285 Garden St · Hartford, CT 06112

$520,000

12 bd · 6.0 ba · 4,740 sqft · MultiFamily · 17 Days on market

Built 1910 Poor condition

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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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Schools +1.4/10.0
• Condition / age +1.0/5.0

Multi-family units

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

Listing remarks MLS

Great opportunity on garden street. Fantastic and grand three family with huge units, bright rooms, plenty of parking, and huge detached brick garage. Excellent home has three identical units each with nice common rooms & multiple bedrooms. Amazing price!

Key facts

• Expansive lot
• Bright living spaces
• Detached garage

Tags

• MULTI FAMILY PROPERTY
• STRONG INVESTMENT POTENTIAL
• WALKING DISTANCE TO DOWNTOWN
• EXPANSIVE LOT
• DETACHED GARAGE
• BRIGHT LIVING SPACES

Property features AI

Finance

• Other: No additional financial or community details available
• Financial info: Financial details not provided
• HOA & community: HOA and community details not provided

Exterior

• Parking: Parking details not provided
• Security: Security details not provided
• Utilities: Utility details not provided
• Home design: Built in 1910; Property type and number of stories not specified; Facing direction and entry level not specified
• Construction: Total living area of 4,740 (measurement provided); Construction materials and foundation not specified; Roof details not specified
• Exterior features: Located in the Clay Arsenal subdivision

Interior

• Kitchen: Kitchen details not provided
• Bedrooms: Bedroom count not provided
• Flooring: Flooring details not provided
• Bathrooms: Bathroom count not provided
• Heating & cooling: Heating and cooling details not provided
• Interior features: No interior feature details available
• Laundry & utility: Laundry and utility details not provided

What this means for you Summary

Snapshot

• This is a 4 × 3-bed/?-bath units multifamily listed at $520k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $3k ($42k/yr) — positive. Per door: $875/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $520k).
• Recommended offer: $512k (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: 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 $8,977/mo this rent would consume 242% 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 $56k of equity ($4k loan paydown + $52k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $146k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$89k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($512k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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 $63k; list at $520k implies a 725% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; 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 $512,200 (1.5% below list)

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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.73% ✓
• Cap rate: 14.37%
• Cash-on-cash: 28.83%
• DSCR: 2.28
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 46.1%
• Equity multiple: 4.48×
• Total profit: $506,145
• Equity at exit: $468,457

10-year hold

• IRR: 40.1%
• Equity multiple: 10.04×
• Total profit: $1,315,572
• Equity at exit: $1,010,246

Cash invested: $145,600 (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 06112

• Home prices YoY: 4.9%
• Active inventory: 47
• Price-to-rent: 19.3×

Monthly cashflow live

• Estimated rent: $8,977 high
• Mortgage (P&I): −$2,727
• Tax est. 1.5%: −$650 /mo · $7,800/yr
• Insurance: −$217
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,885
• Net cashflow: $3,498

Break-even live

Break-even rent $4,549

Max offer price $520,000

Occupancy floor 56%

Sensitivity live

Price	-10% $3,858	-5% $3,678	+0% $3,498	+5% $3,319	+10% $3,139
Rent	-10% $2,789	-5% $3,144	+0% $3,498	+5% $3,853	+10% $4,207
Rate	-1.0pp $3,760	-0.5pp $3,630	base $3,498	+0.5pp $3,363	+1.0pp $3,226

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

Units	Beds	Baths	Est. rent
▸ 4× units	3	—	$8,976
Total (4 units)			$8,977

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: $130,000
• Closing costs: $15,600
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-18
   days on market $520,000 Active 17 DOM
2. 2026-06-17
   days on market $520,000 Active 16 DOM
3. 2026-06-16
   days on market $520,000 Active 15 DOM
4. 2026-06-15
   days on market $520,000 Active 14 DOM
5. 2026-06-13
   days on market $520,000 Active 12 DOM
6. 2026-06-13
   days on market $520,000 Active 11 DOM
7. 2026-06-10
   days on market $520,000 Active 9 DOM
8. 2026-06-09
   days on market $520,000 Active 8 DOM
9. 2026-06-08
   days on market $520,000 Active 7 DOM
10. 2026-06-07
    days on market $520,000 Active 6 DOM
11. 2026-06-05
    days on market $520,000 Active 3 DOM
12. 2026-06-03
    days on market $520,000 Active 2 DOM
13. 2026-06-02
    remarks 695-char remark
14. 2026-06-02
    days on marketlisting id $520,000 Active 1 DOM
15. 2026-06-01
    days on market $520,000 Active 9 DOM
16. 2026-05-31
    days on market $520,000 Active 8 DOM
17. 2026-05-24
    listed $520,000 Active
18. 2014-10-06
    soldstatus $63,000 259-char remark

    Show marketing remark (259 chars)

    Great opportunity on garden street. Fantastic and grand three family with huge units, bright rooms, plenty of parking, and huge detached brick garage. Excellent home has three identical units each with nice common rooms & multiple bedrooms. Amazing price!

19. 2014-07-25
    listed $79,900 259-char remark

    Show marketing remark (259 chars)

    Great opportunity on garden street. Fantastic and grand three family with huge units, bright rooms, plenty of parking, and huge detached brick garage. Excellent home has three identical units each with nice common rooms & multiple bedrooms. Amazing price!

20. 2009-12-31
    historical
21. 2009-06-03
    listed $249,900
22. 2007-12-30
    historical
23. 2007-09-18
    listed $265,000
24. 2006-12-04
    soldstatus $256,000
25. 2006-09-28
    listed $249,900

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 71% 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: $107,724
• − Mortgage interest: −$29,128
• − Property taxes: −$7,800
• − Insurance: −$2,600
• − Repairs & maintenance: −$8,618
• − Management: −$8,618
• − Depreciation: −$15,127
• Taxable income: $35,833
• Est. tax owed @ 24.0%: −$8,600
• After-tax cash flow: $33,379/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 · 1 photo

Poor 20/100 Extensive rehab

This multi-family property requires extensive repairs and maintenance, including exterior paint, siding, and landscaping, to improve its condition and value.

Repairs flagged

• Major exterior paint — Peeling paint on brick facade
• Major exterior siding — Visible wear on brick facade
• Major landscaping — Overgrown grass and unkempt appearance

Value-add opportunities

• Both exterior paint — Enhances curb appeal and property value
• Both landscaping — Improves curb appeal and property value
• Both exterior siding — Restores structural integrity and enhances property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior paint · Peeling paint on brick facade	Major	$15,000–50,000
exterior siding · Visible wear on brick facade	Major	$15,000–50,000
landscaping · Overgrown grass and unkempt appearance	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both exterior paint — Enhances curb appeal and property value ↑
• Both landscaping — Improves curb appeal and property value ↑
• Both exterior siding — Restores structural integrity and enhances property value ↑

ⓘ 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

+108.1% since first listed

9 events — show timeline

• 2026-05-24 Listed $520,000 FSBO.com
• 2014-10-06 Sold (MLS) $63,000 Smart MLS
• 2014-07-25 Listed $79,900 Smart MLS
• 2009-12-31 Listing Removed — Smart MLS
• 2009-06-03 Listed $249,900 Smart MLS
• 2007-12-30 Listing Removed — Smart MLS
• 2007-09-18 Listed $265,000 Smart MLS
• 2006-12-04 Sold (MLS) $256,000 Smart MLS
• 2006-09-28 Listed $249,900 Smart MLS