35 Loomis St · Hartford, CT 06120

$227,000

5 bd · 1.5 ba · 1,144 sqft · SingleFamily public records · 15 Days on market

Built 1909 3,920 sqft lot $198/sqft · 15% below area Est $268k · 15% under

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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 +24.5/30.0
• ARV discount +14.4/15.0
• Appreciation +8.6/10.0
• DSCR +7.9/10.0
• 1% rule +5.6/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Discover the potential in this charming three-bedroom home, offering a solid foundation and plenty of opportunity for customization. Ideally suited for buyers looking to add their personal touch, this property features an efficient layout, and generously sized bedrooms. The kitchen area offer a great starting point for updates, while the nicely sized backyard provides room for outdoor entertaining, gardening, or future enhancements. With a bit of TLC, this home can easily be transformed into a beautiful, modern living space tailored to your style. Perfect for investors, first-time buyers, or anyone seeking a rewarding renovation project, this property presents exceptional value and endless possibilities. Don't miss the chance to make it your own. Seller is looking for conventional, Cash or FHA 203k loan Seller prefers GHAR forms for submitted offers

Key facts

• 3,920 sq ft lot
• Built 1909
• Listed 15 days

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $227k.

Deal economics

• At list price, monthly cash flow is $463 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $227k).
• Recommended offer: $224k (1.5% 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: Rents rising (+2.8%/yr); 21 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• At $2,414/mo this rent would consume 83% of the median local household income ($35k/yr) (locally 1435% 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 $18k of equity ($2k loan paydown + $16k appreciation (7.1% local appreciation)).
• At projected returns (7.1% appreciation + 2.8% rent growth), your $64k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 23y 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.

Risks & watch-outs

• Watch-outs: built in 1909 — 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 $223,595 (1.5% below list)

Questions for the listing agent

1. Built in 1909 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 8.74%
• Cash-on-cash: 8.75%
• DSCR: 1.39
• GRM: 7.8

CMA / ARV

• ARV (median comp): $268,148
• List price: $227,000
• Delta: -14.97%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

7.12% appreciation · 2.83% rent growth · sell at horizon

5-year hold

• IRR: 24.9%
• Equity multiple: 2.73×
• Total profit: $109,944
• Equity at exit: $159,030

10-year hold

• IRR: 22.8%
• Equity multiple: 5.66×
• Total profit: $296,408
• Equity at exit: $303,661

Cash invested: $63,560 (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 06120

• Home prices YoY: 2.4%
• Rents YoY: 2.8%
• Active inventory: 21
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,414 medium
• Mortgage (P&I): −$1,190
• Tax from tax record: −$159 /mo · $1,908/yr
• Insurance: −$95
• HOA: −$0
• Vacancy / Maint / Mgmt: −$507
• Net cashflow: $463

Break-even live

Break-even rent $1,828

Max offer price $227,000

Occupancy floor 76%

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: $56,750
• Closing costs: $6,810
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Temple St Hartford, CT	4.0	1.0–2.5	836	$2,220	$2.66	10d	8	1.28mi

Listing history 37 events

1. 2026-06-18
   days on market $227,000 Active 15 DOM
2. 2026-06-17
   days on market $227,000 Active 14 DOM
3. 2026-06-16
   days on market $227,000 Active 13 DOM
4. 2026-06-15
   days on market $227,000 Active 12 DOM
5. 2026-06-13
   days on market $227,000 Active 10 DOM
6. 2026-06-13
   days on market $227,000 Active 9 DOM
7. 2026-06-10
   days on market $227,000 Active 7 DOM
8. 2026-06-09
   days on market $227,000 Active 6 DOM
9. 2026-06-08
   days on market $227,000 Active 5 DOM
10. 2026-06-07
    days on market $227,000 Active 4 DOM
11. 2026-06-05
    pricedays on marketlisting id $227,000 Active 1 DOM
12. 2026-06-03
    days on market $228,000 Active 196 DOM
13. 2026-06-02
    days on market $228,000 Active 195 DOM
14. 2026-06-01
    days on market $228,000 Active 194 DOM
15. 2026-05-31
    days on market $228,000 Active 193 DOM
16. 2026-04-27
    price $228,000 863-char remark

