1274 E Main St Unit D12 · Meriden, CT 06450

$150,000

2 bd · 1.0 ba · 1,034 sqft · Condo public records · 17 Days on market

Built 1970 $145/sqft · 39% below area Est $247k · 39% under $372/mo HOA · 17% of rent

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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 +27.6/30.0
• ARV discount +15.0/15.0
• 1% rule +9.9/10.0
• DSCR +9.7/10.0
• Livability +4.2/5.0
• Schools +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FIND ME A QUIET 2 BEDROOMS CONDO IN A SECURED BUILDING WITH OPEN SPACE FLOOR PLAN WHICH HAS CENTRAL AIR, ALSO ONLY 1 UTILITY BILL. OH YES, I ALSO WANT POOL VIEW, COURTYARD AS WELL HAS LAUNDRY FACILITY ON THE SAME FLOOR. DO NOT FORGET WALK-IN CLOSET, DRESSING ROOM AND NICE TO HAVE A SINK ALSO IN OUR DRESSING ROOM NEAR WALK-IN CLOSET! WE ALSO LIKE SECURITY, CAMERAS, MAIL ROOM INSIDE FOYER AND OF COURSE UP TO CODE WITH FIRE MARSHALL AND MORE! HERE YOU GO! IT HAS ALL OF THIS. DO NOT FORGET COURT YARD WITH POOL AND NICE TO HAVE MAILBOXES INSIDE FOYER! THIS IS IT! ATRIUM CONDOMINUM WALKING DISTANCE TO RESTAURANTS, STORES AND EASY COMMUTE TO HIGHWAYS, 691, 91, 84, 15, 5, 71...CROSSROADS OF CONNECTICUT - PRICE TO SELL

Key facts

• New carpeting
• Coin op laundry
• Freshly painted

Tags

• NEW APPLIANCES
• NEW CARPETING
• FRESHLY PAINTED
• BALCONY OVERLOOKING COURTYARD
• ELEVATOR ACCESS
• COIN OP LAUNDRY

Property features AI

Finance

• Other: Located in New Haven County, Connecticut; Nearby medical facilities and shopping
• Financial info: Property managed professionally off-site; No pets allowed
• HOA & community: Monthly HOA fee; HOA covers trash pickup, snow removal, water, sewer, property management, and insurance; Condominium association has elevator

Exterior

• Parking: Assigned parking space; Driveway access; Access to parking lot (1 total parking space)
• Utilities: Public water; Public sewer; Electric service
• Home design: Condominium; Unit located on 4th floor; Part of The Atrium Condominium
• Construction: Frame and brick construction
• Exterior features: Brick siding; Balcony; In-ground swimming pool

Interior

• Kitchen: Oven/Range; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric hot-air heating; Central air
• Interior features: Central air conditioning; No basement
• Laundry & utility: Electric hot water (domestic)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $447 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 4.2% in Meriden — 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 85/100 on livability (#4 in CT, #505 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, housing A+, health & safety A+.
• Meriden School District (suburban): math 27% / reading 41% proficiency, ranked #116 of 153 in CT (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.6%/yr); 98 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 in 5+ unit buildings).
• This rent runs 38% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 15y 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 $52k; list at $150k implies a 188% gain — meaningful room to come down on a strong offer.

Recommended offer $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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: 1.49% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.76%
• DSCR: 1.57
• GRM: 5.6

CMA / ARV

• ARV (median comp): $246,736
• List price: $150,000
• Delta: -39.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 1.65% rent growth · sell at horizon

5-year hold

• IRR: 0.9%
• Equity multiple: 1.03×
• Total profit: $1,353
• Equity at exit: $22,365

10-year hold

• IRR: 8.9%
• Equity multiple: 1.64×
• Total profit: $26,677
• Equity at exit: $12,969

Cash invested: $42,000 (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 06450

• Rents YoY: 1.6%
• Active inventory: 98
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,240 high
• Mortgage (P&I): −$787
• Tax from tax record: −$102 /mo · $1,218/yr
• Insurance: −$62
• HOA: −$372
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $447

Break-even live

Break-even rent $1,674

Max offer price $150,000

Occupancy floor 75%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
211 Pomeroy Ave Meriden, CT	2.0	1.0–2.0	988	$2,723	$2.75	10d	10	0.53mi
211 Pomeroy Ave Meriden, CT	2.0	1.0–2.0	949	$2,698	$2.84	2d	13	0.53mi
184 Gravel St #26 Meriden, CT	2.0	1.5	1080	$2,200	$2.04	23d	1	0.86mi
220 East Rd Meriden, CT	1.0	1.0	857	$2,250	$2.62	2d	10	1.04mi
49 Long Meadow Dr Meriden, CT	1.0	3.5	700	$1,600	$2.29	2d	1	1.33mi

