23 Seymour Rd Unit 3B · Tariffville, CT 06026

$219,000

2 bd · 1.5 ba · 960 sqft · Condo public records · 7 Days on market

Built 1970 $335/mo HOA · 15% of rent

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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 +11.2/30.0
• ARV discount +7.5/15.0
• 1% rule +5.2/10.0
• Schools +5.2/10.0
• Livability +3.7/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully Renovated Townhouse in Quiet, East Granby Complex. Updates and Features Include a Bright & Cherry New Kitchen w/ New Stainless Steel Appliances; New Windows; New Flooring and Fresh Paint Throughout; Central Air; Newly Finished Lower Level; Rear Deck Overlooking Pretty Back Yard; Updated Mechanicals and Plenty of Storage & Closet Space. Cool off This Summer in the Inground Pool! This Lovely Property is a Pleasure To Show, Move Right In! 5 Minutes to BDL and Route 91.

Key facts

• Finished basement
• Updated kitchen
• Prime location

Tags

• UPDATED KITCHEN
• FINISHED BASEMENT
• EASY ACCESS TO MAJOR HIGHWAYS
• PRIME LOCATION

Property features AI

Finance

• HOA & community: Monthly HOA fee; HOA covers grounds maintenance, trash pickup, snow removal, property management, pool service, and road maintenance; Community pool; Professional on-site property management; Pets allowed (ask for details)

Exterior

• Parking: Off-street assigned parking (1 space)
• Utilities: Public water connected; Public sewer connected
• Home design: Condominium; Unit located on first floor; Part of the Quincewood complex; Brown exterior color
• Construction: Frame construction; Built with typical condominium construction
• Exterior features: Vinyl siding; Level lot

Interior

• Kitchen: Oven/Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Baseboard heating (electric); Window air conditioning unit; 50-gallon electric hot water tank
• Interior features: Two-level unit; Partially finished full basement
• Laundry & utility: Washer and dryer included; Laundry located in rear room of basement (lower level)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $219k.

Deal economics

• At list price, monthly cash flow is $-83 ($-997/yr) — negative.
• To cash-flow at today's rent, offer at most $204k (6.7% below list).
• Meets the 1% rule at list price ($2k rent vs $219k).
• Recommended offer: $204k (6.7% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 73/100 on livability (#78 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety B+; Watch: amenities F, commute F.
• East Granby School District (rural): math 51% / reading 64% proficiency, ranked #54 of 153 in CT (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Allgrove School (202 students, 15% FRL); East Granby Middle School (math 51% / reading 70%, grade B+, #45 of 175 statewide, top 28%, 195 students, 19% FRL); East Granby High School (math 57% / reading 67%, grade B-, #40 of 194 statewide, top 21%, 258 students, 14% FRL).
• Market conditions: 26 active listings in the ZIP; 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 9y 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; list at $219k implies a 96% gain — meaningful room to come down on a strong offer.

Recommended offer $204,316 (6.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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?
8. 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.
9. 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.
10. 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: 1.02% ✓
• Cap rate: 5.84%
• Cash-on-cash: -1.63%
• DSCR: 0.93
• GRM: 8.1

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: -18.8%
• Equity multiple: 0.34×
• Total profit: $-40,539
• Equity at exit: $32,654

10-year hold

• IRR: -11.1%
• Equity multiple: 0.33×
• Total profit: $-41,131
• Equity at exit: $18,935

Cash invested: $61,320 (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 06026

• Home prices YoY: -18.4%
• Active inventory: 26
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,241 medium
• Mortgage (P&I): −$1,148
• Tax from tax record: −$279 /mo · $3,346/yr
• Insurance: −$91
• HOA: −$335
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $-83

Break-even live

Break-even rent $2,346

Max offer price $204,316

Occupancy floor 99%

Sensitivity live

Price	-10% $41	-5% $-21	+0% $-83	+5% $-145	+10% $-207
Rent	-10% $-260	-5% $-172	+0% $-83	+5% $5	+10% $94
Rate	-1.0pp $27	-0.5pp $-27	base $-83	+0.5pp $-140	+1.0pp $-198

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $335 · $4,020/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-06-13
   statusdays on market $219,000 Under Contract 7 DOM
2. 2026-06-10
   days on market $219,000 Active 5 DOM
3. 2026-06-09
   days on market $219,000 Active 4 DOM
4. 2026-06-08
   days on market $219,000 Active 3 DOM
5. 2026-06-07
   remarks 699-char remark
6. 2026-06-07
   listed $219,000 Active 2 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: $3,346 · $279/mo
• Projected year-2 tax: $4,016 · $335/mo
• Expected delta: +$670/yr (+$56/mo · 20.0%)

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

Taxation est. · year 1

• Rental income: $26,892
• − Mortgage interest: −$12,267
• − Property taxes: −$3,346
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,151
• − Management: −$2,151
• − HOA: −$4,020
• − Depreciation: −$6,371
• Taxable loss: −$4,510
• Est. tax savings @ 24.0%: +$1,082
• After-tax cash flow: $85/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: East Granby School District
• NCES district ID: 0901170
• Math proficiency: 51% ▼ -14.00%
• Reading proficiency: 64% ▼ -9.00%
• Median HH income: $78,289
• Composite: 51.66/100
• National rank: #1695
• State rank: #54 of 153 in CT

Livability — Tariffville

• Score: 73/100
• State rank: #78
• US rank: #5682

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,607
• Population (ZIP): 5,176

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Two or more races 9% Hispanic / Latino 6% Black 4% Asian 3%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 7% Portuguese 3% Slovak 2%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 86% English-only · Spanish 5% Other Asian/Pacific 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: ▼ -52.66%
• Current HPI: 234.323
• 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

+247.6% since first listed

16 events — show timeline

• 2026-06-04 Listed $219,000 Smart MLS
• 2018-10-04 Listing Removed — Smart MLS
• 2018-10-04 Sold (Public Records) $111,900 Public Records
• 2018-10-04 Sold (MLS) $111,900 Smart MLS
• 2018-09-15 Contingent — Smart MLS
• 2018-07-22 Relisted — Smart MLS
• 2018-07-04 Contingent — Smart MLS
• 2018-06-09 Listed $111,900 Smart MLS
• 2018-06-01 Listing Removed — Smart MLS
• 2018-05-14 Price Changed $119,995 Smart MLS
• 2018-04-19 Price Changed $121,995 Smart MLS
• 2018-02-02 Price Changed $124,900 Smart MLS
• 2017-10-25 Listed $127,900 Smart MLS
• 2017-10-20 Sold (MLS) $58,000 Smart MLS
• 2017-09-21 Listing Removed — Smart MLS
• 2017-02-28 Listed $63,000 Smart MLS

Property tax history

+3.3%/yr

Latest (2025): $3,346 · +2.4% YoY. Source: county tax records.