27 N Main St · Thomaston, CT 06787

$525,000

8 bd · 36.0 ba · 1,484 sqft · MultiFamily public records · 2 Days on market

Built 1900 4,356 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• 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 (5+ Unit). Listing-text estimate: 6 units. confirmed

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

2 Buildings on one lot , one is a 6 family with 3 rms each unit,and one is a 2 family with 5 rms on first and 4 rms on 2nd. Flr. This handy man is a pretty goodincome property. Appx mo. Income, $2600

Key facts

• 4,356 sq ft lot
• Built 1900
• Listed 2 days

Property features AI

Finance

• Financial info: Assessed value listed

Exterior

• Parking: Parking available in rear of building
• Utilities: Public water connected; Public sewer connected; Electric heat fuel
• Home design: Multi-family property (5+ unit building)
• Construction: Frame construction; Brick and concrete foundation
• Exterior features: Level lot; Vinyl siding; Asphalt shingle roof

Interior

• Bedrooms: 7 bedrooms
• Bathrooms: 6 full bathrooms
• Heating & cooling: Baseboard heating; Electric hot water
• Interior features: 19 total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 3×3bd/1.0ba + 3×2bd/1.0ba units multifamily listed at $525k.

Deal economics

• At list price, monthly cash flow is $4k ($48k/yr) — positive. Per door: $672/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $525k).
• Cap rate 15.5% vs local median 4.5% in Thomaston — 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 64/100 on livability (#127 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A-, cost of living B+; Watch: schools C-, amenities F, commute F.
• Thomaston School District (suburban): math 31% / reading 48% proficiency, ranked #101 of 153 in CT (top 66%) — 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: 16 active listings in the ZIP; 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $147k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $92k; list at $525k implies a 471% 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 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $525,000

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: 1.84% ✓
• Cap rate: 15.51%
• Cash-on-cash: 32.91%
• DSCR: 2.46
• GRM: 4.5

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: 28.1%
• Equity multiple: 2.17×
• Total profit: $171,785
• Equity at exit: $78,279

10-year hold

• IRR: 35.5%
• Equity multiple: 4.27×
• Total profit: $480,681
• Equity at exit: $45,392

Cash invested: $147,000 (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 06787

• Home prices YoY: -27.1%
• Active inventory: 16
• Price-to-rent: 22.4×

Monthly cashflow live

• Estimated rent: $9,654 medium
• Mortgage (P&I): −$2,753
• Tax from tax record: −$624 /mo · $7,486/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,027
• Net cashflow: $4,031

Break-even live

Break-even rent $4,552

Max offer price $525,000

Occupancy floor 53%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$5,856
▸ 3× units	2	1	$3,798
Total (6 units)			$9,654

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-17
   status $525,000 Under Contract 2 DOM
2. 2026-06-17
   days on market $525,000 Active 2 DOM
3. 2026-06-16
   statusdays on market $525,000 Active 1 DOM
4. 2026-06-15
   days on market $525,000 Coming Soon 13 DOM
5. 2026-06-14
   days on market $525,000 Coming Soon 11 DOM
6. 2026-06-13
   days on market $525,000 Coming Soon 10 DOM
7. 2026-06-10
   days on market $525,000 Coming Soon 8 DOM
8. 2026-06-09
   days on market $525,000 Coming Soon 7 DOM
9. 2026-06-08
   days on market $525,000 Coming Soon 6 DOM
10. 2026-06-07
    days on market $525,000 Coming Soon 5 DOM
11. 2026-06-03
    remarks 699-char remark
12. 2026-06-03
    listed $525,000 Coming Soon 1 DOM

ⓘ 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: $7,486 · $624/mo
• Projected year-2 tax: $9,360 · $780/mo
• Expected delta: +$1,874/yr (+$156/mo · 25.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 8 d/yr ≥96°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $115,848
• − Mortgage interest: −$29,408
• − Property taxes: −$7,486
• − Insurance: −$2,625
• − Repairs & maintenance: −$9,268
• − Management: −$9,268
• − Depreciation: −$15,273
• Taxable income: $42,520
• Est. tax owed @ 24.0%: −$10,205
• After-tax cash flow: $38,166/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: Thomaston School District
• NCES district ID: 0904500
• Math proficiency: 31% ▼ -10.00%
• Reading proficiency: 48% ▼ -8.00%
• Median HH income: $65,757
• Composite: 35.52/100
• National rank: #4909
• State rank: #101 of 153 in CT

Livability — Thomaston

• Score: 64/100
• State rank: #127
• US rank: #14400

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thomaston, CT
• City population: 7,493
• Population (ZIP): 7,493

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 9% Two or more races 8% Black 2% Asian 2%
• Hispanic origin (detail): Puerto Rican 7%
• Common ancestry: Romanian 7% Lithuanian 7% Russian 4%
• Foreign-born: 5% · Canada, Vietnam
• Languages at home: 96% English-only · Spanish 2% Other Indo-European 1% Korean 1%

Political lean MEDSL · Naugatuck Valley

• 2024 margin: Lean R (+7.4) · D 45.6% · R 53.0% · Other 1.4%
• All cycles: 2024: R+7.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -71.78%
• Current HPI: 192.8437
• Rent YoY: —
• Metro: —
• 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

+320.3% since first listed

4 events — show timeline

• 2026-06-02 Price Changed $525,000 Smart MLS
• 2026-06-02 Coming Soon $539,000 Smart MLS
• 2000-08-11 Sold (MLS) $92,000 Smart MLS
• 2000-04-07 Listed $124,900 Smart MLS

Property tax history

+4.9%/yr

Latest (2023): $7,486 · +4.7% YoY. Source: county tax records.