HOA detail condo

• Monthly dues: $372 · $4,464/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-05-15
   status Under Contract 284-char remark
2. 2026-04-28
   historical $1,750
3. 2026-04-28
   listed $150,000 Active 284-char remark
4. 2026-04-23
   price $1,750
5. 2026-04-11
   price $1,800
6. 2026-03-30
   listed $1,900
7. 2024-04-04
   historical
8. 2024-03-16
   historical Under Contract - Continue to Show
9. 2024-03-07
   listed $137,000 Active
10. 2019-04-19
    soldstatus $52,000 Closed

    Show marketing remark (719 chars)

    FIND ME A QUIET 2 BEDROOMS CONDO IN A SECURED BUILDING WITH OPEN SPACE FLOOR PLAN WHICH HAS CENTRAL AIR, ALSO ONLY 1 UTILITY BILL. OH YES, I ALSO WANT POOL VIEW, COURTYARD AS WELL HAS LAUNDRY FACILITY ON THE SAME FLOOR. DO NOT FORGET WALK-IN CLOSET, DRESSING ROOM AND NICE TO HAVE A SINK ALSO IN OUR DRESSING ROOM NEAR WALK-IN CLOSET! WE ALSO LIKE SECURITY, CAMERAS, MAIL ROOM INSIDE FOYER AND OF COURSE UP TO CODE WITH FIRE MARSHALL AND MORE! HERE YOU GO! IT HAS ALL OF THIS. DO NOT FORGET COURT YARD WITH POOL AND NICE TO HAVE MAILBOXES INSIDE FOYER! THIS IS IT! ATRIUM CONDOMINUM WALKING DISTANCE TO RESTAURANTS, STORES AND EASY COMMUTE TO HIGHWAYS, 691, 91, 84, 15, 5, 71...CROSSROADS OF CONNECTICUT - PRICE TO SELL

11. 2019-03-02
    historical

    Show marketing remark (719 chars)

    FIND ME A QUIET 2 BEDROOMS CONDO IN A SECURED BUILDING WITH OPEN SPACE FLOOR PLAN WHICH HAS CENTRAL AIR, ALSO ONLY 1 UTILITY BILL. OH YES, I ALSO WANT POOL VIEW, COURTYARD AS WELL HAS LAUNDRY FACILITY ON THE SAME FLOOR. DO NOT FORGET WALK-IN CLOSET, DRESSING ROOM AND NICE TO HAVE A SINK ALSO IN OUR DRESSING ROOM NEAR WALK-IN CLOSET! WE ALSO LIKE SECURITY, CAMERAS, MAIL ROOM INSIDE FOYER AND OF COURSE UP TO CODE WITH FIRE MARSHALL AND MORE! HERE YOU GO! IT HAS ALL OF THIS. DO NOT FORGET COURT YARD WITH POOL AND NICE TO HAVE MAILBOXES INSIDE FOYER! THIS IS IT! ATRIUM CONDOMINUM WALKING DISTANCE TO RESTAURANTS, STORES AND EASY COMMUTE TO HIGHWAYS, 691, 91, 84, 15, 5, 71...CROSSROADS OF CONNECTICUT - PRICE TO SELL

12. 2019-03-02
    status Active

    Show marketing remark (719 chars)

    FIND ME A QUIET 2 BEDROOMS CONDO IN A SECURED BUILDING WITH OPEN SPACE FLOOR PLAN WHICH HAS CENTRAL AIR, ALSO ONLY 1 UTILITY BILL. OH YES, I ALSO WANT POOL VIEW, COURTYARD AS WELL HAS LAUNDRY FACILITY ON THE SAME FLOOR. DO NOT FORGET WALK-IN CLOSET, DRESSING ROOM AND NICE TO HAVE A SINK ALSO IN OUR DRESSING ROOM NEAR WALK-IN CLOSET! WE ALSO LIKE SECURITY, CAMERAS, MAIL ROOM INSIDE FOYER AND OF COURSE UP TO CODE WITH FIRE MARSHALL AND MORE! HERE YOU GO! IT HAS ALL OF THIS. DO NOT FORGET COURT YARD WITH POOL AND NICE TO HAVE MAILBOXES INSIDE FOYER! THIS IS IT! ATRIUM CONDOMINUM WALKING DISTANCE TO RESTAURANTS, STORES AND EASY COMMUTE TO HIGHWAYS, 691, 91, 84, 15, 5, 71...CROSSROADS OF CONNECTICUT - PRICE TO SELL

13. 2019-03-01
    historical

    Show marketing remark (719 chars)