    Show marketing remark (863 chars)

    Discover the potential in this charming three-bedroom home, offering a solid foundation and plenty of opportunity for customization. Ideally suited for buyers looking to add their personal touch, this property features an efficient layout, and generously sized bedrooms. The kitchen area offer a great starting point for updates, while the nicely sized backyard provides room for outdoor entertaining, gardening, or future enhancements. With a bit of TLC, this home can easily be transformed into a beautiful, modern living space tailored to your style. Perfect for investors, first-time buyers, or anyone seeking a rewarding renovation project, this property presents exceptional value and endless possibilities. Don't miss the chance to make it your own. Seller is looking for conventional, Cash or FHA 203k loan Seller prefers GHAR forms for submitted offers

17. 2026-03-23
    status Active 863-char remark

    Show marketing remark (863 chars)

    Discover the potential in this charming three-bedroom home, offering a solid foundation and plenty of opportunity for customization. Ideally suited for buyers looking to add their personal touch, this property features an efficient layout, and generously sized bedrooms. The kitchen area offer a great starting point for updates, while the nicely sized backyard provides room for outdoor entertaining, gardening, or future enhancements. With a bit of TLC, this home can easily be transformed into a beautiful, modern living space tailored to your style. Perfect for investors, first-time buyers, or anyone seeking a rewarding renovation project, this property presents exceptional value and endless possibilities. Don't miss the chance to make it your own. Seller is looking for conventional, Cash or FHA 203k loan Seller prefers GHAR forms for submitted offers

18. 2026-03-06
    historical Under Contract - Continue to Show 863-char remark

    Show marketing remark (863 chars)

    Discover the potential in this charming three-bedroom home, offering a solid foundation and plenty of opportunity for customization. Ideally suited for buyers looking to add their personal touch, this property features an efficient layout, and generously sized bedrooms. The kitchen area offer a great starting point for updates, while the nicely sized backyard provides room for outdoor entertaining, gardening, or future enhancements. With a bit of TLC, this home can easily be transformed into a beautiful, modern living space tailored to your style. Perfect for investors, first-time buyers, or anyone seeking a rewarding renovation project, this property presents exceptional value and endless possibilities. Don't miss the chance to make it your own. Seller is looking for conventional, Cash or FHA 203k loan Seller prefers GHAR forms for submitted offers

19. 2026-01-14
    price $231,000 863-char remark

    Show marketing remark (863 chars)

    Discover the potential in this charming three-bedroom home, offering a solid foundation and plenty of opportunity for customization. Ideally suited for buyers looking to add their personal touch, this property features an efficient layout, and generously sized bedrooms. The kitchen area offer a great starting point for updates, while the nicely sized backyard provides room for outdoor entertaining, gardening, or future enhancements. With a bit of TLC, this home can easily be transformed into a beautiful, modern living space tailored to your style. Perfect for investors, first-time buyers, or anyone seeking a rewarding renovation project, this property presents exceptional value and endless possibilities. Don't miss the chance to make it your own. Seller is looking for conventional, Cash or FHA 203k loan Seller prefers GHAR forms for submitted offers

20. 2025-11-19
    listed $234,999 Active 863-char remark

    Show marketing remark (863 chars)

    Discover the potential in this charming three-bedroom home, offering a solid foundation and plenty of opportunity for customization. Ideally suited for buyers looking to add their personal touch, this property features an efficient layout, and generously sized bedrooms. The kitchen area offer a great starting point for updates, while the nicely sized backyard provides room for outdoor entertaining, gardening, or future enhancements. With a bit of TLC, this home can easily be transformed into a beautiful, modern living space tailored to your style. Perfect for investors, first-time buyers, or anyone seeking a rewarding renovation project, this property presents exceptional value and endless possibilities. Don't miss the chance to make it your own. Seller is looking for conventional, Cash or FHA 203k loan Seller prefers GHAR forms for submitted offers

21. 2022-03-04
    soldstatus $207,000
22. 2021-01-08
    soldstatus $85,000
23. 2009-12-22
    soldstatus $17,500
24. 2009-12-21
    soldstatus $17,500 154-char remark

    Show marketing remark (154 chars)

    Sold as is needs work. No attorney approval or personal property on offers. Most likely cash sale only. Email questions for answers do not call with them.

