103 Windsor St · Thompsonville, CT 06082

$500,000

6 bd · 3.0 ba · 3,040 sqft · MultiFamily public records · 10 Days on market

Built 1900 9,147 sqft lot Est $413k · 21% 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 +25.6/30.0
• DSCR +8.5/10.0
• 1% rule +6.5/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• 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 (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Large 3 Family All Newer Windows, All Newer Hot Water Heaters. Two Gas Furnaces 2 years Old, Frist & Second Floor All Gas Heat, 3Rd Floor All Electric Baseboard. Frist Floor Completely Remoded New Cabinets With Granite All New Stainless Steel Appliances And Dishwasher Built in Laundry Room In Unit With Stackable Washer & Dryer. bathroom With Soaking Tub All Hardwood Floors. 2nd Third Floor All Remodel. New Architect Roof, New Driveway And Parking Lot. Large Cement Patio. Two Car Garage. Landlord Is A Broker With C21 Allpoints. Tenants Pay All Utilities. Landlord Pays Water & Sewer.

Key facts

• Completely remodeled
• New cabinets
• Newer windows

Tags

• NEWER WINDOWS
• NEWER HOT WATER HEATERS
• GAS FURNACES
• COMPLETELY REMODELED
• NEW CABINETS
• GRANITE

Property features AI

Finance

• Other: Energy Star rated

Exterior

• Parking: Detached garage; 2-car garage; Paved driveway; Private paved driveway; Total 5 parking spaces
• Utilities: Public water connected; Public sewer connected; Hot water from natural gas and electric (30-gallon tank)
• Home design: Multi-family property (3-family)
• Construction: Frame construction; Aluminum siding; Beige exterior color; Block and concrete foundation; Asphalt shingle roof
• Exterior features: Screened porch; Enclosed porch; Open porch; Patio; Gutters; Exterior lighting

Interior

• Bedrooms: 7 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Radiator and steam heat; Gas and electric fuel sources
• Interior features: 15 total rooms; Full walk-out basement; Full basement; Ceiling fans
• Laundry & utility: Unit 1 has hook-up; other unit has basement hook-up; Basement hookups available

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $500k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $394/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $500k).
• Cap rate 9.1% 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.
• 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 $5,728/mo this rent would consume 76% 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 $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $140k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $117k; list at $500k implies a 326% 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 $500,000

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: 1.15% ✓
• Cap rate: 9.13%
• Cash-on-cash: 10.13%
• DSCR: 1.45
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $413,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42-44 Hartford Ave	0.21mi	6/3.0	3,076 (+1%)	3mo	$460,000	$150	86
97 Pleasant St	0.14mi	6/4.0	2,968 (-2%)	1mo	$528,000	$178	84
148 Pleasant St	0.13mi	7/4.0 (+1)	3,024 (-0%)	1mo	$505,000	$167	84
98 Church St	0.16mi	7/3.5 (+1)	3,180 (+5%)	19mo	$289,250	$91	62
41 Bigelow Ave	0.16mi	6/2.0	2,676 (-12%)	10mo	$280,000	$105	61
21 Bigelow Ave	0.21mi	6/2.0	2,676 (-12%)	10mo	$385,000	$144	58
692 Enfield St	0.40mi	6/4.0	2,740 (-10%)	10mo	$400,000	$146	52
12 Thompson Ct	0.66mi	6/2.0	2,880 (-5%)	5mo	$345,000	$120	52
41 Windsor St	0.15mi	5/4.0 (-1)	3,420 (+12%)	19mo	$289,250	$85	47
54 Prospect St	0.71mi	7/3.0 (+1)	3,416 (+12%)	5mo	$400,000	$117	37
25 Prospect St	0.61mi	5/3.0 (-1)	2,650 (-13%)	13mo	$270,000	$102	34
41 Walnut St	0.75mi	5/2.0 (-1)	2,618 (-14%)	0mo	$355,000	$136	33

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: -0.1%
• Equity multiple: 1.00×
• Total profit: $-516
• Equity at exit: $74,552

10-year hold

• IRR: 10.5%
• Equity multiple: 1.85×
• Total profit: $118,396
• Equity at exit: $43,231

Cash invested: $140,000 (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: 21.8×

Monthly cashflow live

• Estimated rent: $5,728 high
• Mortgage (P&I): −$2,622
• Tax from tax record: −$513 /mo · $6,158/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,203
• Net cashflow: $1,182

Break-even live

Break-even rent $4,232

Max offer price $500,000

Occupancy floor 74%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$5,727
Total (3 units)			$5,728

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-07
   statusdays on market $500,000 Under Contract 10 DOM
2. 2026-06-05
   days on market $500,000 Active 9 DOM
3. 2026-06-03
   days on market $500,000 Active 8 DOM
4. 2026-06-02
   days on market $500,000 Active 7 DOM
5. 2026-06-01
   days on market $500,000 Active 6 DOM
6. 2026-05-31
   days on market $500,000 Active 5 DOM
7. 2026-05-26
   listed $500,000 Active
8. 2000-08-02
   soldstatus $117,400
9. 1988-09-15
   soldstatus $170,000

ⓘ 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: $6,158 · $513/mo
• Projected year-2 tax: $8,429 · $702/mo
• Expected delta: +$2,271/yr (+$189/mo · 36.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 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: $68,736
• − Mortgage interest: −$28,008
• − Property taxes: −$6,158
• − Insurance: −$2,500
• − Repairs & maintenance: −$5,499
• − Management: −$5,499
• − Depreciation: −$14,545
• Taxable income: $6,527
• Est. tax owed @ 24.0%: −$1,566
• After-tax cash flow: $12,612/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

+194.1% since first listed

3 events — show timeline

• 2026-05-26 Listed $500,000 Smart MLS
• 2000-08-02 Sold (Public Records) $117,400 Public Records
• 1988-09-15 Sold (Public Records) $170,000 Public Records

Property tax history

+2.0%/yr

Latest (2025): $6,158 · +2.8% YoY. Source: county tax records.