68-70 Arnold St · Hartford, CT 06106

$495,000

6 bd · 3.0 ba · 2,940 sqft · MultiFamily public records · 14 Days on market

Built 1970 6,969 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 +26.9/30.0
• DSCR +9.3/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Appreciation +5.7/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

3 Units side by side, all w/remodeld kit & bths,new windows, ht.Wtr. Htrs, w&d hookups,ceramic tiles, fin. Bsmnt w/ fam. Rm. & Add'l sq.Ft. 1 Unit has 2 bths & walk-in closet,roof aprox 10 yrs.Well maintained prop. But sold in as is condition" short-sale

Key facts

• Updated baths
• Unique layout
• Newer windows

Tags

• SIDE-BY-SIDE TOWNHOUSE
• UNIQUE LAYOUT
• FINISHED LOWER LEVEL
• UPDATED KITCHENS
• UPDATED BATHS
• NEWER WINDOWS

Property features AI

Finance

• Other: 3 total units (multi-family); Listing last updated May 16, 2026
• Financial info: Assessed value listed (amount not included per instructions)
• HOA & community: No HOA information provided

Exterior

• Parking: Off-street parking; 6 total parking spaces
• Security: No security details provided
• Utilities: Public water connected; Public sewer connected; Electric heat fuel
• Home design: Multi-family property (3-family)
• Construction: Frame construction; Concrete foundation; Shingle roof; Built area approximately 2940 (public record)
• Exterior features: Level lot; Vinyl siding

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 6 bedrooms
• Flooring: No flooring details provided
• Bathrooms: 4 full bathrooms; 2 half bathrooms
• Heating & cooling: Baseboard heating; Electric hot water with a 40-gallon tank
• Interior features: 18 total rooms; No basement
• Laundry & utility: Basement laundry hook-ups

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.7-bath units multifamily listed at $495k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $456/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $495k).

Location & tenants

• Location reads 76/100 on livability (#58 in CT, #3,553 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: crime F, employment F.
• Hartford School District (urban): math 13% / reading 21% proficiency, ranked #150 of 153 in CT (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Kennelly School (math 7% / reading 12%, grade F, #522 of 553 statewide, top 95%, 598 students, 85% FRL); Mcdonough Middle School (math 0% / reading 6%, grade F, #175 of 175 statewide, top 100%, 317 students, 83% FRL) — zoned schools at 84% FRL track the district average.
• Market conditions: Rents rising (+2.4%/yr); 61 active listings in the ZIP; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• At $5,981/mo this rent would consume 155% of the median local household income ($46k/yr) (locally 3400% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $10k of equity ($3k loan paydown + $7k appreciation (1.4% local appreciation)).
• At projected returns (1.4% appreciation + 2.4% rent growth), your $139k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 18y 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 $140k; list at $495k implies a 254% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $495,000

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 1970 — 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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.21% ✓
• Cap rate: 9.61%
• Cash-on-cash: 11.84%
• DSCR: 1.53
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.38% appreciation · 2.37% rent growth · sell at horizon

5-year hold

• IRR: 14.2%
• Equity multiple: 1.73×
• Total profit: $101,806
• Equity at exit: $178,723

10-year hold

• IRR: 17.0%
• Equity multiple: 3.09×
• Total profit: $290,169
• Equity at exit: $245,228

Cash invested: $138,600 (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 06106

• Home prices YoY: 0.4%
• Rents YoY: 2.4%
• Active inventory: 61
• Price-to-rent: 20.7×

Monthly cashflow live

• Estimated rent: $5,981 high
• Mortgage (P&I): −$2,596
• Tax from tax record: −$555 /mo · $6,662/yr
• Insurance: −$206
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,256
• Net cashflow: $1,368

Break-even live

Break-even rent $4,250

Max offer price $495,000

Occupancy floor 72%

Sensitivity live

Price	-10% $1,648	-5% $1,508	+0% $1,368	+5% $1,228	+10% $1,088
Rent	-10% $895	-5% $1,131	+0% $1,368	+5% $1,604	+10% $1,840
Rate	-1.0pp $1,617	-0.5pp $1,494	base $1,368	+0.5pp $1,239	+1.0pp $1,109

