5 Talcott Ridge Rd Unit F · West Hartford, CT 06032

$270,000

2 bd · 1.5 ba · 1,650 sqft · Condo public records · 114 Days on market

Built 1970 $164/sqft · 17% below area Est $327k · 17% under $653/mo HOA · 24% 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).

• ARV discount +15.0/15.0
• Cash flow +7.1/30.0
• Schools +6.4/10.0
• 1% rule +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• DSCR +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the Talcott Ridge community, this well-designed condominium offers six total rooms, two bedrooms, one full bath, and one half bath with flexible living space across multiple levels. The living room features a fireplace and sliding doors that open to a private patio overlooking the common inground pool, creating a comfortable indoor-outdoor connection. The kitchen and dining areas flow easily for everyday living and entertaining. A convenient second-floor laundry area and central air conditioning support day-to-day comfort. The third-floor loft provides versatile space suitable for a home office, media area, or additional living use. One detached garage space is included. Ideally positioned in Farmington, 5 Talcott Ridge Rd Unit F is close to shopping, dining, major routes, and UConn Health Center while offering access to community amenities and maintained grounds.

Key facts

• Third-floor loft
• Private patio
• Common inground pool

Tags

• PRIVATE PATIO
• COMMON INGROUND POOL
• SECOND-FLOOR LAUNDRY AREA
• CENTRAL AIR CONDITIONING
• THIRD-FLOOR LOFT
• ACCESS TO COMMUNITY AMENITIES

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $270k.

Deal economics

• At list price, monthly cash flow is $-387 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (25.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $270k (0.0% below list).
• Recommended offer: $202k (25.3% below list) — sets the bar for cash-flow.
• Cap rate 4.6% vs local median 3.3% in West 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 79/100 on livability (#27 in CT, #1,989 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: amenities F, cost of living F.
• Farmington School District (suburban): math 65% / reading 77% proficiency, ranked #18 of 153 in CT (top 12%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: East Farms School (math 77% / reading 77%, grade A, #28 of 553 statewide, top 7%, 468 students, 11% FRL); West Woods Upper Elementary School (math 64% / reading 77%, grade A, #13 of 175 statewide, top 8%, 641 students, 17% FRL); Farmington High School (math 55% / reading 78%, grade B, #32 of 194 statewide, top 16%, 1,263 students, 16% FRL).
• Market conditions: Rents flat; 67 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; high-income renter base; 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 $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 16y ago; this cycle's ask has dropped $40k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $150k; list at $270k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• 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 $201,568 (25.3% 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. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.00% ✗
• Cap rate: 4.57%
• Cash-on-cash: -6.15%
• DSCR: 0.73
• GRM: 8.3

CMA / ARV

• ARV (median comp): $326,597
• List price: $270,000
• Delta: -17.33%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.72% rent growth · sell at horizon

5-year hold

• IRR: -30.3%
• Equity multiple: 0.02×
• Total profit: $-74,037
• Equity at exit: $40,258

10-year hold

• IRR: -53.3%
• Equity multiple: -0.56×
• Total profit: $-118,178
• Equity at exit: $23,345

Cash invested: $75,600 (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 06032

• Rents YoY: 0.7%
• Active inventory: 67
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,700 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$339 /mo · $4,064/yr
• Insurance: −$112
• HOA: −$653
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $-387

Break-even live

Break-even rent $3,190

Max offer price $201,568

Occupancy floor —

Sensitivity live

Price	-10% $-235	-5% $-311	+0% $-387	+5% $-464	+10% $-540
Rent	-10% $-601	-5% $-494	+0% $-387	+5% $-281	+10% $-174
Rate	-1.0pp $-251	-0.5pp $-319	base $-387	+0.5pp $-457	+1.0pp $-529

