38 Church St · Enfield, CT 06082

$304,900

4 bd · 2.0 ba · 2,040 sqft · MultiFamily public records · 70 Days on market

Built 1900 3,484 sqft lot $149/sqft · 21% below area Est $384k · 21% under

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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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Rent growth +3.5/5.0
• Schools +3.0/10.0
• Livability +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: 2 units. confirmed

Listing remarks MLS

Fantastic investment opportunity in the heart of Enfield! This well-maintained two-family home features spacious layouts and strong rental potential. The first-floor unit offers 2 bedrooms, 1 bath, eat-in kitchen, while the second-floor unit boasts of 3 bedrooms, 1 bath, ample living space with includes finished attic space. Both units have separate utilities for convenience. Enjoy off-street parking and a private backyard perfect for tenants or family gatherings. Ideally located close to schools, shopping, and public transportation, this property provides steady income potential. Don't miss this opportunity to own a versatile, income-generating property!

Key facts

• Spacious layouts
• Separate utilities
• Finished attic space

Tags

• TWO-FAMILY HOME
• SPACIOUS LAYOUTS
• STRONG RENTAL POTENTIAL
• FINISHED ATTIC SPACE
• SEPARATE UTILITIES
• OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 1×2bd/1ba + 1×3bd/1ba units multifamily listed at $305k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $559/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $305k).
• Recommended offer: $287k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Market conditions: Rents rising (+3.9%/yr); 182 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).
• At $4,020/mo this rent would consume 53% of the median local household income ($90k/yr) (locally 954% 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $85k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($287k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 21y 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 $42k; list at $305k implies a 626% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $286,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% 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 1900 — 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: 1.32% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.73%
• DSCR: 1.70
• GRM: 6.3

CMA / ARV

• ARV (median comp): $384,086
• List price: $304,900
• Delta: -20.62%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
88 High St	0.31mi	4/2.0	2,153 (+6%)	5mo	$275,000	$128	72
55 Highland Park	0.58mi	5/2.0 (+1)	2,100 (+3%)	2mo	$395,000	$188	61
33 Alden Ave	0.13mi	4/2.0	2,217 (+9%)	24mo	$350,000	$158	60
820 Burbank Ave	0.71mi	4/2.0	2,106 (+3%)	9mo	$400,000	$190	54
54 Elm St	0.54mi	4/2.0	1,960 (-4%)	19mo	$302,000	$154	52
704 Enfield St	0.43mi	5/2.0 (+1)	2,178 (+7%)	16mo	$380,000	$174	50
18 Woodworth St	0.57mi	5/3.0 (+1)	1,920 (-6%)	10mo	$390,000	$203	46
119 Pearl St	0.46mi	4/2.0	2,231 (+9%)	23mo	$300,000	$134	44
71 Park Ave	0.54mi	5/2.0 (+1)	2,280 (+12%)	8mo	$425,000	$186	44
3 South St	0.43mi	5/2.0 (+1)	2,240 (+10%)	20mo	$325,000	$145	42
24 Ohear Ave	0.67mi	5/3.5 (+1)	2,296 (+12%)	2mo	$425,000	$185	36

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: 7.6%
• Equity multiple: 1.30×
• Total profit: $25,555
• Equity at exit: $45,462

10-year hold

• IRR: 17.6%
• Equity multiple: 2.52×
• Total profit: $129,481
• Equity at exit: $26,362

Cash invested: $85,372 (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: 182
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $4,020 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$331 /mo · $3,972/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$844
• Net cashflow: $1,119

Break-even live

Break-even rent $2,604

Max offer price $304,900

Occupancy floor 67%

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$1,890
1× unit	3	1	$2,131
Total (2 units)			$4,020

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: $76,225
• Closing costs: $9,147
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42 Hartford Ave Enfield, CT	4.0	1.0	1538	$2,400	$1.56	43d	1	0.31mi
54 Prospect St Enfield, CT	4.0	2.0	2016	$3,200	$1.59	1d	1	0.36mi
36B Maple Ave Enfield, CT	3.0	1.5	1800	$1,775	$0.99	43d	1	0.55mi
37 Shad Row #37 Suffield, CT	3.0	2.5	2000	$2,700	$1.35	1d	1	0.87mi
44 Saint James Ave Enfield, CT	3.0	2.0	1500	$2,700	$1.80	43d	1	1.10mi
8 Catherine Ln Suffield, CT	3.0	2.0	1486	$3,500	$2.36	43d	1	1.23mi

Listing history 45 events

1. 2026-06-18
   days on market $304,900 Active 70 DOM
2. 2026-06-17
   days on market $304,900 Active 69 DOM
3. 2026-06-16
   days on market $304,900 Active 68 DOM
4. 2026-06-15
   days on market $304,900 Active 67 DOM
5. 2026-06-13
   days on market $304,900 Active 65 DOM
6. 2026-06-10
   days on market $304,900 Active 62 DOM
7. 2026-06-09
   days on market $304,900 Active 61 DOM
8. 2026-06-08
   pricedays on market $304,900 Active 60 DOM
9. 2026-06-07
   days on market $314,900 Active 59 DOM
10. 2026-06-05
    days on market $314,900 Active 56 DOM
11. 2026-06-03
    days on market $314,900 Active 55 DOM
12. 2026-06-02
    days on market $314,900 Active 54 DOM
13. 2026-06-01
    days on market $314,900 Active 53 DOM
14. 2026-05-31
    days on market $314,900 Active 52 DOM
15. 2026-04-09
    listed $314,900 Active 663-char remark