25. 2009-08-15
    listed $24,900 154-char remark

    Show marketing remark (154 chars)

    Sold as is needs work. No attorney approval or personal property on offers. Most likely cash sale only. Email questions for answers do not call with them.

26. 2008-01-30
    soldstatus $162,000
27. 2007-09-30
    historical
28. 2007-08-22
    listed $125,000
29. 2007-07-31
    historical
30. 2007-04-25
    listed $145,000
31. 2005-04-29
    soldstatus $55,000
32. 2005-04-27
    soldstatus $55,000
33. 2005-03-31
    listed $57,900
34. 2004-01-13
    soldstatus $60,000
35. 2003-12-31
    soldstatus $110,000
36. 2003-10-23
    listed $115,000
37. 1995-09-01
    soldstatus $200,000

ⓘ 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: $1,908 · $159/mo
• Projected year-2 tax: $3,383 · $282/mo
• Expected delta: +$1,475/yr (+$123/mo · 77.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X · 20% 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: $28,971
• − Mortgage interest: −$12,716
• − Property taxes: −$1,908
• − Insurance: −$1,135
• − Repairs & maintenance: −$2,318
• − Management: −$2,318
• − Depreciation: −$6,604
• Taxable income: $1,974
• Est. tax owed @ 24.0%: −$474
• After-tax cash flow: $5,086/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): 13,926
• Household income: $34,830
• Rent vs Own: 87.2% rent · 12.8% own
• Severe rent burden: 1435.0

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 46% Black 46% Two or more races 21% White 3%
• Hispanic origin (detail): Puerto Rican 37% Dominican 1%
• Common ancestry: Estonian 1% Portuguese 1%
• Foreign-born: 14% · Canada
• Languages at home: 61% English-only · Spanish 36% 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: ▲ 7.12%
• Current HPI: 307.6427
• Rent YoY: ▲ 2.83%
• 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

+14.0% since first listed

22 events — show timeline

• 2026-04-27 Price Changed $228,000 Smart MLS
• 2026-03-23 Relisted — Smart MLS
• 2026-03-06 Contingent — Smart MLS
• 2026-01-14 Price Changed $231,000 Smart MLS
• 2025-11-19 Listed $234,999 Smart MLS
• 2022-03-04 Sold (Public Records) $207,000 Public Records
• 2021-01-08 Sold (Public Records) $85,000 Public Records
• 2009-12-22 Sold (Public Records) $17,500 Public Records
• 2009-12-21 Sold (MLS) $17,500 Smart MLS
• 2009-08-15 Listed $24,900 Smart MLS
• 2008-01-30 Sold (Public Records) $162,000 Public Records
• 2007-09-30 Listing Removed — Smart MLS
• 2007-08-22 Listed $125,000 Smart MLS
• 2007-07-31 Listing Removed — Smart MLS
• 2007-04-25 Listed $145,000 Smart MLS
• 2005-04-29 Sold (MLS) $55,000 Smart MLS
• 2005-04-27 Sold (Public Records) $55,000 Public Records
• 2005-03-31 Listed $57,900 Smart MLS
• 2004-01-13 Sold (MLS) $60,000 Smart MLS
• 2003-12-31 Sold (Public Records) $110,000 Public Records
• 2003-10-23 Listed $115,000 Smart MLS
• 1995-09-01 Sold (Public Records) $200,000 Public Records

Property tax history

-0.0%/yr

Latest (2025): $1,908 · +0.0% YoY. Source: county tax records.