140 Cottage Grove Rd · Blue Hills, CT 06002

$279,900

3 bd · 1.0 ba · 966 sqft · SingleFamily public records · 22 Days on market

Built 1955 0.26 ac lot Est $263k · 7% over

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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 +16.8/30.0
• DSCR +5.2/10.0
• 1% rule +5.0/10.0
• ARV discount +4.6/15.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back On The Market!!!!! Move right into this lovely ranch with an over sized two car garage that is locate conveniently located near Shopping plaza and schools. this ranch features 3-4 bedrooms with updated kitchen and remodeled bathroom, hardwood floors throughout and a family room in lower level with a possible 4th bedroom not included in square footage. Electrical Panel wired for a generator, newer roof and plenty of yard space for your entertaining.

Key facts

• 0.26 acre lot
• 2 garage spots
• Built 1955

Property features AI

Exterior

• Parking: Detached 2-car garage; Paved off-street parking; Total of 4 parking spaces
• Utilities: Public water connected; Public sewer connected; Domestic hot water
• Home design: Single-family home; Beige exterior
• Construction: Frame and concrete construction; Concrete foundation
• Exterior features: Asphalt shingle roof; Gutters; Garden area; Exterior lighting; Patio; Level, cleared lot

Interior

• Kitchen: Oven/Range; Microwave; Refrigerator
• Bedrooms: Three bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Hot water heating (electric); Wall unit cooling
• Interior features: Six total rooms; Possible in-law apartment with lower-level access; Full, fully finished basement with heating, sump pump, and hatchway access; Attic with hatch access; Wall unit cooling
• Laundry & utility: Laundry located on the lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $178 ($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 $279k (0.5% below list).
• Recommended offer: $276k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 4.7% in Blue Hills — 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 81/100 on livability (#14 in CT, #1,343 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, housing A+; Watch: amenities F.
• Bloomfield School District (suburban): math 16% / reading 30% proficiency, ranked #137 of 153 in CT (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Laurel School (307 students, 67% FRL); Carmen Arace Middle School (math 19% / reading 30%, grade F, #153 of 175 statewide, top 88%, 246 students, 61% FRL); Bloomfield High School (math 17% / reading 47%, grade F, #129 of 194 statewide, top 69%, 525 students, 58% FRL) — zoned schools average 62% FRL vs 44% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.1%/yr); 67 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• This rent runs 34% of the median local income ($98k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($276k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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 $180k; list at $280k implies a 56% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $275,701 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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?
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 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: 1.00% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.73%
• DSCR: 1.12
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $262,752
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Louis Dr	0.08mi	3/1.0	966 (0%)	18mo	$262,500	$272	81
49 Tyler St	0.57mi	3/1.0	962 (-0%)	3mo	$280,000	$291	71
45 Hillcrest Ave	0.29mi	2/1.0 (-1)	1,038 (+8%)	20mo	$95,000	$92	52
15 Woodford Dr	0.51mi	2/2.0 (-1)	1,000 (+4%)	14mo	$275,000	$275	50
10 Woodford Dr	0.50mi	3/1.5	1,083 (+12%)	16mo	$267,000	$247	42
26 Marguerite Ave	0.62mi	2/1.0 (-1)	852 (-12%)	17mo	$217,000	$255	33

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 · 3.11% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.57×
• Total profit: $-33,610
• Equity at exit: $41,734

10-year hold

• IRR: -2.4%
• Equity multiple: 0.83×
• Total profit: $-13,005
• Equity at exit: $24,201

Cash invested: $78,372 (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 06002

• Rents YoY: 3.1%
• Active inventory: 67
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,785 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$438 /mo · $5,253/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $178

Break-even live

Break-even rent $2,560

Max offer price $279,900

Occupancy floor 89%

Sensitivity live

Price	-10% $337	-5% $257	+0% $178	+5% $99	+10% $20
Rent	-10% $-42	-5% $68	+0% $178	+5% $288	+10% $398
Rate	-1.0pp $319	-0.5pp $249	base $178	+0.5pp $106	+1.0pp $32

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
31 Forest Ln Bloomfield, CT	4.0	1.5	1004	$3,200	$3.19	5d	1	0.77mi
3 Camelot Dr #4 Bloomfield, CT	2.0	1.5	1100	$1,975	$1.80	45d	1	0.87mi
1 Camelot Dr #2 Bloomfield, CT	2.0	1.5	1088	$2,500	$2.30	45d	1	0.94mi
14 Revere Dr Bloomfield, CT	2.0	1.0	980	$2,088	$2.13	45d	1	0.97mi
59 E Euclid St Hartford, CT	2.0	1.0	672	$2,000	$2.98	5d	1	1.04mi
65 Jolley Dr Bloomfield, CT	1.0–3.0	1.0–2.0	1054	$4,500	$4.27	45d	16	1.17mi
22 Wedgewood Dr Bloomfield, CT	2.0	1.5	1113	$2,100	$1.89	45d	1	1.35mi

