97 Benton Ln · Glastonbury Center, CT 06033

$379,000

4 bd · 2.0 ba · 1,382 sqft · SingleFamily public records · 4 Days on market

Built 1954 0.28 ac lot $274/sqft · at area comps Est $387k · at est.

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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 +16.9/30.0
• ARV discount +8.4/15.0
• Schools +6.6/10.0
• DSCR +5.3/10.0
• 1% rule +4.7/10.0
• Livability +4.2/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Adorable Cape home located on cul-de-sac street, close to the downtown area. Easy access to shopping and highways. This home features 4 bedrooms and 2 full baths, one located on each floor. It also offers hardwood in all of the bedrooms, granite countertop in the kitchen, tons of natural light, a cozy fireplaced living room, and city water and city sewer. A new roof was installed in March 2022 and a new bulkhead with concrete was just installed this week. The home is move in ready and available now for occupancy. Home is situated on a nice level and cleared lot, ready to enjoy your outside time.

Key facts

• 0.28 acre lot
• Built 1954
• Listed 4 days

Property features AI

Exterior

• Utilities: Public water connected; Public sewer connected; Domestic hot water
• Home design: Single-family home
• Construction: Frame construction; Concrete foundation; Asphalt shingle roof; White exterior color; Built prior to public record assessment
• Exterior features: Partial fencing; Lightly wooded, level lot; Vinyl siding

Interior

• Kitchen: Oven/Range; Microwave; Range Hood; Refrigerator; Dishwasher; Garbage Disposal
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating (oil-fired) with fuel tank in basement; Window AC unit(s)
• Interior features: Full, unfinished basement with storage, hatchway access, and interior access; One fireplace
• Laundry & utility: Washer and Dryer in basement (lower level)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $379k.

Deal economics

• At list price, monthly cash flow is $252 ($3k/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 $369k (2.7% below list).
• Recommended offer: $369k (2.7% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 2.1% in Glastonbury Center — 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 83/100 on livability (#7 in CT, #1,032 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: commute F, cost of living D-.
• Glastonbury School District (suburban): math 67% / reading 75% proficiency, ranked #13 of 153 in CT (top 8%) — strong family-tenant draw, lease renewals of 3-5y typical; only 6% free/reduced lunch — higher-income household profile.
• Zoned schools: Buttonball Lane School (math 74% / reading 82%, grade A, #26 of 553 statewide, top 5%, 442 students, 11% FRL); Glastonbury High School (math 67% / reading 78%, grade B+, #13 of 194 statewide, top 6%, 1,801 students, 13% FRL).
• Market conditions: Rents flat; 96 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 18y 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 $280k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $368,801 (2.7% below list)

Questions for the listing agent

1. Built in 1954 — 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 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?
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: 0.97% ✗
• Cap rate: 7.09%
• Cash-on-cash: 2.85%
• DSCR: 1.13
• GRM: 8.6

CMA / ARV

• ARV (median comp): $386,503
• List price: $379,000
• Delta: -1.94%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
181 Oak St	0.22mi	4/1.0	1,382 (0%)	11mo	$375,000	$271	77
38 Linden St	0.25mi	3/2.0 (-1)	1,271 (-8%)	8mo	$408,000	$321	63
31 Melrose St	0.42mi	3/1.0 (-1)	1,323 (-4%)	6mo	$419,900	$317	59
61 Williams St W	0.62mi	3/1.5 (-1)	1,362 (-1%)	18mo	$351,000	$258	47

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 · 0.33% rent growth · sell at horizon

5-year hold

• IRR: -14.9%
• Equity multiple: 0.48×
• Total profit: $-54,959
• Equity at exit: $56,510

10-year hold

• IRR: -11.6%
• Equity multiple: 0.39×
• Total profit: $-64,430
• Equity at exit: $32,769

Cash invested: $106,120 (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 06033

• Rents YoY: 0.3%
• Active inventory: 96
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $3,688 high
• Mortgage (P&I): −$1,988
• Tax from tax record: −$516 /mo · $6,198/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$774
• Net cashflow: $252