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Talcott Forest Rd Unit I Farmington, CT	3.0	2.5	1545	$2,600	$1.68	45d	1	0.31mi
6 Timberline Dr Unit 6 Farmington, CT	2.0	2.5	1580	$3,200	$2.03	12d	1	0.33mi
9 Talcott Forest Rd Unit C Farmington, CT	2.0	1.5	1118	$2,200	$1.97	25d	1	0.38mi
3 Beech St Farmington, CT	3.0	2.5	1610	$3,000	$1.86	45d	1	0.57mi

HOA detail condo

• Monthly dues: $653 · $7,836/yr
• Likely covers: landscapingpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-13
   statusdays on market $270,000 Under Contract 114 DOM
2. 2026-06-10
   days on market $270,000 Active 112 DOM
3. 2026-06-09
   days on market $270,000 Active 111 DOM
4. 2026-06-08
   days on market $270,000 Active 110 DOM
5. 2026-06-07
   pricedays on market $270,000 Active 109 DOM
6. 2026-06-05
   days on market $280,000 Active 106 DOM
7. 2026-06-03
   days on market $280,000 Active 105 DOM
8. 2026-06-02
   days on market $280,000 Active 104 DOM
9. 2026-06-01
   days on market $280,000 Active 103 DOM
10. 2026-05-31
    days on market $280,000 Active 102 DOM
11. 2026-04-29
    price $280,000 887-char remark

    Show marketing remark (887 chars)

    Located in the Talcott Ridge community, this well-designed condominium offers six total rooms, two bedrooms, one full bath, and one half bath with flexible living space across multiple levels. The living room features a fireplace and sliding doors that open to a private patio overlooking the common inground pool, creating a comfortable indoor-outdoor connection. The kitchen and dining areas flow easily for everyday living and entertaining. A convenient second-floor laundry area and central air conditioning support day-to-day comfort. The third-floor loft provides versatile space suitable for a home office, media area, or additional living use. One detached garage space is included. Ideally positioned in Farmington, 5 Talcott Ridge Rd Unit F is close to shopping, dining, major routes, and UConn Health Center while offering access to community amenities and maintained grounds.

12. 2026-04-12
    price $285,000 887-char remark

    Show marketing remark (887 chars)

    Located in the Talcott Ridge community, this well-designed condominium offers six total rooms, two bedrooms, one full bath, and one half bath with flexible living space across multiple levels. The living room features a fireplace and sliding doors that open to a private patio overlooking the common inground pool, creating a comfortable indoor-outdoor connection. The kitchen and dining areas flow easily for everyday living and entertaining. A convenient second-floor laundry area and central air conditioning support day-to-day comfort. The third-floor loft provides versatile space suitable for a home office, media area, or additional living use. One detached garage space is included. Ideally positioned in Farmington, 5 Talcott Ridge Rd Unit F is close to shopping, dining, major routes, and UConn Health Center while offering access to community amenities and maintained grounds.

13. 2026-03-24
    status Active 887-char remark

    Show marketing remark (887 chars)

    Located in the Talcott Ridge community, this well-designed condominium offers six total rooms, two bedrooms, one full bath, and one half bath with flexible living space across multiple levels. The living room features a fireplace and sliding doors that open to a private patio overlooking the common inground pool, creating a comfortable indoor-outdoor connection. The kitchen and dining areas flow easily for everyday living and entertaining. A convenient second-floor laundry area and central air conditioning support day-to-day comfort. The third-floor loft provides versatile space suitable for a home office, media area, or additional living use. One detached garage space is included. Ideally positioned in Farmington, 5 Talcott Ridge Rd Unit F is close to shopping, dining, major routes, and UConn Health Center while offering access to community amenities and maintained grounds.

14. 2026-01-15
    status Under Contract 887-char remark

    Show marketing remark (887 chars)

    Located in the Talcott Ridge community, this well-designed condominium offers six total rooms, two bedrooms, one full bath, and one half bath with flexible living space across multiple levels. The living room features a fireplace and sliding doors that open to a private patio overlooking the common inground pool, creating a comfortable indoor-outdoor connection. The kitchen and dining areas flow easily for everyday living and entertaining. A convenient second-floor laundry area and central air conditioning support day-to-day comfort. The third-floor loft provides versatile space suitable for a home office, media area, or additional living use. One detached garage space is included. Ideally positioned in Farmington, 5 Talcott Ridge Rd Unit F is close to shopping, dining, major routes, and UConn Health Center while offering access to community amenities and maintained grounds.

