34 Adams St · Hartford, CT 06112

$449,900

10 bd · 4.0 ba · 3,073 sqft · MultiFamily · 122 Days on market

Built 1922 Fair condition 4,791 sqft lot $146/sqft · 9% below area Est $494k · 9% under ↓ 4% since listing

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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 +26.3/30.0
• ARV discount +11.5/15.0
• Appreciation +10.0/10.0
• DSCR +9.0/10.0
• 1% rule +7.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.4/10.0

Multi-family units

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

Listing remarks MLS

Welcome to 34-36 Adams Street! Built in 1922, this well-maintained multifamily offers 3,073 sq ft across two main units, plus a finished attic and basement that provide valuable additional living space. With a full bathroom on every level, the layout is both practical and versatile. The property features gas heat, newer furnaces, updated water heaters, and a roof less than 12 years old, delivering comfort and efficiency for years to come. The finished attic and basement function as separate living areas with their own bedrooms, kitchens, and bathrooms-creating strong income potential. Essentially creating a four-family in a two-family foot print. Pride of ownership shines throughout, complemented by excellent curb appeal and a rear garage. The home is being conveyed with appliances and a security system with cameras for added convenience and peace of mind. Don't miss this rare opportunity to own a property that blends historic character, modern updates, and exceptional versatility in a family-friendly setting. Schedule your private Tour Today !

Key facts

• Finished attic
• Newer furnaces
• Gas heat

Tags

• FINISHED ATTIC
• FINISHED BASEMENT
• GAS HEAT
• NEWER FURNACES
• UPDATED WATER HEATERS
• ROOF LESS THAN 12 YEARS OLD

What this means for you Summary

Snapshot

• This is a 2 × 5-bed/2.0-bath units multifamily listed at $450k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $584/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $450k).
• Recommended offer: $396k (12.0% below list) — sets the bar for market timing.

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: schools D-, 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.
• Market conditions: 47 active listings in the ZIP; lower-income renter base — watch delinquency; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• At $5,414/mo this rent would consume 146% of the median local household income ($44k/yr) (locally 1466% 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 $48k of equity ($3k loan paydown + $45k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $126k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$77k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($396k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• 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 $395,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1922 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.20% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.13%
• DSCR: 1.50
• GRM: 6.9

CMA / ARV

• ARV (median comp): $493,877
• List price: $449,900
• Delta: -8.90%
• Verdict: FAIR
• Comps: 8 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 32.4%
• Equity multiple: 3.54×
• Total profit: $319,493
• Equity at exit: $405,306

10-year hold

• IRR: 28.0%
• Equity multiple: 8.01×
• Total profit: $882,523
• Equity at exit: $874,057

Cash invested: $125,972 (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 06112

• Home prices YoY: 4.9%
• Active inventory: 47
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $5,414 medium
• Mortgage (P&I): −$2,359
• Tax est. 1.5%: −$562 /mo · $6,748/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,137
• Net cashflow: $1,168

Break-even live

Break-even rent $3,936

Max offer price $449,900

Occupancy floor 73%

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

Units	Beds	Baths	Est. rent
▸ 2× units	5	2	$5,414
Total (2 units)			$5,414

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: $112,475
• Closing costs: $13,497
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $449,900 Active 122 DOM
2. 2026-06-17
   days on market $449,900 Active 121 DOM
3. 2026-06-16
   days on market $449,900 Active 120 DOM
4. 2026-06-15
   days on market $449,900 Active 119 DOM
5. 2026-06-13
   days on market $449,900 Active 117 DOM
6. 2026-06-13
   days on market $449,900 Active 116 DOM
7. 2026-06-10
   days on market $449,900 Active 114 DOM
8. 2026-06-09
   days on market $449,900 Active 113 DOM
9. 2026-06-08
   days on market $449,900 Active 112 DOM
10. 2026-06-07
    days on market $449,900 Active 111 DOM
11. 2026-06-05
    days on market $449,900 Active 108 DOM
12. 2026-06-03
    days on market $449,900 Active 107 DOM
13. 2026-06-02
    days on market $449,900 Active 106 DOM
14. 2026-06-01
    days on market $449,900 Active 105 DOM
15. 2026-05-31
    days on market $449,900 Active 104 DOM
16. 2026-05-01
    price $449,900 1060-char remark

    Show marketing remark (1060 chars)

