1418-1420 Main St · Newington, CT 06111

$775,000

8 bd · 4.8 ba · 5,916 sqft · MultiFamily public records · 156 Days on market

Built 1834 0.91 ac lot $131/sqft · 30% above area Est $596k · 30% over

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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 +27.2/30.0
• DSCR +9.5/10.0
• 1% rule +7.7/10.0
• Schools +4.1/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

As of May 6th, this unicorn of a five family investment property , is the only option available currently in all of Newington . It is very close to the town hall and firestation on Main Street. Normally there are only duplexes , condos, or perhaps a triplex available for investors to consider . This 4 unit multi family house, is a functional 5 family income producer. It has 3 of the 5 units available to tour in person currently, due to logistics and respect for our tenants time and cooperation. Tours are only being arranged for Saturday afternoons currently . However , exceptions are possible. The photo is from a few years ago , and the plot plan is posted for the lot that could be split off , that meets the required setbacks . It is diagonally across from the firestation. It has not been on the market in the past 40+ years. The current rental rates are under market comparable to other units like condos or duplex rates in town . The plot plan shows that a building lot is possible to be split off and sold or re developed , which the town has verified. Additionally, there are two spaces or areas in the house that have the possibility of being converted in units, which would make it a 7 unit functional investment property. Or perhaps it could be converted back to a single family home. The property has cosmetics issues and needs power washing, painting, and isolated trim that needs to be addressed. I am the owner and the agent .

Key facts

• 0.91 acre lot
• Built 1834
• Listed 156 days

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/?-bath units multifamily listed at $775k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive. Per door: $556/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $775k).
• Recommended offer: $682k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 4.4% in Newington — 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 (#30 in CT, #2,143 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• Newington School District (suburban): math 38% / reading 53% proficiency, ranked #87 of 153 in CT (top 57%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: Rents flat; 94 active listings in the ZIP; solid renter incomes; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• At $9,821/mo this rent would consume 115% of the median local household income ($103k/yr) (locally 553% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $23k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($682k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $425k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $425k; list at $775k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1834 — expect roof / HVAC / electrical / plumbing capex.
• 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 $682,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1834 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.27% ✓
• Cap rate: 9.73%
• Cash-on-cash: 12.29%
• DSCR: 1.55
• GRM: 6.6

CMA / ARV

• ARV (median comp): $595,551
• List price: $775,000
• Delta: 30.13%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.98% rent growth · sell at horizon

5-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-3,314
• Equity at exit: $115,555

10-year hold

• IRR: 7.0%
• Equity multiple: 1.48×
• Total profit: $103,367
• Equity at exit: $67,008

Cash invested: $217,000 (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 06111

• Rents YoY: 1.0%
• Active inventory: 94
• Price-to-rent: 26.3×

Monthly cashflow live

• Estimated rent: $9,821 high
• Mortgage (P&I): −$4,064
• Tax from tax record: −$1,149 /mo · $13,783/yr
• Insurance: −$323
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,062
• Net cashflow: $2,223

Break-even live

Break-even rent $7,007

Max offer price $775,000

Occupancy floor 72%

Sensitivity live

Price	-10% $2,662	-5% $2,442	+0% $2,223	+5% $2,004	+10% $1,784
Rent	-10% $1,447	-5% $1,835	+0% $2,223	+5% $2,611	+10% $2,999
Rate	-1.0pp $2,613	-0.5pp $2,420	base $2,223	+0.5pp $2,022	+1.0pp $1,818

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	—	$9,820
Total (4 units)			$9,821

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: $193,750
• Closing costs: $23,250
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $775,000 Active 156 DOM
2. 2026-06-17
   days on market $775,000 Active 155 DOM
3. 2026-06-16
   days on market $775,000 Active 154 DOM
4. 2026-06-15
   days on market $775,000 Active 153 DOM
5. 2026-06-13
   days on market $775,000 Active 151 DOM
6. 2026-06-13
   days on market $775,000 Active 150 DOM
7. 2026-06-10
   pricedays on market $775,000 Active 148 DOM
8. 2026-06-09
   days on market $800,000 Active 147 DOM
9. 2026-06-08
   days on market $800,000 Active 146 DOM
10. 2026-06-07
    days on market $800,000 Active 145 DOM
11. 2026-06-05
    days on market $800,000 Active 142 DOM
12. 2026-06-03
    days on market $800,000 Active 141 DOM
13. 2026-06-02
    days on market $800,000 Active 140 DOM
14. 2026-06-01
    days on market $800,000 Active 139 DOM
15. 2026-05-31
    days on market $800,000 Active 138 DOM
16. 2026-05-07
    price $800,000 1459-char remark

