34-36 Woodbridge Ave · East Hartford, CT 06108

$225,000

4 bd · 2.0 ba · 2,102 sqft · SingleFamily · 35 Days on market

Built 1873 Poor condition 8,712 sqft lot $107/sqft · 26% below area Est $303k · 26% under

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Why this score? — see what drove the C- 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 +18.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +4.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Schools +2.1/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is a four bedroom, two full bathroom colonial house with 2,102 square feet. House is being sold as is.

Key facts

• 8,712 sq ft lot
• Built 1873
• Listed 35 days

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $225k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $197 ($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 $222k (1.4% below list).
• Recommended offer: $218k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 4.2% in East Hartford — 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 (#76 in CT) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, commute A-; Watch: schools D+, amenities F, health & safety F.
• East Hartford School District (urban): math 17% / reading 30% proficiency, ranked #140 of 153 in CT (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 47 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• At $2,218/mo this rent would consume 47% of the median local household income ($57k/yr) (locally 1205% 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 $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask is 29% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1873 — 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 $218,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1873 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 0.99% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.76%
• DSCR: 1.17
• GRM: 8.5

CMA / ARV

• ARV (median comp): $303,003
• List price: $225,000
• Delta: -25.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
54 Adams St	0.22mi	4/2.0	2,102 (0%)	5mo	$340,000	$162	85
53 Wells Ave	0.41mi	4/2.0	1,824 (-13%)	10mo	$290,000	$159	50
60 Mohawk Dr	0.54mi	3/2.0 (-1)	2,268 (+8%)	17mo	$305,000	$134	42

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.62×
• Total profit: $-23,854
• Equity at exit: $33,548

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-4,448
• Equity at exit: $19,454

Cash invested: $63,000 (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 06108

• Home prices YoY: -17.6%
• Active inventory: 47
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,218 medium
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $197

Break-even live

Break-even rent $1,968

Max offer price $225,000

Occupancy floor 86%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26-28 Elmer St Unit 2nd floor East Hartford, CT	3.0	1.0	1500	$2,000	$1.33	44d	1	1.17mi

Listing history 7 events

1. 2026-05-10
   status Under Contract 107-char remark

   Show marketing remark (107 chars)

   This is a four bedroom, two full bathroom colonial house with 2,102 square feet. House is being sold as is.

2. 2026-04-23
   status Active 107-char remark

   Show marketing remark (107 chars)

   This is a four bedroom, two full bathroom colonial house with 2,102 square feet. House is being sold as is.

3. 2026-04-21
   status Under Contract 107-char remark

   Show marketing remark (107 chars)

   This is a four bedroom, two full bathroom colonial house with 2,102 square feet. House is being sold as is.

4. 2026-04-16
   status Active 107-char remark

   Show marketing remark (107 chars)

   This is a four bedroom, two full bathroom colonial house with 2,102 square feet. House is being sold as is.

5. 2026-02-14
   status Under Contract 107-char remark

   Show marketing remark (107 chars)

   This is a four bedroom, two full bathroom colonial house with 2,102 square feet. House is being sold as is.

6. 2026-02-05
   price $225,000 107-char remark

   Show marketing remark (107 chars)

   This is a four bedroom, two full bathroom colonial house with 2,102 square feet. House is being sold as is.

7. 2026-01-30
   listed $175,000 Active 107-char remark

   Show marketing remark (107 chars)

   This is a four bedroom, two full bathroom colonial house with 2,102 square feet. House is being sold as is.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $26,617
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,129
• − Management: −$2,129
• − Depreciation: −$6,545
• Taxable loss: −$1,290
• Est. tax savings @ 24.0%: +$310
• After-tax cash flow: $2,678/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.

Condition & rehab AI · 9 photos

Poor 20/100 Extensive rehab

This property requires extensive renovation and repair work to bring it up to a livable condition. A complete renovation is recommended to increase its resale and rental value.

Repairs flagged

• Major Exposed subfloor — Needs complete removal and replacement
• Major Debris — Needs removal for safety and aesthetics
• Major Incomplete renovation — Needs full renovation to meet standards

Value-add opportunities

• Both Complete renovation of kitchen and bathrooms — Modernizing spaces will attract buyers and renters
• Both New flooring throughout — New flooring will improve aesthetics and functionality
• Both Painting interior and exterior — Fresh paint will enhance curb appeal and interior aesthetics
• Both HVAC system upgrade — Upgrading HVAC will improve comfort and energy efficiency
• Both Landscaping and curb appeal improvements — Aesthetic improvements will attract buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed subfloor · Needs complete removal and replacement	Major	$15,000–50,000
Debris · Needs removal for safety and aesthetics	Major	$15,000–50,000
Incomplete renovation · Needs full renovation to meet standards	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Complete renovation of kitchen and bathrooms — Modernizing spaces will attract buyers and renters ↑
• Both New flooring throughout — New flooring will improve aesthetics and functionality ↑
• Both Painting interior and exterior — Fresh paint will enhance curb appeal and interior aesthetics ↑
• Both HVAC system upgrade — Upgrading HVAC will improve comfort and energy efficiency ↑
• Both Landscaping and curb appeal improvements — Aesthetic improvements will attract buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: East Hartford School District
• NCES district ID: 0901260
• Math proficiency: 17% ▼ -5.00%
• Reading proficiency: 30% ▼ -7.00%
• Median HH income: $49,691
• Composite: 20.74/100
• National rank: #8519
• State rank: #140 of 153 in CT

Livability — East Hartford

• Score: 73/100
• State rank: #76
• US rank: #5527

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Hartford, CT
• County: Hartford County · 754,208 people
• City population: 50,918
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 23,499
• Household income: $56,663
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 1205.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Hispanic / Latino 44% Black 26% White 23% Two or more races 18% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 28% Dominican 2% Salvadoran 1%
• Common ancestry: Romanian 4% Lithuanian 4% Estonian 2%
• Foreign-born: 22% · Canada, Jamaica, Vietnam
• Languages at home: 55% English-only · Spanish 35% Other Indo-European 3% 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: ▼ -65.15%
• Current HPI: 306.0426
• Rent YoY: —
• 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

+28.6% since first listed

7 events — show timeline

• 2026-05-10 Pending — Smart MLS
• 2026-04-23 Relisted — Smart MLS
• 2026-04-21 Pending — Smart MLS
• 2026-04-16 Relisted — Smart MLS
• 2026-02-14 Pending — Smart MLS
• 2026-02-05 Price Changed $225,000 Smart MLS
• 2026-01-30 Listed $175,000 Smart MLS