97 E Burnham St · Blue Hills, CT 06002

$129,609

4 bd · 1.0 ba · 1,075 sqft · SingleFamily public records · 8 Days on market

Built 1949 6,969 sqft lot

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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 +4.0/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Perfect starter home! This 4 bedroom, one bath cape, New Roof, New furnace, and New Electric other recent updates and is move-in ready. It features an eat-in kitchen with stainless steel appliances complete with washer/dryer hookup. with large fenced back yard; Sold as-is.

Key facts

• Generously sized lot
• Full renovation
• Outdoor living

Tags

• GENEROUSLY SIZED LOT
• OUTDOOR LIVING
• FULL RENOVATION

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $130k).

Location & tenants

• Location reads 81/100 on livability (#14 in CT, #1,343 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, housing A+; Watch: amenities F.
• Bloomfield School District (suburban): math 16% / reading 30% proficiency, ranked #137 of 153 in CT (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Bloomfield High School (math 17% / reading 47%, grade F, #129 of 194 statewide, top 69%, 525 students, 58% FRL).
• Market conditions: Rents rising (+3.1%/yr); 64 active listings in the ZIP; solid renter incomes; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• This rent runs 37% of the median local income ($98k/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 $896 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $112k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1949 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $129,609

Questions for the listing agent

1. Built in 1949 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 2.34% ✓
• Cap rate: 19.20%
• Cash-on-cash: 46.11%
• DSCR: 3.05
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $279,500
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
91 E Harold St	0.06mi	4/1.0	1,075 (0%)	11mo	$260,000	$242	88
117 E Pershing St	0.20mi	3/1.5 (-1)	1,096 (+2%)	7mo	$285,000	$260	75
117 E Harold St	0.16mi	3/1.0 (-1)	1,140 (+6%)	6mo	$285,000	$250	72
75 Elizabeth Ave	0.32mi	3/1.0 (-1)	1,023 (-5%)	1mo	$280,000	$274	71
5 Patton Rd	0.30mi	3/1.5 (-1)	1,140 (+6%)	20mo	$310,000	$272	52

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: 43.5%
• Equity multiple: 2.88×
• Total profit: $68,257
• Equity at exit: $19,325

10-year hold

• IRR: 49.6%
• Equity multiple: 5.84×
• Total profit: $175,633
• Equity at exit: $11,206

Cash invested: $36,291 (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 06002

• Rents YoY: 3.1%
• Active inventory: 64
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $3,035 medium
• Mortgage (P&I): −$680
• Tax from tax record: −$270 /mo · $3,238/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$637
• Net cashflow: $1,394

Break-even live

Break-even rent $1,270

Max offer price $129,609

Occupancy floor 49%

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: $32,402
• Closing costs: $3,888
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2025-07-10
   status Under Contract
2. 2025-07-09
   historical Under Contract - Continue to Show
3. 2025-06-30
   listed $129,609 Active
4. 2021-04-15
   soldstatus $112,312 Closed 273-char remark

   Show marketing remark (273 chars)

   Perfect starter home! This 4 bedroom, one bath cape, New Roof, New furnace, and New Electric other recent updates and is move-in ready. It features an eat-in kitchen with stainless steel appliances complete with washer/dryer hookup. with large fenced back yard; Sold as-is.

5. 2021-03-09
   listed $140,000 Active 273-char remark

   Show marketing remark (273 chars)

   Perfect starter home! This 4 bedroom, one bath cape, New Roof, New furnace, and New Electric other recent updates and is move-in ready. It features an eat-in kitchen with stainless steel appliances complete with washer/dryer hookup. with large fenced back yard; Sold as-is.

6. 2006-03-15
   soldstatus $85,000
7. 2006-02-10
   soldstatus $149,900
8. 2006-02-10
   soldstatus $149,900
9. 2005-12-12
   soldstatus $85,000

ⓘ 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: $3,238 · $270/mo
• Projected year-2 tax: $3,238 · $270/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $36,424
• − Mortgage interest: −$7,260
• − Property taxes: −$3,238
• − Insurance: −$648
• − Repairs & maintenance: −$2,914
• − Management: −$2,914
• − Depreciation: −$3,770
• Taxable income: $15,680
• Est. tax owed @ 24.0%: −$3,763
• After-tax cash flow: $12,970/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: Bloomfield School District
• NCES district ID: 0900330
• Math proficiency: 16% ▼ -13.00%
• Reading proficiency: 30% ▼ -12.00%
• Median HH income: $71,180
• Composite: 22.37/100
• National rank: #8120
• State rank: #137 of 153 in CT

Livability — Blue Hills

• Score: 81/100
• State rank: #14
• US rank: #1343

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Blue Hills, CT
• County: Hartford County · 754,208 people
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 21,865
• Household income: $98,162
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 692.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 54% White 30% Hispanic / Latino 8% Two or more races 6% Asian 4%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 2% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 82% English-only · Spanish 6% Other Indo-European 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: ▼ -175.76%
• Current HPI: 198.4604
• Rent YoY: ▲ 3.11%
• 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

+52.5% since first listed

9 events — show timeline

• 2025-07-10 Pending — Smart MLS
• 2025-07-09 Contingent — Smart MLS
• 2025-06-30 Listed $129,609 Smart MLS
• 2021-04-15 Sold (MLS) $112,312 Smart MLS
• 2021-03-09 Listed $140,000 Smart MLS
• 2006-03-15 Sold (Public Records) $85,000 Public Records
• 2006-02-10 Sold (Public Records) $149,900 Public Records
• 2006-02-10 Sold (Public Records) $149,900 Public Records
• 2005-12-12 Sold (Public Records) $85,000 Public Records

Property tax history

+0.4%/yr

Latest (2025): $3,238 · +5.1% YoY. Source: county tax records.