    Show marketing remark (1459 chars)

    As of May 6th, this unicorn of a five family investment property , is the only option available currently in all of Newington . It is very close to the town hall and firestation on Main Street. Normally there are only duplexes , condos, or perhaps a triplex available for investors to consider . This 4 unit multi family house, is a functional 5 family income producer. It has 3 of the 5 units available to tour in person currently, due to logistics and respect for our tenants time and cooperation. Tours are only being arranged for Saturday afternoons currently . However , exceptions are possible. The photo is from a few years ago , and the plot plan is posted for the lot that could be split off , that meets the required setbacks . It is diagonally across from the firestation. It has not been on the market in the past 40+ years. The current rental rates are under market comparable to other units like condos or duplex rates in town . The plot plan shows that a building lot is possible to be split off and sold or re developed , which the town has verified. Additionally, there are two spaces or areas in the house that have the possibility of being converted in units, which would make it a 7 unit functional investment property. Or perhaps it could be converted back to a single family home. The property has cosmetics issues and needs power washing, painting, and isolated trim that needs to be addressed. I am the owner and the agent .

17. 2026-03-20
    price $875,000 1459-char remark

    Show marketing remark (1459 chars)

    As of May 6th, this unicorn of a five family investment property , is the only option available currently in all of Newington . It is very close to the town hall and firestation on Main Street. Normally there are only duplexes , condos, or perhaps a triplex available for investors to consider . This 4 unit multi family house, is a functional 5 family income producer. It has 3 of the 5 units available to tour in person currently, due to logistics and respect for our tenants time and cooperation. Tours are only being arranged for Saturday afternoons currently . However , exceptions are possible. The photo is from a few years ago , and the plot plan is posted for the lot that could be split off , that meets the required setbacks . It is diagonally across from the firestation. It has not been on the market in the past 40+ years. The current rental rates are under market comparable to other units like condos or duplex rates in town . The plot plan shows that a building lot is possible to be split off and sold or re developed , which the town has verified. Additionally, there are two spaces or areas in the house that have the possibility of being converted in units, which would make it a 7 unit functional investment property. Or perhaps it could be converted back to a single family home. The property has cosmetics issues and needs power washing, painting, and isolated trim that needs to be addressed. I am the owner and the agent .

18. 2026-01-19
    price $975,000 1459-char remark

    Show marketing remark (1459 chars)

    As of May 6th, this unicorn of a five family investment property , is the only option available currently in all of Newington . It is very close to the town hall and firestation on Main Street. Normally there are only duplexes , condos, or perhaps a triplex available for investors to consider . This 4 unit multi family house, is a functional 5 family income producer. It has 3 of the 5 units available to tour in person currently, due to logistics and respect for our tenants time and cooperation. Tours are only being arranged for Saturday afternoons currently . However , exceptions are possible. The photo is from a few years ago , and the plot plan is posted for the lot that could be split off , that meets the required setbacks . It is diagonally across from the firestation. It has not been on the market in the past 40+ years. The current rental rates are under market comparable to other units like condos or duplex rates in town . The plot plan shows that a building lot is possible to be split off and sold or re developed , which the town has verified. Additionally, there are two spaces or areas in the house that have the possibility of being converted in units, which would make it a 7 unit functional investment property. Or perhaps it could be converted back to a single family home. The property has cosmetics issues and needs power washing, painting, and isolated trim that needs to be addressed. I am the owner and the agent .