15. 2026-01-06
    price $299,900 887-char remark

    Show marketing remark (887 chars)

    Located in the Talcott Ridge community, this well-designed condominium offers six total rooms, two bedrooms, one full bath, and one half bath with flexible living space across multiple levels. The living room features a fireplace and sliding doors that open to a private patio overlooking the common inground pool, creating a comfortable indoor-outdoor connection. The kitchen and dining areas flow easily for everyday living and entertaining. A convenient second-floor laundry area and central air conditioning support day-to-day comfort. The third-floor loft provides versatile space suitable for a home office, media area, or additional living use. One detached garage space is included. Ideally positioned in Farmington, 5 Talcott Ridge Rd Unit F is close to shopping, dining, major routes, and UConn Health Center while offering access to community amenities and maintained grounds.

16. 2025-12-12
    listed $309,900 Active 887-char remark

    Show marketing remark (887 chars)

    Located in the Talcott Ridge community, this well-designed condominium offers six total rooms, two bedrooms, one full bath, and one half bath with flexible living space across multiple levels. The living room features a fireplace and sliding doors that open to a private patio overlooking the common inground pool, creating a comfortable indoor-outdoor connection. The kitchen and dining areas flow easily for everyday living and entertaining. A convenient second-floor laundry area and central air conditioning support day-to-day comfort. The third-floor loft provides versatile space suitable for a home office, media area, or additional living use. One detached garage space is included. Ideally positioned in Farmington, 5 Talcott Ridge Rd Unit F is close to shopping, dining, major routes, and UConn Health Center while offering access to community amenities and maintained grounds.

17. 2020-08-07
    soldstatus $150,000
18. 2020-07-15
    soldstatus $150,000 Closed 380-char remark

    Show marketing remark (380 chars)

    "TALCOTT RIDGE TOWNHOUSE" Freshly painted unit ready for occupancy. Offers Living Room with fire place and sliders to private deck. Spacious Dinning Room, Gally Kitchen and 1/2 Bath on the main level. Two bedrooms, full bath and laundry area on the second level. Bedroom/office on the third level. Garage included with this unit. Located across from UCONN Health Center.

19. 2020-06-08
    historical Under Contract - Continue to Show 380-char remark

    Show marketing remark (380 chars)

    "TALCOTT RIDGE TOWNHOUSE" Freshly painted unit ready for occupancy. Offers Living Room with fire place and sliders to private deck. Spacious Dinning Room, Gally Kitchen and 1/2 Bath on the main level. Two bedrooms, full bath and laundry area on the second level. Bedroom/office on the third level. Garage included with this unit. Located across from UCONN Health Center.

20. 2020-05-26
    status Active 380-char remark

    Show marketing remark (380 chars)

    "TALCOTT RIDGE TOWNHOUSE" Freshly painted unit ready for occupancy. Offers Living Room with fire place and sliders to private deck. Spacious Dinning Room, Gally Kitchen and 1/2 Bath on the main level. Two bedrooms, full bath and laundry area on the second level. Bedroom/office on the third level. Garage included with this unit. Located across from UCONN Health Center.

21. 2020-05-18
    historical Under Contract - Continue to Show 380-char remark

    Show marketing remark (380 chars)

    "TALCOTT RIDGE TOWNHOUSE" Freshly painted unit ready for occupancy. Offers Living Room with fire place and sliders to private deck. Spacious Dinning Room, Gally Kitchen and 1/2 Bath on the main level. Two bedrooms, full bath and laundry area on the second level. Bedroom/office on the third level. Garage included with this unit. Located across from UCONN Health Center.

