76 Main St · Newington, CT 06111

$149,900

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 4 Days on market

Built 1941 10,454 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
• 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

Opportunity awaits at 76 Main St in Newington-this property is a full gut renovation project ideal for investors, contractors, or ambitious owner-occupants looking to build equity. The home requires a complete top-to-bottom remodel, offering a blank canvas to reimagine the layout, finishes, and overall design. Situated in a convenient location with strong resale and rental potential, this is a perfect value-add opportunity for a flip, BRRRR, or long-term hold. With the right vision and execution, this property has the potential to be transformed into a highly desirable asset. Being sold as-is. Multiple offers in - Highest and best by Friday 04/03 at 8pm

Key facts

• 0.24 acre lot
• Garage
• Built 1941

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $779 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Cap rate 12.5% vs local median 4.3% 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: Elizabeth Green School (math 42% / reading 47%, grade F, #272 of 553 statewide, top 50%, 286 students, 37% FRL); Martin Kellogg Middle School (math 29% / reading 46%, grade F, #112 of 175 statewide, top 66%, 555 students, 38% FRL); Newington High School (math 52% / reading 70%, grade C+, #43 of 194 statewide, top 22%, 1,327 students, 32% FRL) — zoned schools average 36% FRL vs 15% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 95 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 13d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.0% rent growth), your $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

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

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1941 — expect roof / HVAC / electrical / plumbing capex.
• 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 $149,900

Questions for the listing agent

1. Built in 1941 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.70% ✓
• Cap rate: 12.53%
• Cash-on-cash: 22.27%
• DSCR: 1.99
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $310,464
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
76 Main St	0.00mi	3/1.0	1,008 (0%)	1mo	$201,500	$200	99
11 Day St	0.08mi	2/1.0 (-1)	896 (-11%)	17mo	$324,900	$363	59
10 Harding Ave	0.64mi	3/1.0	1,050 (+4%)	10mo	$330,000	$314	55
14 Coolidge Ave	0.71mi	2/1.5 (-1)	972 (-4%)	1mo	$352,500	$363	53
46 Piper Brook Ave	0.50mi	2/1.0 (-1)	1,120 (+11%)	2mo	$310,000	$277	51
103 Hillcrest Ave #103	0.66mi	3/1.5	1,071 (+6%)	8mo	$198,000	$185	50
125 Starr Ave	0.52mi	3/1.5	1,056 (+5%)	21mo	$325,000	$308	48
27 Harding Ave	0.67mi	3/1.0	1,115 (+11%)	4mo	$313,000	$281	48
405 Connecticut Ave	0.68mi	3/1.0	1,111 (+10%)	8mo	$345,000	$311	44
35 Harding Ave	0.67mi	2/1.5 (-1)	1,109 (+10%)	6mo	$292,000	$263	40
84 Coolidge Ave	0.74mi	3/1.5	1,128 (+12%)	11mo	$325,000	$288	34
166 Westgate St	0.75mi	3/1.0	864 (-14%)	19mo	$299,900	$347	25

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: 12.5%
• Equity multiple: 1.49×
• Total profit: $20,387
• Equity at exit: $22,351

10-year hold

• IRR: 19.7%
• Equity multiple: 2.48×
• Total profit: $62,232
• Equity at exit: $12,961

Cash invested: $41,972 (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: 95
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,555 high
• Mortgage (P&I): −$786
• Tax from tax record: −$391 /mo · $4,695/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $779

Break-even live

Break-even rent $1,569

Max offer price $149,900

Occupancy floor 65%

Sensitivity live

Price	-10% $864	-5% $821	+0% $779	+5% $736	+10% $694
Rent	-10% $577	-5% $678	+0% $779	+5% $880	+10% $981
Rate	-1.0pp $854	-0.5pp $817	base $779	+0.5pp $740	+1.0pp $700

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
83 Main St Newington, CT	1.0–2.0	1.0	825	$2,195	$2.66	3d	1	0.07mi
25 Madsen Rd West Hartford, CT	4.0	2.0	1488	$3,500	$2.35	3d	1	0.64mi
114 Hillcrest Ave Unit 138C West Hartford, CT	2.0	1.0	838	$1,800	$2.15	4d	1	0.66mi
132 Federal St West Hartford, CT	4.0	2.0	1296	$3,000	$2.31	25d	1	0.72mi
310 Connecticut Ave Newington, CT	3.0	2.0	1144	$2,400	$2.10	4d	1	0.86mi
14 Hillcrest Ave Unit 14 B West Hartford, CT	2.0	1.0	838	$1,800	$2.15	45d	1	0.86mi
30 Schoolhouse Dr #105 West Hartford, CT	2.0	2.0	1404	$2,950	$2.10	13d	1	1.00mi
26 Schoolhouse Dr #204 West Hartford, CT	2.0	1.0	865	$2,800	$3.24	46d	1	1.04mi
3 Goshen St Hartford, CT	3.0	1.0	1168	$2,100	$1.80	3d	1	1.18mi
124 Mayflower St West Hartford, CT	3.0	1.0	1025	$2,650	$2.59	25d	1	1.25mi
124 Mayflower St West Hartford, CT	3.0	1.0	843	$2,650	$3.14	45d	1	1.25mi
10 Berkshire Rd West Hartford, CT	1.0–2.0	1.5–2.0	963	$2,850	$2.96	3d	1	1.48mi
11 King Arthur Way Apt 12 Newington, CT	2.0	1.5	950	$2,200	$2.32	45d	1	1.49mi
11 King Arthur Way Unit 9-5 Newington, CT	2.0	1.5	950	$2,150	$2.26	4d	1	1.49mi

Listing history 2 events

1. 2026-04-05
   status Under Contract
2. 2026-04-01
   listed $149,900 Active

ⓘ 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: $4,695 · $391/mo
• Projected year-2 tax: $4,695 · $391/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 (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: $30,663
• − Mortgage interest: −$8,397
• − Property taxes: −$4,695
• − Insurance: −$750
• − Repairs & maintenance: −$2,453
• − Management: −$2,453
• − Depreciation: −$4,361
• Taxable income: $7,555
• Est. tax owed @ 24.0%: −$1,813
• After-tax cash flow: $7,533/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

2 events — show timeline

• 2026-04-05 Pending — Smart MLS
• 2026-04-01 Listed $149,900 Smart MLS

Property tax history

+2.0%/yr

Latest (2025): $4,695 · +2.8% YoY. Source: county tax records.