19. 2026-01-12
    listed $1,200,000 Active 1459-char remark

    Show marketing remark (1459 chars)

    As of May 6th, this unicorn of a five family investment property , is the only option available currently in all of Newington . It is very close to the town hall and firestation on Main Street. Normally there are only duplexes , condos, or perhaps a triplex available for investors to consider . This 4 unit multi family house, is a functional 5 family income producer. It has 3 of the 5 units available to tour in person currently, due to logistics and respect for our tenants time and cooperation. Tours are only being arranged for Saturday afternoons currently . However , exceptions are possible. The photo is from a few years ago , and the plot plan is posted for the lot that could be split off , that meets the required setbacks . It is diagonally across from the firestation. It has not been on the market in the past 40+ years. The current rental rates are under market comparable to other units like condos or duplex rates in town . The plot plan shows that a building lot is possible to be split off and sold or re developed , which the town has verified. Additionally, there are two spaces or areas in the house that have the possibility of being converted in units, which would make it a 7 unit functional investment property. Or perhaps it could be converted back to a single family home. The property has cosmetics issues and needs power washing, painting, and isolated trim that needs to be addressed. I am the owner and the agent .

20. 2025-09-26
    historical $1,500
21. 2025-09-13
    price $1,500
22. 2025-09-09
    price $1,700
23. 2025-09-07
    price $1,750
24. 2025-08-22
    listed $1,800
25. 2025-03-10
    historical $1,600
26. 2025-01-23
    listed $1,600
27. 2023-11-25
    historical $1,500
28. 2023-10-31
    listed $1,500
29. 2005-04-01
    soldstatus $425,000

ⓘ 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: $13,783 · $1,149/mo
• Projected year-2 tax: $15,184 · $1,265/mo
• Expected delta: +$1,401/yr (+$117/mo · 10.2%)

ⓘ 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 ≥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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $117,852
• − Mortgage interest: −$43,412
• − Property taxes: −$13,783
• − Insurance: −$3,875
• − Repairs & maintenance: −$9,428
• − Management: −$9,428
• − Depreciation: −$22,545
• Taxable income: $15,380
• Est. tax owed @ 24.0%: −$3,691
• After-tax cash flow: $22,984/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: Newington School District
• NCES district ID: 0902880
• Math proficiency: 38% ▼ -14.00%
• Reading proficiency: 53% ▼ -6.00%
• Median HH income: $74,751
• Composite: 41.37/100
• National rank: #3489
• State rank: #87 of 153 in CT

Livability — Newington

• Score: 79/100
• State rank: #30
• US rank: #2143

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newington, CT
• County: Hartford County · 754,208 people
• City population: 30,896
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 30,896
• Household income: $102,884
• Rent vs Own: 21.8% rent · 78.2% own
• Severe rent burden: 553.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (72%)
• Race & ethnicity: White 72% Hispanic / Latino 12% Two or more races 8% Asian 7% Black 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5%
• Common ancestry: Romanian 12% Lithuanian 7% Russian 3%
• Foreign-born: 20% · Canada, Jamaica, China
• Languages at home: 72% English-only · Spanish 8% Other Indo-European 8% Russian/Polish/Slavic 7%

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: ▼ -194.94%
• Current HPI: 185.3332
• Rent YoY: ▲ 0.98%
• 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

+88.2% since first listed

14 events — show timeline

• 2026-05-07 Price Changed $800,000 Smart MLS
• 2026-03-20 Price Changed $875,000 Smart MLS
• 2026-01-19 Price Changed $975,000 Smart MLS
• 2026-01-12 Listed $1,200,000 Smart MLS
• 2025-09-26 Rental Removed $1,500 SMARTMLS
• 2025-09-13 Price Changed $1,500 SMARTMLS
• 2025-09-09 Price Changed $1,700 SMARTMLS
• 2025-09-07 Price Changed $1,750 SMARTMLS
• 2025-08-22 Listed for Rent $1,800 SMARTMLS
• 2025-03-10 Rental Removed $1,600 SMARTMLS
• 2025-01-23 Listed for Rent $1,600 SMARTMLS
• 2023-11-25 Rental Removed $1,500 SMARTMLS
• 2023-10-31 Listed for Rent $1,500 SMARTMLS
• 2005-04-01 Sold (Public Records) $425,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $13,783 · +0.8% YoY. Source: county tax records.