Break-even live

Break-even rent $3,370

Max offer price $379,000

Occupancy floor 88%

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: $94,750
• Closing costs: $11,370
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29 House St Glastonbury, CT	3.0	2.5	1341	$3,800	$2.83	15d	1	0.38mi
2620 Main St Unit 9 Glastonbury, CT	3.0	3.5	1699	$4,850	$2.85	43d	1	0.81mi
45 Sherman Rd Glastonbury, CT	3.0	1.5	1546	$3,300	$2.13	1d	1	1.21mi
10 Glastonbury Blvd Glastonbury, CT	1.0–3.0	1.0–3.0	1083	$4,250	$3.92	1d	4	1.25mi
350 Cavan Ln #350 Glastonbury, CT	3.0	2.5	1723	$2,800	$1.63	15d	1	1.28mi
12 Hitching Post Ln #12 Glastonbury, CT	3.0	2.5	1686	$2,990	$1.77	23d	1	1.46mi

Listing history 18 events

1. 2026-05-04
   status Under Contract 1333-char remark
2. 2026-05-01
   listed $379,000 Active 1333-char remark
3. 2026-04-30
   historical $379,000 1333-char remark
4. 2022-06-29
   soldstatus $279,900 Closed 602-char remark

   Show marketing remark (602 chars)

   Adorable Cape home located on cul-de-sac street, close to the downtown area. Easy access to shopping and highways. This home features 4 bedrooms and 2 full baths, one located on each floor. It also offers hardwood in all of the bedrooms, granite countertop in the kitchen, tons of natural light, a cozy fireplaced living room, and city water and city sewer. A new roof was installed in March 2022 and a new bulkhead with concrete was just installed this week. The home is move in ready and available now for occupancy. Home is situated on a nice level and cleared lot, ready to enjoy your outside time.

5. 2022-06-29
   soldstatus $279,900

   Show marketing remark (602 chars)

   Adorable Cape home located on cul-de-sac street, close to the downtown area. Easy access to shopping and highways. This home features 4 bedrooms and 2 full baths, one located on each floor. It also offers hardwood in all of the bedrooms, granite countertop in the kitchen, tons of natural light, a cozy fireplaced living room, and city water and city sewer. A new roof was installed in March 2022 and a new bulkhead with concrete was just installed this week. The home is move in ready and available now for occupancy. Home is situated on a nice level and cleared lot, ready to enjoy your outside time.

6. 2022-04-29
   historical Under Contract - Continue to Show 602-char remark

   Show marketing remark (602 chars)

   Adorable Cape home located on cul-de-sac street, close to the downtown area. Easy access to shopping and highways. This home features 4 bedrooms and 2 full baths, one located on each floor. It also offers hardwood in all of the bedrooms, granite countertop in the kitchen, tons of natural light, a cozy fireplaced living room, and city water and city sewer. A new roof was installed in March 2022 and a new bulkhead with concrete was just installed this week. The home is move in ready and available now for occupancy. Home is situated on a nice level and cleared lot, ready to enjoy your outside time.

7. 2022-04-25
   price $279,900 602-char remark

   Show marketing remark (602 chars)

   Adorable Cape home located on cul-de-sac street, close to the downtown area. Easy access to shopping and highways. This home features 4 bedrooms and 2 full baths, one located on each floor. It also offers hardwood in all of the bedrooms, granite countertop in the kitchen, tons of natural light, a cozy fireplaced living room, and city water and city sewer. A new roof was installed in March 2022 and a new bulkhead with concrete was just installed this week. The home is move in ready and available now for occupancy. Home is situated on a nice level and cleared lot, ready to enjoy your outside time.

8. 2022-04-23
   listed $299,900 Active 602-char remark

   Show marketing remark (602 chars)

   Adorable Cape home located on cul-de-sac street, close to the downtown area. Easy access to shopping and highways. This home features 4 bedrooms and 2 full baths, one located on each floor. It also offers hardwood in all of the bedrooms, granite countertop in the kitchen, tons of natural light, a cozy fireplaced living room, and city water and city sewer. A new roof was installed in March 2022 and a new bulkhead with concrete was just installed this week. The home is move in ready and available now for occupancy. Home is situated on a nice level and cleared lot, ready to enjoy your outside time.

9. 2022-04-22
   historical $299,900 602-char remark

   Show marketing remark (602 chars)

   Adorable Cape home located on cul-de-sac street, close to the downtown area. Easy access to shopping and highways. This home features 4 bedrooms and 2 full baths, one located on each floor. It also offers hardwood in all of the bedrooms, granite countertop in the kitchen, tons of natural light, a cozy fireplaced living room, and city water and city sewer. A new roof was installed in March 2022 and a new bulkhead with concrete was just installed this week. The home is move in ready and available now for occupancy. Home is situated on a nice level and cleared lot, ready to enjoy your outside time.

