33 Talcott Ave · Rockville, CT 06066

$250,000

6 bd · 3.0 ba · 3,677 sqft · MultiFamily public records · 2 Days on market

Built 1900 8,276 sqft lot $68/sqft · 35% below area Est $383k · 35% under

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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Investor opportunity -- needs interior-exterior-mechanical renovations Two huge side by side units each with 3-4 bedrooms, walk up attics. Square footage for the two main units. Lower level apartment has 2 bedrooms. 2-c detached garage. Conventional or CASH ONLY! Sold as-is --seller will not make any repairs. Buyers agent to do due diligence. This is an estate. Water is turned off at street -- do not turn any faucets on or flush any toilets!!

Key facts

• Spacious layouts
• Multifamily property
• Bright living areas

Tags

• MULTIFAMILY PROPERTY
• SPACIOUS LAYOUTS
• BRIGHT LIVING AREAS
• INVESTMENT OPPORTUNITY
• CONVENIENTLY LOCATED

Property features AI

Finance

• Financial info: Assessment value available

Exterior

• Utilities: Public water connected; Public sewer connected; No hot water on property
• Home design: Multi-family property (3-family)
• Construction: Frame construction; Block and stone foundation
• Exterior features: Level lot; Shingle and wood siding; Asphalt shingle roof

Interior

• Bedrooms: 10 bedrooms
• Bathrooms: 5 full bathrooms
• Heating & cooling: Hot water heat; Natural gas fuel
• Interior features: 15 total rooms; Full unfinished basement; Walk-up attic

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.7-bath units multifamily listed at $250k.

Deal economics

• At list price, monthly cash flow is $3k ($39k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $250k).
• Cap rate 22.0% vs local median 3.4% in Rockville — 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 73/100 on livability (#73 in CT) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, crime B+; Watch: employment D, amenities F, commute F.
• Vernon School District (suburban): math 34% / reading 48% proficiency, ranked #97 of 153 in CT (top 63%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Maple Street School (math 22% / reading 32%, grade F, #401 of 553 statewide, top 74%, 257 students, 72% FRL); Rockville High School (math 22% / reading 52%, grade F, #112 of 194 statewide, top 60%, 932 students, 48% FRL) — zoned schools average 60% FRL vs 35% district-wide (25 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+4.7%/yr); 81 active listings in the ZIP; solid renter incomes; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• At $6,564/mo this rent would consume 92% of the median local household income ($85k/yr) (locally 1140% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $70k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 2y 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 $95k; list at $250k implies a 163% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $250,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 2.63% ✓
• Cap rate: 21.98%
• Cash-on-cash: 56.01%
• DSCR: 3.49
• GRM: 3.2

CMA / ARV

• ARV (median comp): $383,274
• List price: $250,000
• Delta: -34.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 N Park St	0.26mi	5/2.0 (-1)	3,201 (-13%)	2mo	$330,000	$103	56

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 · 4.73% rent growth · sell at horizon

5-year hold

• IRR: 56.4%
• Equity multiple: 3.56×
• Total profit: $179,412
• Equity at exit: $37,276

10-year hold

• IRR: 62.0%
• Equity multiple: 7.78×
• Total profit: $474,457
• Equity at exit: $21,615

Cash invested: $70,000 (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 06066

• Rents YoY: 4.7%
• Active inventory: 81
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $6,564 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$503 /mo · $6,039/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,378
• Net cashflow: $3,267

Break-even live

Break-even rent $2,428

Max offer price $250,000

Occupancy floor 45%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.7	$6,564
Total (3 units)			$6,564

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-15
   status Under Contract 593-char remark
2. 2026-05-12
   listed $250,000 Active 593-char remark
3. 2024-02-07
   soldstatus $95,000 Closed 446-char remark

   Show marketing remark (446 chars)

   Investor opportunity -- needs interior-exterior-mechanical renovations Two huge side by side units each with 3-4 bedrooms, walk up attics. Square footage for the two main units. Lower level apartment has 2 bedrooms. 2-c detached garage. Conventional or CASH ONLY! Sold as-is --seller will not make any repairs. Buyers agent to do due diligence. This is an estate. Water is turned off at street -- do not turn any faucets on or flush any toilets!!

4. 2024-01-10
   status Under Contract 446-char remark

   Show marketing remark (446 chars)

   Investor opportunity -- needs interior-exterior-mechanical renovations Two huge side by side units each with 3-4 bedrooms, walk up attics. Square footage for the two main units. Lower level apartment has 2 bedrooms. 2-c detached garage. Conventional or CASH ONLY! Sold as-is --seller will not make any repairs. Buyers agent to do due diligence. This is an estate. Water is turned off at street -- do not turn any faucets on or flush any toilets!!

5. 2024-01-10
   listed $99,900 Active 446-char remark

   Show marketing remark (446 chars)

   Investor opportunity -- needs interior-exterior-mechanical renovations Two huge side by side units each with 3-4 bedrooms, walk up attics. Square footage for the two main units. Lower level apartment has 2 bedrooms. 2-c detached garage. Conventional or CASH ONLY! Sold as-is --seller will not make any repairs. Buyers agent to do due diligence. This is an estate. Water is turned off at street -- do not turn any faucets on or flush any toilets!!

ⓘ 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: $6,039 · $503/mo
• Projected year-2 tax: $6,039 · $503/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 17 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: $78,768
• − Mortgage interest: −$14,004
• − Property taxes: −$6,039
• − Insurance: −$1,250
• − Repairs & maintenance: −$6,301
• − Management: −$6,301
• − Depreciation: −$7,273
• Taxable income: $37,600
• Est. tax owed @ 24.0%: −$9,024
• After-tax cash flow: $30,182/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: Vernon School District
• NCES district ID: 0904680
• Math proficiency: 34% ▼ -11.00%
• Reading proficiency: 48% ▼ -6.00%
• Median HH income: $60,342
• Composite: 36.26/100
• National rank: #4704
• State rank: #97 of 153 in CT

Livability — Rockville

• Score: 73/100
• State rank: #73
• US rank: #5355

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rockville, CT
• County: Tolland County · 46,815 people
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 30,577
• Household income: $85,356
• Rent vs Own: 46.8% rent · 53.2% own
• Severe rent burden: 1140.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (71%)
• Race & ethnicity: White 71% Hispanic / Latino 12% Two or more races 7% Asian 6% Black 5%
• Hispanic origin (detail): Mexican 1% Puerto Rican 9%
• Common ancestry: Lithuanian 8% Romanian 7% Slovak 2%
• Foreign-born: 11% · Canada, China, South Korea
• Languages at home: 84% English-only · Spanish 6% Other Indo-European 5% Russian/Polish/Slavic 1%

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: ▼ -136.25%
• Current HPI: 249.7888
• Rent YoY: ▲ 4.73%
• 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

+150.3% since first listed

5 events — show timeline

• 2026-05-15 Pending — Smart MLS
• 2026-05-12 Listed $250,000 Smart MLS
• 2024-02-07 Sold (MLS) $95,000 Smart MLS
• 2024-01-10 Pending — Smart MLS
• 2024-01-10 Listed $99,900 Smart MLS

Property tax history

+2.1%/yr

Latest (2023): $6,039 · +0.0% YoY. Source: county tax records.