33 Hatch Rd · Bridgewater, CT 06752

$595,000

4 bd · 2.0 ba · 2,752 sqft · MultiFamily public records · 4 Days on market

Built 1884 1.64 ac lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• DSCR +4.6/10.0
• 1% rule +3.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

Loaded with potential, 1884 antique colonial may be Bridgewater's only legal Two Family. STRICTLY AS-IS sale subject to probate. Option to be a 4 BR, 2 BTH country home having high ceilings, and sizable rooms with Victorian flare, an in-law arrangement, or remain two family. HIGHEST AND BEST OFFERS encouraged before July Fourth. Needs work such as front stoop re-build and re-do mud room/spare bath. In-Law could access virtually step-free. Clean with interesting hardwood floors, vynl siding, one of two kitchens AND one of two baths updated, plus roof is newish. Walk-up 42'x25' attic. New well pump. Handsomely situated on 1.64 enchanting acres with mature trees on a quiet side road. Hospital

Key facts

• Updated bath
• New well pump
• 1.64 acres

Tags

• HARDWOOD FLOORS
• VINYL SIDING
• UPDATED KITCHEN
• UPDATED BATH
• NEW WELL PUMP
• 1.64 ACRES

Property features AI

Finance

• Other: Property subject to probate

Exterior

• Parking: Off-street parking and paved driveway; Paved surfaces; Total 6 parking spaces
• Utilities: Private well water; Septic system; Fuel tank located in basement; Storm doors and storm windows
• Home design: Single-family home; Private paved driveway
• Construction: Frame construction with vinyl siding (white); Stone foundation; Asphalt shingle roof
• Exterior features: Underground utilities; Sidewalk; Shed; Porch; Gutters; Stone wall; Corner, treed, level and cleared lot

Interior

• Kitchen: Electric range; Gas range; Refrigerator
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating (oil-fired); Ceiling fans; Hot water supplied by oil and electric
• Interior features: Pre-wired for cable; In-law apartment with separate first-floor entry; Handicap-accessible features including 32" minimum door widths, accessible bath, and grab bars; Ceiling fans; Has attic (floored, walk-up)
• Laundry & utility: Washer (main level mud room; needs remodel)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $595k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/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 $497k (16.4% below list).
• Recommended offer: $497k (16.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Regional School District 12 (rural): math 64% / reading 77% proficiency, ranked #20 of 153 in CT (top 13%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: The Burnham School (math 74% / reading 74%, grade A, #44 of 553 statewide, top 10%, 72 students, 21% FRL); Shepaug Valley School (math 61% / reading 76%, grade B, #23 of 194 statewide, top 12%, 494 students, 21% FRL).
• Market conditions: 17 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,151 units permitted in Western Connecticut Planning Region in 2024 (714 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1884 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $497,408 (16.4% below list)

Questions for the listing agent

1. Built in 1884 — 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. 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 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: 0.84% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.32%
• DSCR: 1.06
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.2%
• Equity multiple: 0.49×
• Total profit: $-84,913
• Equity at exit: $88,716

10-year hold

• IRR: -5.5%
• Equity multiple: 0.64×
• Total profit: $-59,544
• Equity at exit: $51,445

Cash invested: $166,600 (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 06752

• Home prices YoY: -13.2%
• Active inventory: 17
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $4,974 medium
• Mortgage (P&I): −$3,120
• Tax from tax record: −$378 /mo · $4,541/yr
• Insurance: −$248
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,045
• Net cashflow: $183

Break-even live

Break-even rent $4,743

Max offer price $595,000

Occupancy floor 91%

Sensitivity live

Price	-10% $520	-5% $351	+0% $183	+5% $15	+10% $-154
Rent	-10% $-210	-5% $-14	+0% $183	+5% $379	+10% $576
Rate	-1.0pp $483	-0.5pp $334	base $183	+0.5pp $29	+1.0pp $-128

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: $148,750
• Closing costs: $17,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
52 Curtis Rd Bridgewater, CT	3.0	2.0	2444	$5,500	$2.25	25d	1	0.89mi
49 Warner Rd Bridgewater, CT	3.0	2.0	1992	$3,900	$1.96	45d	1	1.47mi

Listing history 4 events

1. 2026-06-21
   days on market $595,000 Active 4 DOM
2. 2026-06-19
   days on market $595,000 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $595,000 Active 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: $4,541 · $378/mo
• Projected year-2 tax: $8,637 · $720/mo
• Expected delta: +$4,096/yr (+$341/mo · 90.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 19% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $59,689
• − Mortgage interest: −$33,329
• − Property taxes: −$4,541
• − Insurance: −$2,975
• − Repairs & maintenance: −$4,775
• − Management: −$4,775
• − Depreciation: −$17,309
• Taxable loss: −$8,016
• Est. tax savings @ 24.0%: +$1,924
• After-tax cash flow: $4,119/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: Regional School District 12
• NCES district ID: 0903530
• Math proficiency: 64% ▼ -9.00%
• Reading proficiency: 77% ▬ 0.00%
• Median HH income: $86,065
• Composite: 63.18/100
• National rank: #638
• State rank: #20 of 153 in CT

Livability — Bridgewater

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 1,670

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 4% Hispanic / Latino 2% Black 2%
• Common ancestry: Danish 4% Romanian 4% Slovak 3%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 91% English-only · French/Haitian/Cajun 4% Spanish 2% Other Indo-European 2%

Political lean MEDSL · Western Connecticut

• 2024 margin: D (+19.1) · D 58.8% · R 39.7% · Other 1.6%
• All cycles: 2024: D+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -33.93%
• Current HPI: 223.7668
• 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

1 event — show timeline

• 2026-06-17 Listed $595,000 Smart MLS

Property tax history

-0.5%/yr

Latest (2023): $4,541 · +2.8% YoY. Source: county tax records.