22. 2020-04-19
    price $159,900 380-char remark

    Show marketing remark (380 chars)

    "TALCOTT RIDGE TOWNHOUSE" Freshly painted unit ready for occupancy. Offers Living Room with fire place and sliders to private deck. Spacious Dinning Room, Gally Kitchen and 1/2 Bath on the main level. Two bedrooms, full bath and laundry area on the second level. Bedroom/office on the third level. Garage included with this unit. Located across from UCONN Health Center.

23. 2020-04-07
    listed $164,900 Active 380-char remark

    Show marketing remark (380 chars)

    "TALCOTT RIDGE TOWNHOUSE" Freshly painted unit ready for occupancy. Offers Living Room with fire place and sliders to private deck. Spacious Dinning Room, Gally Kitchen and 1/2 Bath on the main level. Two bedrooms, full bath and laundry area on the second level. Bedroom/office on the third level. Garage included with this unit. Located across from UCONN Health Center.

24. 2012-10-19
    soldstatus $117,000
25. 2010-11-30
    soldstatus $177,500
26. 2010-11-29
    soldstatus $177,500
27. 2010-09-02
    listed $189,900
28. 2005-04-07
    soldstatus $165,000
29. 1995-03-24
    soldstatus $91,000
30. 1991-03-22
    soldstatus $115,000

ⓘ 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: $4,064 · $339/mo
• Projected year-2 tax: $4,921 · $410/mo
• Expected delta: +$857/yr (+$71/mo · 21.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥96°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,395
• − Mortgage interest: −$15,124
• − Property taxes: −$4,064
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − HOA: −$7,836
• − Depreciation: −$7,855
• Taxable loss: −$9,017
• Est. tax savings @ 24.0%: +$2,164
• After-tax cash flow: $-2,485/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: Farmington School District
• NCES district ID: 0901560
• Math proficiency: 65% ▼ -8.00%
• Reading proficiency: 77% ▼ -5.00%
• Median HH income: $87,791
• Composite: 63.76/100
• National rank: #598
• State rank: #18 of 153 in CT

Livability — West Hartford

• Score: 79/100
• State rank: #27
• US rank: #1989

Category grades

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

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): 19,135
• Household income: $140,912
• Rent vs Own: 27.3% rent · 72.7% own
• Severe rent burden: 533.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (70%)
• Race & ethnicity: White 70% Asian 16% Hispanic / Latino 7% Two or more races 5% Black 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3%
• Common ancestry: Romanian 10% Lithuanian 4% Slovak 3%
• Foreign-born: 21% · Canada, China, South Korea
• Languages at home: 77% English-only · Other Indo-European 4% Chinese 4% Spanish 4%

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: ▼ -145.88%
• Current HPI: 178.158
• Rent YoY: ▲ 0.72%
• 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

+143.5% since first listed

20 events — show timeline

• 2026-04-29 Price Changed $280,000 Smart MLS
• 2026-04-12 Price Changed $285,000 Smart MLS
• 2026-03-24 Relisted — Smart MLS
• 2026-01-15 Pending — Smart MLS
• 2026-01-06 Price Changed $299,900 Smart MLS
• 2025-12-12 Listed $309,900 Smart MLS
• 2020-08-07 Sold (Public Records) $150,000 Public Records
• 2020-07-15 Sold (MLS) $150,000 Smart MLS
• 2020-06-08 Contingent — Smart MLS
• 2020-05-26 Relisted — Smart MLS
• 2020-05-18 Contingent — Smart MLS
• 2020-04-19 Price Changed $159,900 Smart MLS
• 2020-04-07 Listed $164,900 Smart MLS
• 2012-10-19 Sold (Public Records) $117,000 Public Records
• 2010-11-30 Sold (Public Records) $177,500 Public Records
• 2010-11-29 Sold (MLS) $177,500 Smart MLS
• 2010-09-02 Listed $189,900 Smart MLS
• 2005-04-07 Sold (Public Records) $165,000 Public Records
• 1995-03-24 Sold (Public Records) $91,000 Public Records
• 1991-03-22 Sold (Public Records) $115,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $4,064 · +4.6% YoY. Source: county tax records.