    Welcome to 34-36 Adams Street! Built in 1922, this well-maintained multifamily offers 3,073 sq ft across two main units, plus a finished attic and basement that provide valuable additional living space. With a full bathroom on every level, the layout is both practical and versatile. The property features gas heat, newer furnaces, updated water heaters, and a roof less than 12 years old, delivering comfort and efficiency for years to come. The finished attic and basement function as separate living areas with their own bedrooms, kitchens, and bathrooms-creating strong income potential. Essentially creating a four-family in a two-family foot print. Pride of ownership shines throughout, complemented by excellent curb appeal and a rear garage. The home is being conveyed with appliances and a security system with cameras for added convenience and peace of mind. Don't miss this rare opportunity to own a property that blends historic character, modern updates, and exceptional versatility in a family-friendly setting. Schedule your private Tour Today !

17. 2026-02-16
    listed $468,000 Active 1060-char remark

    Show marketing remark (1060 chars)

    Welcome to 34-36 Adams Street! Built in 1922, this well-maintained multifamily offers 3,073 sq ft across two main units, plus a finished attic and basement that provide valuable additional living space. With a full bathroom on every level, the layout is both practical and versatile. The property features gas heat, newer furnaces, updated water heaters, and a roof less than 12 years old, delivering comfort and efficiency for years to come. The finished attic and basement function as separate living areas with their own bedrooms, kitchens, and bathrooms-creating strong income potential. Essentially creating a four-family in a two-family foot print. Pride of ownership shines throughout, complemented by excellent curb appeal and a rear garage. The home is being conveyed with appliances and a security system with cameras for added convenience and peace of mind. Don't miss this rare opportunity to own a property that blends historic character, modern updates, and exceptional versatility in a family-friendly setting. Schedule your private Tour Today !

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $64,968
• − Mortgage interest: −$25,201
• − Property taxes: −$6,748
• − Insurance: −$2,250
• − Repairs & maintenance: −$5,197
• − Management: −$5,197
• − Depreciation: −$13,088
• Taxable income: $7,286
• Est. tax owed @ 24.0%: −$1,749
• After-tax cash flow: $12,266/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations to update the kitchen, bathrooms, and interior walls, but the roof and HVAC systems are in good condition. The property has good potential for increased value with these updates.

Repairs flagged

• Major Kitchen cabinets and appliances — The kitchen is cluttered and needs new cabinets and appliances to improve functionality and aesthetics.
• Major Bathroom fixtures and tile — The bathrooms are outdated and need new fixtures and tile to improve functionality and aesthetics.
• Major Interior walls and paint — The interior walls and paint show signs of wear and need repainting to improve the overall appearance.

Value-add opportunities

• Both Updating kitchen cabinets and appliances — Updating the kitchen will improve both the resale and rental value by making the space more modern and functional.
• Both Updating bathroom fixtures and tile — Updating the bathrooms will improve both the resale and rental value by making the space more modern and functional.
• Both Repainting interior walls — Repainting the interior walls will improve both the resale and rental value by making the space more modern and functional.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets and appliances · The kitchen is cluttered and needs new cabinets and appliances to improve functionality and aesthetics.	Major	$15,000–50,000
Bathroom fixtures and tile · The bathrooms are outdated and need new fixtures and tile to improve functionality and aesthetics.	Major	$15,000–50,000
Interior walls and paint · The interior walls and paint show signs of wear and need repainting to improve the overall appearance.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Updating kitchen cabinets and appliances — Updating the kitchen will improve both the resale and rental value by making the space more modern and functional. ↑
• Both Updating bathroom fixtures and tile — Updating the bathrooms will improve both the resale and rental value by making the space more modern and functional. ↑
• Both Repainting interior walls — Repainting the interior walls will improve both the resale and rental value by making the space more modern and functional. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 22,333
• Household income: $44,460
• Rent vs Own: 60.4% rent · 39.6% own
• Severe rent burden: 1466.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (68%)
• Race & ethnicity: Black 68% Hispanic / Latino 19% White 9% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 15% Dominican 1%
• Common ancestry: Hispanic 2%
• Foreign-born: 26% · Canada
• Languages at home: 81% English-only · Spanish 14% French/Haitian/Cajun 2% Other Indo-European 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: ▲ 14.58%
• Current HPI: 310.7763
• Rent YoY: —
• 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

-3.9% since first listed

2 events — show timeline

• 2026-05-01 Price Changed $449,900 Smart MLS
• 2026-02-16 Listed $468,000 Smart MLS