    Show marketing remark (663 chars)

    Fantastic investment opportunity in the heart of Enfield! This well-maintained two-family home features spacious layouts and strong rental potential. The first-floor unit offers 2 bedrooms, 1 bath, eat-in kitchen, while the second-floor unit boasts of 3 bedrooms, 1 bath, ample living space with includes finished attic space. Both units have separate utilities for convenience. Enjoy off-street parking and a private backyard perfect for tenants or family gatherings. Ideally located close to schools, shopping, and public transportation, this property provides steady income potential. Don't miss this opportunity to own a versatile, income-generating property!

16. 2010-09-16
    soldstatus $42,000 41-char remark

    Show marketing remark (41 chars)

    Bank owned two family with walk up attic.

17. 2010-07-19
    listed $44,500 41-char remark

    Show marketing remark (41 chars)

    Bank owned two family with walk up attic.

18. 2010-07-17
    historical
19. 2010-06-03
    listed $50,000
20. 2010-05-30
    historical
21. 2010-05-05
    listed $53,250
22. 2010-05-01
    historical
23. 2010-03-01
    historical
24. 2010-02-27
    listed $57,500
25. 2010-02-20
    listed $64,900
26. 2010-02-09
    historical
27. 2009-12-03
    historical
28. 2009-11-09
    listed $74,900
29. 2009-08-03
    listed $109,900
30. 2008-06-11
    historical
31. 2008-04-03
    historical
32. 2008-01-11
    listed $190,000
33. 2007-09-19
    historical
34. 2007-09-14
    listed $179,900
35. 2007-09-12
    listed $179,900
36. 2007-09-11
    historical
37. 2007-05-11
    listed $184,000
38. 2006-08-21
    soldstatus $190,000
39. 2006-08-21
    soldstatus $190,000
40. 2005-09-30
    soldstatus $172,300
41. 2005-09-30
    soldstatus $172,300
42. 2005-09-29
    soldstatus $172,300
43. 2005-04-22
    listed $175,000
44. 2000-10-19
    soldstatus $75,000
45. 1986-04-24
    soldstatus $87,900

ⓘ 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: $3,972 · $331/mo
• Projected year-2 tax: $5,248 · $437/mo
• Expected delta: +$1,276/yr (+$106/mo · 32.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°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: $48,240
• − Mortgage interest: −$17,079
• − Property taxes: −$3,972
• − Insurance: −$1,524
• − Repairs & maintenance: −$3,859
• − Management: −$3,859
• − Depreciation: −$8,870
• Taxable income: $9,076
• Est. tax owed @ 24.0%: −$2,178
• After-tax cash flow: $11,248/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 — Enfield

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Thompsonville, CT
• County: Hartford County · 754,208 people
• City population: 41,090
• 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

+258.2% since first listed

31 events — show timeline

• 2026-04-09 Listed $314,900 Smart MLS
• 2010-09-16 Sold (MLS) $42,000 Smart MLS
• 2010-07-19 Listed $44,500 Smart MLS
• 2010-07-17 Listing Removed — Smart MLS
• 2010-06-03 Listed $50,000 Smart MLS
• 2010-05-30 Listing Removed — Smart MLS
• 2010-05-05 Listed $53,250 Smart MLS
• 2010-05-01 Listing Removed — Smart MLS
• 2010-03-01 Listing Removed — Smart MLS
• 2010-02-27 Listed $57,500 Smart MLS
• 2010-02-20 Listed $64,900 Smart MLS
• 2010-02-09 Listing Removed — Smart MLS
• 2009-12-03 Listing Removed — Smart MLS
• 2009-11-09 Listed $74,900 Smart MLS
• 2009-08-03 Listed $109,900 Smart MLS
• 2008-06-11 Listing Removed — Smart MLS
• 2008-04-03 Listing Removed — Smart MLS
• 2008-01-11 Listed $190,000 Smart MLS
• 2007-09-19 Listing Removed — Smart MLS
• 2007-09-14 Listed $179,900 Smart MLS
• 2007-09-12 Listed $179,900 Smart MLS
• 2007-09-11 Listing Removed — Smart MLS
• 2007-05-11 Listed $184,000 Smart MLS
• 2006-08-21 Sold (Public Records) $190,000 Public Records
• 2006-08-21 Sold (Public Records) $190,000 Public Records
• 2005-09-30 Sold (Public Records) $172,300 Public Records
• 2005-09-30 Sold (Public Records) $172,300 Public Records
• 2005-09-29 Sold (MLS) $172,300 Smart MLS
• 2005-04-22 Listed $175,000 Smart MLS
• 2000-10-19 Sold (Public Records) $75,000 Public Records
• 1986-04-24 Sold (Public Records) $87,900 Public Records

Property tax history

+0.8%/yr

Latest (2025): $3,972 · +2.7% YoY. Source: county tax records.