46 John St · Plantsville, CT 06489

$140,000

2 bd · 1.0 ba · 800 sqft · MultiFamily public records · 6 Days on market

Built 1944 8,276 sqft lot

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Why this score? — see what drove the B- 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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• 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

Welcome to 46 John Street, a half duplex tucked away at the end of a quiet cul de sac in Southington. If you have been looking for something affordable with potential in a convenient location, this could be the one. The main level offers a comfortable living room and an eat in kitchen with solid wood cabinetry and stainless steel appliances. The layout is simple and functional, giving you a great starting point to make it your own. Upstairs you will find two bedrooms and a full bathroom, with good natural light and a layout that makes sense for everyday living. The basement provides additional storage space and room for utilities, keeping the main living areas uncluttered. Outside, the quie

Key facts

• Solid wood cabinetry
• Half duplex
• Quiet setting

Tags

• HALF DUPLEX
• QUIET CUL DE SAC
• SOLID WOOD CABINETRY
• STAINLESS STEEL APPLIANCES
• ADDITIONAL STORAGE SPACE
• QUIET SETTING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath multifamily listed at $140k.

Deal economics

• At list price, monthly cash flow is $442 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 10.1% vs local median 2.7% in Plantsville — 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 77/100 on livability (#46 in CT, #3,164 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: cost of living C-, amenities F, commute F.
• Southington School District (suburban): math 52% / reading 64% proficiency, ranked #51 of 153 in CT (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: 105 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).
• This rent is only 18% of the median local income ($126k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1944 — 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 $140,000

Questions for the listing agent

1. Built in 1944 — 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 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: 1.32% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.54%
• DSCR: 1.60
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 3.7%
• Equity multiple: 1.14×
• Total profit: $5,540
• Equity at exit: $20,874

10-year hold

• IRR: 13.2%
• Equity multiple: 2.05×
• Total profit: $41,340
• Equity at exit: $12,105

Cash invested: $39,200 (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 06489

• Active inventory: 105
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,853 high
• Mortgage (P&I): −$734
• Tax from tax record: −$229 /mo · $2,749/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $442

Break-even live

Break-even rent $1,293

Max offer price $140,000

Occupancy floor 71%

Sensitivity live

Price	-10% $521	-5% $482	+0% $442	+5% $403	+10% $363
Rent	-10% $296	-5% $369	+0% $442	+5% $515	+10% $589
Rate	-1.0pp $513	-0.5pp $478	base $442	+0.5pp $406	+1.0pp $369

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
457 Mill St Southington, CT	2.0	1.0	800	$2,000	$2.50	44d	1	0.14mi
521 Mill St Southington, CT	1.0	1.0	560	$1,400	$2.50	44d	1	0.16mi
21 Germania St Unit 23 Southington, CT	1.0	1.0	975	$1,800	$1.85	24d	1	0.62mi
21 Germania St Unit 25 Southington, CT	1.0	1.0	925	$1,675	$1.81	44d	1	0.62mi
130 Center St Unit 2 Southington, CT	1.0	1.0	760	$1,995	$2.62	20d	1	0.73mi
130 Center St Southington, CT	1.0	1.0	760	$2,095	$2.76	44d	1	0.73mi
405 Prospect St Plantsville, CT	1.0	1.0	678	$1,650	$2.43	3d	1	0.86mi
40 Cornerstone Ct #26 Plantsville, CT	2.0	1.5	1088	$2,000	$1.84	4d	1	0.92mi
242 N Main St Southington, CT	1.0	1.0	653	$1,395	$2.14	44d	1	0.94mi
53 Academy St Southington, CT	3.0	1.0	1000	$2,250	$2.25	44d	1	0.98mi
96 Berlin Ave Southington, CT	2.0	1.0	750	$2,100	$2.80	3d	1	1.07mi
900 S Main St Unit 11 Plantsville, CT	2.0	1.0	750	$1,700	$2.27	4d	1	1.25mi

Listing history 2 events

1. 2026-03-05
   status Under Contract
2. 2026-02-27
   listed $140,000 Active

ⓘ 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: $2,749 · $229/mo
• Projected year-2 tax: $2,872 · $239/mo
• Expected delta: +$124/yr (+$10/mo · 4.5%)

ⓘ 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 ≥98°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: $22,235
• − Mortgage interest: −$7,842
• − Property taxes: −$2,749
• − Insurance: −$700
• − Repairs & maintenance: −$1,779
• − Management: −$1,779
• − Depreciation: −$4,073
• Taxable income: $3,314
• Est. tax owed @ 24.0%: −$795
• After-tax cash flow: $4,511/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: Southington School District
• NCES district ID: 0904230
• Math proficiency: 52% ▼ -9.00%
• Reading proficiency: 64% ▼ -5.00%
• Median HH income: $81,467
• Composite: 52.38/100
• National rank: #1581
• State rank: #51 of 153 in CT

Livability — Plantsville

• Score: 77/100
• State rank: #46
• US rank: #3164

Category grades

Amenities F Commute F Cost of living C- Crime A+ 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
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 32,706
• Household income: $126,465
• Rent vs Own: 18.0% rent · 82.0% own
• Severe rent burden: 513.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Asian 2% Black 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 13% Lithuanian 7% Russian 2%
• Foreign-born: 9% · Canada, China, Jamaica
• Languages at home: 88% English-only · Other Indo-European 4% Spanish 3% Russian/Polish/Slavic 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: ▼ -161.57%
• Current HPI: 179.8884
• Rent YoY: —
• 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

2 events — show timeline

• 2026-03-05 Pending — Smart MLS
• 2026-02-27 Listed $140,000 Smart MLS

Property tax history

+1.7%/yr

Latest (2025): $2,749 · +5.6% YoY. Source: county tax records.