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1.7	$5,982
Total (3 units)			$5,981

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: $123,750
• Closing costs: $14,850
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-22
   days on market $495,000 Active 14 DOM
2. 2026-06-18
   days on market $495,000 Active 11 DOM
3. 2026-06-17
   days on market $495,000 Active 10 DOM
4. 2026-06-16
   days on market $495,000 Active 9 DOM
5. 2026-06-15
   days on market $495,000 Active 8 DOM
6. 2026-06-13
   days on market $495,000 Active 6 DOM
7. 2026-06-13
   statusdays on market $495,000 Active 5 DOM
8. 2026-05-19
   status Under Contract
9. 2026-05-15
   listed $495,000 Active
10. 2012-05-30
    historical
11. 2011-11-29
    soldstatus $140,000
12. 2011-11-22
    soldstatus $145,000 275-char remark

    Show marketing remark (275 chars)

    3 Units side by side, all w/remodeld kit & bths,new windows, ht.Wtr. Htrs, w&d hookups,ceramic tiles, fin. Bsmnt w/ fam. Rm. & Add'l sq.Ft. 1 Unit has 2 bths & walk-in closet,roof aprox 10 yrs.Well maintained prop. But sold in as is condition" short-sale

13. 2011-05-13
    listed $160,000 275-char remark

    Show marketing remark (275 chars)

    3 Units side by side, all w/remodeld kit & bths,new windows, ht.Wtr. Htrs, w&d hookups,ceramic tiles, fin. Bsmnt w/ fam. Rm. & Add'l sq.Ft. 1 Unit has 2 bths & walk-in closet,roof aprox 10 yrs.Well maintained prop. But sold in as is condition" short-sale

14. 2008-10-12
    listed $295,000
15. 1997-04-07
    soldstatus $125,000
16. 1995-11-01
    soldstatus $60,000

ⓘ 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: $6,662 · $555/mo
• Projected year-2 tax: $8,628 · $719/mo
• Expected delta: +$1,966/yr (+$164/mo · 29.5%)

ⓘ 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 ≥97°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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $71,772
• − Mortgage interest: −$27,728
• − Property taxes: −$6,662
• − Insurance: −$2,475
• − Repairs & maintenance: −$5,742
• − Management: −$5,742
• − Depreciation: −$14,400
• Taxable income: $9,024
• Est. tax owed @ 24.0%: −$2,166
• After-tax cash flow: $14,247/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: Hartford School District
• NCES district ID: 0901920
• Math proficiency: 13% ▼ -5.00%
• Reading proficiency: 21% ▼ -6.00%
• Median HH income: $30,521
• Composite: 13.54/100
• National rank: #9514
• State rank: #150 of 153 in CT

Livability — Hartford

• Score: 76/100
• State rank: #58
• US rank: #3553

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hartford, CT
• County: Hartford County · 754,208 people
• City population: 121,162
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 36,322
• Household income: $46,304
• Rent vs Own: 76.7% rent · 23.3% own
• Severe rent burden: 3400.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 60% Two or more races 25% Black 18% White 15% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 42% Dominican 6%
• Common ancestry: Lithuanian 2% Russian 1% Romanian 1%
• Foreign-born: 20% · Canada, Jamaica, China
• Languages at home: 46% English-only · Spanish 47% Other Indo-European 3% Other Asian/Pacific 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: ▲ 1.38%
• Current HPI: 314.0899
• Rent YoY: ▲ 2.37%
• 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

+725.0% since first listed

9 events — show timeline

• 2026-05-19 Pending — Smart MLS
• 2026-05-15 Listed $495,000 Smart MLS
• 2012-05-30 Listing Removed — Smart MLS
• 2011-11-29 Sold (Public Records) $140,000 Public Records
• 2011-11-22 Sold (MLS) $145,000 Smart MLS
• 2011-05-13 Listed $160,000 Smart MLS
• 2008-10-12 Listed $295,000 Smart MLS
• 1997-04-07 Sold (Public Records) $125,000 Public Records
• 1995-11-01 Sold (Public Records) $60,000 Public Records

Property tax history

+4.6%/yr

Latest (2025): $6,662 · +0.0% YoY. Source: county tax records.