    FIND ME A QUIET 2 BEDROOMS CONDO IN A SECURED BUILDING WITH OPEN SPACE FLOOR PLAN WHICH HAS CENTRAL AIR, ALSO ONLY 1 UTILITY BILL. OH YES, I ALSO WANT POOL VIEW, COURTYARD AS WELL HAS LAUNDRY FACILITY ON THE SAME FLOOR. DO NOT FORGET WALK-IN CLOSET, DRESSING ROOM AND NICE TO HAVE A SINK ALSO IN OUR DRESSING ROOM NEAR WALK-IN CLOSET! WE ALSO LIKE SECURITY, CAMERAS, MAIL ROOM INSIDE FOYER AND OF COURSE UP TO CODE WITH FIRE MARSHALL AND MORE! HERE YOU GO! IT HAS ALL OF THIS. DO NOT FORGET COURT YARD WITH POOL AND NICE TO HAVE MAILBOXES INSIDE FOYER! THIS IS IT! ATRIUM CONDOMINUM WALKING DISTANCE TO RESTAURANTS, STORES AND EASY COMMUTE TO HIGHWAYS, 691, 91, 84, 15, 5, 71...CROSSROADS OF CONNECTICUT - PRICE TO SELL

14. 2019-02-19
    historical Under Contract - Continue to Show

    Show marketing remark (719 chars)

    FIND ME A QUIET 2 BEDROOMS CONDO IN A SECURED BUILDING WITH OPEN SPACE FLOOR PLAN WHICH HAS CENTRAL AIR, ALSO ONLY 1 UTILITY BILL. OH YES, I ALSO WANT POOL VIEW, COURTYARD AS WELL HAS LAUNDRY FACILITY ON THE SAME FLOOR. DO NOT FORGET WALK-IN CLOSET, DRESSING ROOM AND NICE TO HAVE A SINK ALSO IN OUR DRESSING ROOM NEAR WALK-IN CLOSET! WE ALSO LIKE SECURITY, CAMERAS, MAIL ROOM INSIDE FOYER AND OF COURSE UP TO CODE WITH FIRE MARSHALL AND MORE! HERE YOU GO! IT HAS ALL OF THIS. DO NOT FORGET COURT YARD WITH POOL AND NICE TO HAVE MAILBOXES INSIDE FOYER! THIS IS IT! ATRIUM CONDOMINUM WALKING DISTANCE TO RESTAURANTS, STORES AND EASY COMMUTE TO HIGHWAYS, 691, 91, 84, 15, 5, 71...CROSSROADS OF CONNECTICUT - PRICE TO SELL

15. 2019-02-18
    price $54,900

    Show marketing remark (719 chars)

    FIND ME A QUIET 2 BEDROOMS CONDO IN A SECURED BUILDING WITH OPEN SPACE FLOOR PLAN WHICH HAS CENTRAL AIR, ALSO ONLY 1 UTILITY BILL. OH YES, I ALSO WANT POOL VIEW, COURTYARD AS WELL HAS LAUNDRY FACILITY ON THE SAME FLOOR. DO NOT FORGET WALK-IN CLOSET, DRESSING ROOM AND NICE TO HAVE A SINK ALSO IN OUR DRESSING ROOM NEAR WALK-IN CLOSET! WE ALSO LIKE SECURITY, CAMERAS, MAIL ROOM INSIDE FOYER AND OF COURSE UP TO CODE WITH FIRE MARSHALL AND MORE! HERE YOU GO! IT HAS ALL OF THIS. DO NOT FORGET COURT YARD WITH POOL AND NICE TO HAVE MAILBOXES INSIDE FOYER! THIS IS IT! ATRIUM CONDOMINUM WALKING DISTANCE TO RESTAURANTS, STORES AND EASY COMMUTE TO HIGHWAYS, 691, 91, 84, 15, 5, 71...CROSSROADS OF CONNECTICUT - PRICE TO SELL

16. 2019-01-30
    price $57,000

    Show marketing remark (719 chars)

    FIND ME A QUIET 2 BEDROOMS CONDO IN A SECURED BUILDING WITH OPEN SPACE FLOOR PLAN WHICH HAS CENTRAL AIR, ALSO ONLY 1 UTILITY BILL. OH YES, I ALSO WANT POOL VIEW, COURTYARD AS WELL HAS LAUNDRY FACILITY ON THE SAME FLOOR. DO NOT FORGET WALK-IN CLOSET, DRESSING ROOM AND NICE TO HAVE A SINK ALSO IN OUR DRESSING ROOM NEAR WALK-IN CLOSET! WE ALSO LIKE SECURITY, CAMERAS, MAIL ROOM INSIDE FOYER AND OF COURSE UP TO CODE WITH FIRE MARSHALL AND MORE! HERE YOU GO! IT HAS ALL OF THIS. DO NOT FORGET COURT YARD WITH POOL AND NICE TO HAVE MAILBOXES INSIDE FOYER! THIS IS IT! ATRIUM CONDOMINUM WALKING DISTANCE TO RESTAURANTS, STORES AND EASY COMMUTE TO HIGHWAYS, 691, 91, 84, 15, 5, 71...CROSSROADS OF CONNECTICUT - PRICE TO SELL

