27 Park Ave · Thompsonville, CT 06082

$365,000

4 bd · 2.0 ba · 1,720 sqft · MultiFamily public records · 45 Days on market

Built 1906 7,840 sqft lot $212/sqft · at area comps Est $356k · at est. ↓ 6% since listing

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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 +14.7/30.0
• ARV discount +6.4/15.0
• DSCR +4.5/10.0
• 1% rule +4.0/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Fantastic opportunity to own a multi-family property in Enfield, CT, just off Route 5 with quick access to highways, shopping, and local amenities. This spacious 2-story residential building sits on an extra-large lot and offers clean, move-in ready units featuring a total of 4 bedrooms, 2 full bathrooms, and 10 total rooms with excellent layout. ( See floor plans for layout ) Beautiful hardwood flooring throughout parts of the home. Each unit features functional, average-style kitchens and baths, generous storage, and comfortable living areas. Major upgrades provide peace of mind, including two brand new heating systems, two new water heaters installed in 2024, and well-maintained mechanic

Key facts

• Extra-large lot
• Hardwood flooring
• Generous storage

Tags

• MULTI-FAMILY PROPERTY
• EXTRA-LARGE LOT
• HARDWOOD FLOORING
• FUNCTIONAL KITCHENS
• GENEROUS STORAGE
• COMFORTABLE LIVING AREAS

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water connected; Public sewer connected; 40-gallon hot water tank; Natural gas
• Home design: Multi-family (2-family); Multi-Family For Sale
• Construction: Built with frame construction; Brick and stone foundation; Aluminum siding; Asphalt shingle roof; Tan exterior color
• Exterior features: Balcony; Porch; Covered deck; Sidewalk; Level lot

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Steam heat (natural gas); Window AC unit(s)
• Interior features: 10 total rooms; Full basement; Walk-up attic
• Laundry & utility: Washer and dryer located on second floor; Basement hookup(s); Washer/Dryer in some units

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $365k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/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 $327k (10.3% below list).
• Recommended offer: $327k (10.3% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.2% in Thompsonville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 69/100 on livability (#103 in CT) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing A, crime B+; Watch: amenities F, commute F, employment D-.
• Enfield School District (suburban): math 25% / reading 41% proficiency, ranked #114 of 153 in CT (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Henry Barnard School (365 students, 46% FRL); John F. Kennedy Middle School (math 22% / reading 39%, grade F, #138 of 175 statewide, top 79%, 1,096 students, 46% FRL); Enfield High School (math 29% / reading 54%, grade F, #102 of 194 statewide, top 53%, 1,490 students, 40% FRL) — zoned schools average 44% FRL vs 29% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.9%/yr); 188 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 43% of the median local income ($90k/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 $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($354k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1906 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $327,300 (10.3% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 10% concession, seller financing, or rate buy-down credit?
2. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 0.90% ✗
• Cap rate: 6.61%
• Cash-on-cash: 1.13%
• DSCR: 1.05
• GRM: 9.3

CMA / ARV

• ARV (median comp): $356,317
• List price: $365,000
• Delta: 2.44%
• 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
54 Elm St	0.20mi	4/2.0	1,960 (+14%)	20mo	$302,000	$154	51
21 Summer St	0.15mi	3/2.0 (-1)	1,504 (-13%)	20mo	$320,000	$213	50
13 Keller Ave	0.65mi	4/2.0	1,584 (-8%)	10mo	$325,000	$205	48
17 Walnut St	0.49mi	5/2.5 (+1)	1,557 (-10%)	12mo	$209,000	$134	45

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 · 3.9% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.51×
• Total profit: $-50,023
• Equity at exit: $54,423

10-year hold

• IRR: -3.2%
• Equity multiple: 0.77×
• Total profit: $-23,084
• Equity at exit: $31,559

Cash invested: $102,200 (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 06082

• Rents YoY: 3.9%
• Active inventory: 188
• Price-to-rent: 18.6×

Monthly cashflow live

• Estimated rent: $3,273 medium
• Mortgage (P&I): −$1,914
• Tax from tax record: −$424 /mo · $5,084/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$687
• Net cashflow: $96

