24 Thompson Ct · Thompsonville, CT 06082

$350,000

6 bd · 2.0 ba · 2,508 sqft · MultiFamily public records · 3 Days on market

Built 1900 0.27 ac lot Est $346k · 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 +27.5/30.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• ARV discount +7.0/15.0
• 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: 2 units. confirmed

Listing remarks MLS

Side by side two family, separate utilities addendums are generated after offer is accepted

Key facts

• 0.27 acre lot
• Built 1900
• Listed 3 days

Property features AI

Finance

• Financial info: Assessed value available

Exterior

• Utilities: Public water; Public sewer; Hot water: natural gas (40 gallon tank); Heat fuel: natural gas and oil; Above-ground fuel tank
• Home design: Multi-family 2-family property
• Construction: Built with frame construction; Brick foundation; Vinyl siding; Asphalt shingle roof; Beige exterior color
• Exterior features: Porch; Shed; Gutters; Level lot

Interior

• Bedrooms: 6 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot air heating; Window unit cooling
• Interior features: 14 total rooms; Full, unfinished basement with concrete floor; Attic present; Window unit cooling
• Laundry & utility: Laundry in basement with hookup(s)

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $519/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Cap rate 9.9% vs local median 5.3% in Thompsonville — 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 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: Enfield High School (math 29% / reading 54%, grade F, #102 of 194 statewide, top 53%, 1,490 students, 40% FRL).
• Market conditions: Rents rising (+3.9%/yr); 182 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 $4,389/mo this rent would consume 58% 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 $10k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $98k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 20y ago; this cycle's ask is 150% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $138k; list at $350k implies a 154% 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 — expect insurance premiums to compound above CPI over the hold.

Recommended offer $350,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.25% ✓
• Cap rate: 9.85%
• Cash-on-cash: 12.72%
• DSCR: 1.57
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $346,104
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Walnut St	0.32mi	5/2.0 (-1)	2,618 (+4%)	0mo	$355,000	$136	72
12 Thompson Ct	0.03mi	6/2.0	2,880 (+15%)	5mo	$345,000	$120	70
25 Prospect St	0.13mi	5/3.0 (-1)	2,650 (+6%)	13mo	$270,000	$102	65
139 Spring St	0.36mi	6/2.0	2,352 (-6%)	14mo	$300,000	$128	61
20 Walnut St	0.29mi	6/2.0	2,858 (+14%)	3mo	$300,000	$105	60
8 Park Ave	0.61mi	6/3.0	2,532 (+1%)	10mo	$350,000	$138	58
86 Windsor St	0.64mi	5/3.0 (-1)	2,560 (+2%)	5mo	$385,000	$150	53
21 Bigelow Ave	0.58mi	6/2.0	2,676 (+7%)	10mo	$385,000	$144	53
41 Bigelow Ave	0.62mi	6/2.0	2,676 (+7%)	10mo	$280,000	$105	52
82 Windsor St	0.62mi	6/3.0	2,299 (-8%)	11mo	$450,000	$196	44
24 Ohear Ave	0.72mi	5/3.5 (-1)	2,296 (-8%)	2mo	$425,000	$185	40
71 Park Ave	0.74mi	5/2.0 (-1)	2,280 (-9%)	8mo	$425,000	$186	39

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: 3.5%
• Equity multiple: 1.14×
• Total profit: $13,507
• Equity at exit: $52,186

10-year hold

• IRR: 13.9%
• Equity multiple: 2.16×
• Total profit: $113,980
• Equity at exit: $30,262

Cash invested: $98,000 (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 06082

• Rents YoY: 3.9%
• Active inventory: 182
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $4,389 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$448 /mo · $5,371/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$922
• Net cashflow: $1,038

Break-even live

Break-even rent $3,074

Max offer price $350,000

Occupancy floor 71%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$4,390
Total (2 units)			$4,389

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-21
   historical $350,000
2. 2009-06-23
   soldstatus $138,000 91-char remark

   Show marketing remark (91 chars)

   Side by side two family, separate utilities addendums are generated after offer is accepted

3. 2009-01-12
   listed $139,900 91-char remark

   Show marketing remark (91 chars)

   Side by side two family, separate utilities addendums are generated after offer is accepted

4. 2006-06-15
   soldstatus $197,000
5. 2006-06-15
   soldstatus $197,000
6. 2006-06-06
   soldstatus $199,000 177-char remark

   Show marketing remark (177 chars)

   2 Family on a double lot,many updates, all separate utilities,newer siding, roof, elec,& hot water heater,new windows in unit 1, wood floors, dog is friendly. Ready to sell!

7. 2006-01-06
   listed $194,900 177-char remark

   Show marketing remark (177 chars)

   2 Family on a double lot,many updates, all separate utilities,newer siding, roof, elec,& hot water heater,new windows in unit 1, wood floors, dog is friendly. Ready to sell!

8. 2000-11-09
   soldstatus $30,000
9. 1990-04-20
   soldstatus $176,000

ⓘ 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: $5,371 · $448/mo
• Projected year-2 tax: $6,430 · $536/mo
• Expected delta: +$1,060/yr (+$88/mo · 19.7%)

ⓘ 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 4/10 Moderate 7 d/yr ≥99°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: $52,668
• − Mortgage interest: −$19,605
• − Property taxes: −$5,371
• − Insurance: −$1,750
• − Repairs & maintenance: −$4,213
• − Management: −$4,213
• − Depreciation: −$10,182
• Taxable income: $7,333
• Est. tax owed @ 24.0%: −$1,760
• After-tax cash flow: $10,702/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

+98.9% since first listed

9 events — show timeline

• 2026-05-21 Coming Soon $350,000 Smart MLS
• 2009-06-23 Sold (MLS) $138,000 Smart MLS
• 2009-01-12 Listed $139,900 Smart MLS
• 2006-06-15 Sold (Public Records) $197,000 Public Records
• 2006-06-15 Sold (Public Records) $197,000 Public Records
• 2006-06-06 Sold (MLS) $199,000 Smart MLS
• 2006-01-06 Listed $194,900 Smart MLS
• 2000-11-09 Sold (Public Records) $30,000 Public Records
• 1990-04-20 Sold (Public Records) $176,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $5,371 · +2.8% YoY. Source: county tax records.