Listing history 16 events

1. 2026-05-02
   status Under Contract
2. 2026-04-24
   historical Under Contract - Continue to Show
3. 2026-04-20
   price $279,900
4. 2026-04-10
   listed $289,900 Active
5. 2026-03-12
   soldstatus $180,000
6. 2018-01-05
   soldstatus $159,900
7. 2017-12-27
   soldstatus $159,000 Closed 457-char remark

   Show marketing remark (457 chars)

   Back On The Market!!!!! Move right into this lovely ranch with an over sized two car garage that is locate conveniently located near Shopping plaza and schools. this ranch features 3-4 bedrooms with updated kitchen and remodeled bathroom, hardwood floors throughout and a family room in lower level with a possible 4th bedroom not included in square footage. Electrical Panel wired for a generator, newer roof and plenty of yard space for your entertaining.

8. 2017-11-03
   historical 457-char remark

   Show marketing remark (457 chars)

   Back On The Market!!!!! Move right into this lovely ranch with an over sized two car garage that is locate conveniently located near Shopping plaza and schools. this ranch features 3-4 bedrooms with updated kitchen and remodeled bathroom, hardwood floors throughout and a family room in lower level with a possible 4th bedroom not included in square footage. Electrical Panel wired for a generator, newer roof and plenty of yard space for your entertaining.

9. 2017-09-14
   listed $159,900 457-char remark

   Show marketing remark (457 chars)

   Back On The Market!!!!! Move right into this lovely ranch with an over sized two car garage that is locate conveniently located near Shopping plaza and schools. this ranch features 3-4 bedrooms with updated kitchen and remodeled bathroom, hardwood floors throughout and a family room in lower level with a possible 4th bedroom not included in square footage. Electrical Panel wired for a generator, newer roof and plenty of yard space for your entertaining.

10. 2017-07-15
    historical
11. 2017-05-24
    listed $159,900
12. 2016-11-13
    historical
13. 2016-08-16
    listed $159,000
14. 2015-09-18
    soldstatus $126,750
15. 2015-09-18
    soldstatus $126,750
16. 2015-04-04
    listed $129,900

ⓘ 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: $5,253 · $438/mo
• Projected year-2 tax: $5,621 · $468/mo
• Expected delta: +$368/yr (+$31/mo · 7.0%)

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

Taxation est. · year 1

• Rental income: $33,422
• − Mortgage interest: −$15,679
• − Property taxes: −$5,253
• − Insurance: −$1,400
• − Repairs & maintenance: −$2,674
• − Management: −$2,674
• − Depreciation: −$8,143
• Taxable loss: −$2,400
• Est. tax savings @ 24.0%: +$576
• After-tax cash flow: $2,713/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: Bloomfield School District
• NCES district ID: 0900330
• Math proficiency: 16% ▼ -13.00%
• Reading proficiency: 30% ▼ -12.00%
• Median HH income: $71,180
• Composite: 22.37/100
• National rank: #8120
• State rank: #137 of 153 in CT

Livability — Blue Hills

• Score: 81/100
• State rank: #14
• US rank: #1343

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hartford County · 754,208 people
• City population: 63,441
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 21,865
• Household income: $98,162
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 692.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: Black 54% White 30% Hispanic / Latino 8% Two or more races 6% Asian 4%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 2% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 25% · Canada, Vietnam, China
• Languages at home: 82% English-only · Spanish 6% Other Indo-European 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: ▼ -175.76%
• Current HPI: 198.4604
• Rent YoY: ▲ 3.11%
• 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

+115.5% since first listed

16 events — show timeline

• 2026-05-02 Pending — Smart MLS
• 2026-04-24 Contingent — Smart MLS
• 2026-04-20 Price Changed $279,900 Smart MLS
• 2026-04-10 Listed $289,900 Smart MLS
• 2026-03-12 Sold (Public Records) $180,000 Public Records
• 2018-01-05 Sold (Public Records) $159,900 Public Records
• 2017-12-27 Sold (MLS) $159,000 Smart MLS
• 2017-11-03 Listing Removed — Smart MLS
• 2017-09-14 Listed $159,900 Smart MLS
• 2017-07-15 Listing Removed — Smart MLS
• 2017-05-24 Listed $159,900 Smart MLS
• 2016-11-13 Listing Removed — Smart MLS
• 2016-08-16 Listed $159,000 Smart MLS
• 2015-09-18 Sold (Public Records) $126,750 Public Records
• 2015-09-18 Sold (MLS) $126,750 Smart MLS
• 2015-04-04 Listed $129,900 Smart MLS

Property tax history

+2.6%/yr

Latest (2025): $5,253 · +27.3% YoY. Source: county tax records.