Break-even live

Break-even rent $3,152

Max offer price $365,000

Occupancy floor 92%

Sensitivity live

Price	-10% $302	-5% $199	+0% $96	+5% $-7	+10% $-111
Rent	-10% $-163	-5% $-33	+0% $96	+5% $225	+10% $354
Rate	-1.0pp $280	-0.5pp $189	base $96	+0.5pp $1	+1.0pp $-95

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,274
Total (2 units)			$3,273

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
692 Enfield St Enfield, CT	3.0	2.0	1370	$2,100	$1.53	45d	1	0.24mi
42 Hartford Ave Enfield, CT	4.0	1.0	1538	$2,400	$1.56	45d	1	0.35mi
22 Ohear Ave Enfield, CT	3.0	2.0	1148	$2,000	$1.74	45d	1	0.38mi
49 Whitworth St Enfield, CT	3.0	1.5	1191	$2,000	$1.68	3d	1	0.47mi
54 Prospect St Enfield, CT	4.0	2.0	2016	$3,200	$1.59	3d	1	0.60mi
36B Maple Ave Enfield, CT	3.0	1.5	1800	$1,775	$0.99	45d	1	0.68mi
44 Saint James Ave Enfield, CT	3.0	2.0	1500	$2,700	$1.80	45d	1	0.70mi
37 Shad Row #37 Suffield, CT	3.0	2.5	2000	$2,700	$1.35	3d	1	1.17mi
3 Pebblestone Cir #3 Suffield, CT	3.0	2.5	1320	$2,550	$1.93	45d	1	1.26mi

Listing history 12 events

1. 2026-06-15
   statusdays on market $365,000 Under Contract 45 DOM
2. 2026-06-13
   days on market $365,000 Active 44 DOM
3. 2026-06-10
   days on market $365,000 Active 41 DOM
4. 2026-06-09
   days on market $365,000 Active 40 DOM
5. 2026-06-08
   days on market $365,000 Active 39 DOM
6. 2026-06-07
   days on market $365,000 Active 38 DOM
7. 2026-06-05
   days on market $365,000 Active 35 DOM
8. 2026-06-03
   days on market $365,000 Active 34 DOM
9. 2026-06-02
   days on market $365,000 Active 33 DOM
10. 2026-06-01
    days on market $365,000 Active 32 DOM
11. 2026-05-31
    days on market $365,000 Active 31 DOM
12. 2026-05-01
    listed $390,000 Active 969-char remark

ⓘ 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: $5,084 · $424/mo
• Projected year-2 tax: $6,448 · $537/mo
• Expected delta: +$1,364/yr (+$114/mo · 26.8%)

ⓘ 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 4/10 Moderate 7 d/yr ≥98°F today · 15 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: $39,276
• − Mortgage interest: −$20,446
• − Property taxes: −$5,084
• − Insurance: −$1,825
• − Repairs & maintenance: −$3,142
• − Management: −$3,142
• − Depreciation: −$10,618
• Taxable loss: −$4,981
• Est. tax savings @ 24.0%: +$1,195
• After-tax cash flow: $2,345/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: Enfield School District
• NCES district ID: 0901470
• Math proficiency: 25% ▼ -14.00%
• Reading proficiency: 41% ▼ -10.00%
• Median HH income: $68,750
• Composite: 30.42/100
• National rank: #6238
• State rank: #114 of 153 in CT

Livability — Thompsonville

• Score: 69/100
• State rank: #103
• US rank: #8941

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thompsonville, CT
• County: Hartford County · 754,208 people
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 41,090
• Household income: $90,404
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 954.0

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% Hispanic / Latino 11% Two or more races 9% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7%
• Common ancestry: Romanian 10% Lithuanian 9% Slovak 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 2% Russian/Polish/Slavic 1%

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: ▼ -494.72%
• Current HPI: 192.4011
• Rent YoY: ▲ 3.90%
• 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

-6.4% since first listed

5 events — show timeline

• 2026-06-14 Pending — Smart MLS
• 2026-05-26 Price Changed $365,000 Smart MLS
• 2026-05-26 Relisted — Smart MLS
• 2026-05-22 Contingent — Smart MLS
• 2026-05-01 Listed $390,000 Smart MLS

Property tax history

+1.5%/yr

Latest (2025): $5,084 · +2.7% YoY. Source: county tax records.