	45
146 Candlewyck Dr	0.41mi	3/2.5 (+1)	1,692 (+11%)	19mo	$412,000	$243	40
211 Ridgewood Dr	0.72mi	3/1.5 (+1)	1,620 (+6%)	22mo	$389,000	$240	31

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: $-49,694
• Equity at exit: $43,985

10-year hold

• IRR: -13.9%
• Equity multiple: 0.27×
• Total profit: $-60,136
• Equity at exit: $25,506

Cash invested: $82,600 (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: 8.8×

Monthly cashflow live

• Estimated rent: $2,786 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$405 /mo · $4,855/yr
• Insurance: −$123
• HOA: −$71
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $56

Break-even live

Break-even rent $2,716

Max offer price $295,000

Occupancy floor 93%

Sensitivity live

Price	-10% $223	-5% $139	+0% $56	+5% $-28	+10% $-111
Rent	-10% $-164	-5% $-54	+0% $56	+5% $166	+10% $276
Rate	-1.0pp $204	-0.5pp $131	base $56	+0.5pp $-21	+1.0pp $-98

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
32 Lexington Cir Newington, CT	3.0	2.0	1288	$3,000	$2.33	16d	1	0.57mi
98 Pane Rd Newington, CT	3.0	1.0–2.0	916	$2,948	$3.22	2d	23	0.96mi
227 Pane Rd Newington, CT	1.0–2.0	1.0–2.0	1000	$2,900	$2.90	2d	21	1.19mi
104 Episcopal Rd Unit 1 Berlin, CT	2.0	2.0	1236	$2,695	$2.18	2d	1	1.45mi
104 Episcopal Rd Unit 2 Berlin, CT	2.0	2.0	1320	$2,795	$2.12	2d	1	1.45mi
47 Pepper Bush Ln Newington, CT	3.0	2.5	2190	$2,850	$1.30	2d	1	1.49mi

HOA detail

• Monthly dues: $71 · $852/yr

Listing history 4 events

1. 2026-06-02
   status $295,000 Under Contract 8 DOM
2. 2026-06-01
   days on market $295,000 Active 8 DOM
3. 2026-05-31
   days on market $295,000 Active 7 DOM
4. 2026-05-13
   historical $295,000 1134-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: $4,855 · $405/mo
• Projected year-2 tax: $5,584 · $465/mo
• Expected delta: +$729/yr (+$61/mo · 15.0%)

ⓘ 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: $33,437
• − Mortgage interest: −$16,525
• − Property taxes: −$4,855
• − Insurance: −$1,475
• − Repairs & maintenance: −$2,675
• − Management: −$2,675
• − HOA: −$852
• − Depreciation: −$8,582
• Taxable loss: −$4,201
• Est. tax savings @ 24.0%: +$1,008
• After-tax cash flow: $1,678/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

+0.0% since first listed

5 events — show timeline

• 2026-06-02 Pending — Smart MLS
• 2026-05-27 Relisted — Smart MLS
• 2026-05-21 Listing Removed — Smart MLS
• 2026-05-19 Listed $295,000 Smart MLS
• 2026-05-13 Coming Soon $295,000 Smart MLS

Property tax history

+0.4%/yr

Latest (2025): $4,855 · +0.8% YoY. Source: county tax records.