17. 2018-10-27
    listed $59,900 Active

    Show marketing remark (719 chars)

    FIND ME A QUIET 2 BEDROOMS CONDO IN A SECURED BUILDING WITH OPEN SPACE FLOOR PLAN WHICH HAS CENTRAL AIR, ALSO ONLY 1 UTILITY BILL. OH YES, I ALSO WANT POOL VIEW, COURTYARD AS WELL HAS LAUNDRY FACILITY ON THE SAME FLOOR. DO NOT FORGET WALK-IN CLOSET, DRESSING ROOM AND NICE TO HAVE A SINK ALSO IN OUR DRESSING ROOM NEAR WALK-IN CLOSET! WE ALSO LIKE SECURITY, CAMERAS, MAIL ROOM INSIDE FOYER AND OF COURSE UP TO CODE WITH FIRE MARSHALL AND MORE! HERE YOU GO! IT HAS ALL OF THIS. DO NOT FORGET COURT YARD WITH POOL AND NICE TO HAVE MAILBOXES INSIDE FOYER! THIS IS IT! ATRIUM CONDOMINUM WALKING DISTANCE TO RESTAURANTS, STORES AND EASY COMMUTE TO HIGHWAYS, 691, 91, 84, 15, 5, 71...CROSSROADS OF CONNECTICUT - PRICE TO SELL

18. 2012-06-30
    historical
19. 2011-06-14
    listed $72,900
20. 1987-01-15
    soldstatus $71,900

ⓘ 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: $1,218 · $102/mo
• Projected year-2 tax: $2,214 · $184/mo
• Expected delta: +$996/yr (+$83/mo · 81.8%)

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

Taxation est. · year 1

• Rental income: $26,876
• − Mortgage interest: −$8,402
• − Property taxes: −$1,218
• − Insurance: −$750
• − Repairs & maintenance: −$2,150
• − Management: −$2,150
• − HOA: −$4,464
• − Depreciation: −$4,364
• Taxable income: $3,378
• Est. tax owed @ 24.0%: −$811
• After-tax cash flow: $4,550/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: Meriden School District
• NCES district ID: 0902400
• Math proficiency: 27% ▼ -8.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $53,883
• Composite: 29.84/100
• National rank: #6413
• State rank: #116 of 153 in CT

Livability — Meriden

• Score: 85/100
• State rank: #4
• US rank: #505

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Meriden, CT
• County: New Haven County · 688,236 people
• City population: 60,545
• Metro: New Haven-Milford, CT
• Population (ZIP): 35,694
• Household income: $71,250
• Rent vs Own: 37.7% rent · 62.3% own
• Severe rent burden: 1516.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 51% Hispanic / Latino 36% Two or more races 16% Black 7% Asian 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 23% Dominican 3%
• Common ancestry: Romanian 8% Lithuanian 4% Scotch-Irish 2%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 70% English-only · Spanish 25% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · South Central Connecticut

• 2024 margin: Strong D (+20.1) · D 59.0% · R 38.9% · Other 2.1%
• All cycles: 2024: D+20.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -154.37%
• Current HPI: 263.7288
• Rent YoY: ▲ 1.65%
• Metro: New Haven-Milford, 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

-97.6% since first listed

20 events — show timeline

• 2026-05-15 Pending — Smart MLS
• 2026-04-28 Rental Removed $1,750 SMARTMLS
• 2026-04-28 Listed $150,000 Smart MLS
• 2026-04-23 Price Changed $1,750 SMARTMLS
• 2026-04-11 Price Changed $1,800 SMARTMLS
• 2026-03-30 Listed for Rent $1,900 SMARTMLS
• 2024-04-04 Listing Removed — Smart MLS
• 2024-03-16 Contingent — Smart MLS
• 2024-03-07 Listed $137,000 Smart MLS
• 2019-04-19 Sold (MLS) $52,000 Smart MLS
• 2019-03-02 Listing Removed — Smart MLS
• 2019-03-02 Relisted — Smart MLS
• 2019-03-01 Listing Removed — Smart MLS
• 2019-02-19 Contingent — Smart MLS
• 2019-02-18 Price Changed $54,900 Smart MLS
• 2019-01-30 Price Changed $57,000 Smart MLS
• 2018-10-27 Listed $59,900 Smart MLS
• 2012-06-30 Listing Removed — Smart MLS
• 2011-06-14 Listed $72,900 Smart MLS
• 1987-01-15 Sold (Public Records) $71,900 Public Records

Property tax history

-4.6%/yr

Latest (2023): $1,218 · +5.5% YoY. Source: county tax records.