10. 2014-12-22
    soldstatus $172,000

    Show marketing remark (259 chars)

    Cute cape in a quiet peaceful cul-de-sac. Remodeled kitchen-all new cabinetry, granite counters, tile backsplash & flrs, & newer appliances. Updated granite bathrm. Replacement windows incl ll, gleaming hrdwd flrs thru-out. City utilities. A must see!

11. 2014-12-22
    soldstatus $172,000

    Show marketing remark (259 chars)

    Cute cape in a quiet peaceful cul-de-sac. Remodeled kitchen-all new cabinetry, granite counters, tile backsplash & flrs, & newer appliances. Updated granite bathrm. Replacement windows incl ll, gleaming hrdwd flrs thru-out. City utilities. A must see!

12. 2014-11-11
    historical

    Show marketing remark (259 chars)

    Cute cape in a quiet peaceful cul-de-sac. Remodeled kitchen-all new cabinetry, granite counters, tile backsplash & flrs, & newer appliances. Updated granite bathrm. Replacement windows incl ll, gleaming hrdwd flrs thru-out. City utilities. A must see!

13. 2014-10-23
    listed $169,000

    Show marketing remark (259 chars)

    Cute cape in a quiet peaceful cul-de-sac. Remodeled kitchen-all new cabinetry, granite counters, tile backsplash & flrs, & newer appliances. Updated granite bathrm. Replacement windows incl ll, gleaming hrdwd flrs thru-out. City utilities. A must see!

14. 2009-09-22
    soldstatus $165,000
15. 2009-09-18
    soldstatus $165,000
16. 2009-07-28
    listed $189,900
17. 2009-04-30
    historical
18. 2008-10-26
    listed $205,000

ⓘ 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: $6,198 · $516/mo
• Projected year-2 tax: $7,154 · $596/mo
• Expected delta: +$956/yr (+$80/mo · 15.4%)

ⓘ 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 ≥95°F today · 17 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: $44,256
• − Mortgage interest: −$21,230
• − Property taxes: −$6,198
• − Insurance: −$1,895
• − Repairs & maintenance: −$3,540
• − Management: −$3,540
• − Depreciation: −$11,025
• Taxable loss: −$3,173
• Est. tax savings @ 24.0%: +$762
• After-tax cash flow: $3,781/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: Glastonbury School District
• NCES district ID: 0901620
• Math proficiency: 67% ▼ -8.00%
• Reading proficiency: 75% ▼ -3.00%
• Median HH income: $106,091
• Composite: 65.53/100
• National rank: #471
• State rank: #13 of 153 in CT

Livability — Glastonbury Center

• Score: 83/100
• State rank: #7
• US rank: #1032

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glastonbury Center, CT
• County: Hartford County · 754,208 people
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 29,921
• Household income: $149,962
• Rent vs Own: 18.3% rent · 81.7% own
• Severe rent burden: 604.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Asian 10% Hispanic / Latino 9% Two or more races 6% Black 2%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 10% Lithuanian 5% Slovak 3%
• Foreign-born: 13% · Canada, China, Jamaica
• Languages at home: 82% English-only · Spanish 6% Other Indo-European 4% Other Asian/Pacific 3%

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: ▼ -184.94%
• Current HPI: 193.4721
• Rent YoY: ▲ 0.33%
• 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

+84.9% since first listed

18 events — show timeline

• 2026-05-04 Pending — Smart MLS
• 2026-05-01 Listed $379,000 Smart MLS
• 2026-04-30 Coming Soon $379,000 Smart MLS
• 2022-06-29 Sold (Public Records) $279,900 Public Records
• 2022-06-29 Sold (MLS) $279,900 Smart MLS
• 2022-04-29 Contingent — Smart MLS
• 2022-04-25 Price Changed $279,900 Smart MLS
• 2022-04-23 Listed $299,900 Smart MLS
• 2022-04-22 Coming Soon $299,900 Smart MLS
• 2014-12-22 Sold (Public Records) $172,000 Public Records
• 2014-12-22 Sold (MLS) $172,000 Smart MLS
• 2014-11-11 Listing Removed — Smart MLS
• 2014-10-23 Listed $169,000 Smart MLS
• 2009-09-22 Sold (Public Records) $165,000 Public Records
• 2009-09-18 Sold (MLS) $165,000 Smart MLS
• 2009-07-28 Listed $189,900 Smart MLS
• 2009-04-30 Listing Removed — Smart MLS
• 2008-10-26 Listed $205,000 Smart MLS

Property tax history

+1.3%/yr

Latest (2025): $6,198 · +2.8% YoY. Source: county tax records.