85 Furnace St · Danielson, CT 06239

$325,000

5 bd · 3.0 ba · 2,542 sqft · MultiFamily public records · 7 Days on market

Built 1910 0.54 ac lot Est $333k · at est.

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Why this score? — see what drove the C 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 +23.5/30.0
• ARV discount +8.6/15.0
• DSCR +7.6/10.0
• 1% rule +5.4/10.0
• Livability +4.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

2 Family in nice condition. Very nice unique interior. Spacious rooms. Large eat in kitchen in the lower level. 2 Livingrms.Realtor related

Key facts

• Nice sized yard
• Two-family property
• Conveniently located

Tags

• TWO-FAMILY PROPERTY
• GENEROUS LIVING SPACE
• NICE SIZED YARD
• CONVENIENTLY LOCATED
• POTENTIAL FOR A 3RD UNIT

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/0.5-bath units multifamily listed at $325k.

Deal economics

• At list price, monthly cash flow is $610 ($7k/yr) — positive. Per door: $305/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $325k).

Location & tenants

• Location reads 84/100 on livability (#5 in CT, #679 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, housing A+; Watch: employment D, schools F.
• Killingly School District (rural): math 21% / reading 44% proficiency, ranked #119 of 153 in CT (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 61 active listings in the ZIP; 149 units permitted in Northeastern Connecticut Planning Region in 2024 (0 in 5+ unit buildings).
• At $3,385/mo this rent would consume 55% of the median local household income ($74k/yr) (locally 223% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 19y 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 $127k; list at $325k implies a 156% 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 wind risk, 61% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $325,000

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 1910 — 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 F-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. 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.
7. 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.
8. 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: 1.04% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.04%
• DSCR: 1.36
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $333,002
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Broad St	0.32mi	5/3.0	2,560 (+1%)	3mo	$332,500	$130	81
12 Saint James Row	0.08mi	6/2.0 (+1)	2,392 (-6%)	8mo	$320,000	$134	71
64 Maple St	0.29mi	6/3.5 (+1)	2,536 (-0%)	13mo	$195,050	$77	69
87 Franklin St	0.21mi	6/2.0 (+1)	2,590 (+2%)	14mo	$285,000	$110	67
72 Dyer St	0.27mi	4/2.0 (-1)	2,424 (-5%)	5mo	$325,000	$134	66
14 Spring St	0.39mi	5/2.0	2,284 (-10%)	1mo	$379,000	$166	60
67 Mechanic St	0.45mi	6/2.0 (+1)	2,410 (-5%)	8mo	$339,000	$141	55
73 Hawkins St	0.44mi	6/2.0 (+1)	2,746 (+8%)	3mo	$360,000	$131	55
51 Maple St	0.27mi	4/4.0 (-1)	2,908 (+14%)	6mo	$350,000	$120	49
24 Mechanic St	0.34mi	6/2.0 (+1)	2,206 (-13%)	7mo	$280,000	$127	47
35 Franklin St	0.13mi	6/2.0 (+1)	2,200 (-14%)	21mo	$200,000	$91	45
93 Maple St	0.37mi	4/2.0 (-1)	2,308 (-9%)	18mo	$385,000	$167	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -4.1%
• Equity multiple: 0.85×
• Total profit: $-13,901
• Equity at exit: $48,459

10-year hold

• IRR: 5.6%
• Equity multiple: 1.41×
• Total profit: $37,641
• Equity at exit: $28,100

Cash invested: $91,000 (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 06239

• Home prices YoY: -4.8%
• Active inventory: 61
• Price-to-rent: 16.0×

Monthly cashflow live

• Estimated rent: $3,385 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$225 /mo · $2,698/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$711
• Net cashflow: $610

Break-even live

Break-even rent $2,613

Max offer price $325,000

Occupancy floor 77%

Sensitivity live

Price	-10% $794	-5% $702	+0% $610	+5% $518	+10% $426
Rent	-10% $342	-5% $476	+0% $610	+5% $743	+10% $877
Rate	-1.0pp $773	-0.5pp $692	base $610	+0.5pp $525	+1.0pp $440

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	0.5	$3,386
Total (2 units)			$3,385

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-13
   status $325,000 Under Contract 7 DOM
2. 2026-06-10
   days on market $325,000 Active 7 DOM
3. 2026-06-09
   days on market $325,000 Active 6 DOM
4. 2026-06-08
   days on market $325,000 Active 5 DOM
5. 2026-06-07
   days on market $325,000 Active 4 DOM
6. 2026-06-03
   remarks 699-char remark
7. 2026-06-03
   statusdays on marketlisting id $325,000 Active 1 DOM
8. 2026-04-01
   status Under Contract
9. 2026-03-26
   status Active
10. 2026-01-22
    status Under Contract
11. 2026-01-18
    listed $325,000 Active
12. 2012-07-16
    soldstatus $127,000 139-char remark

    Show marketing remark (139 chars)

    2 Family in nice condition. Very nice unique interior. Spacious rooms. Large eat in kitchen in the lower level. 2 Livingrms.Realtor related

13. 2012-04-06
    listed $130,000 139-char remark

    Show marketing remark (139 chars)

    2 Family in nice condition. Very nice unique interior. Spacious rooms. Large eat in kitchen in the lower level. 2 Livingrms.Realtor related

14. 2012-03-24
    historical
15. 2011-09-24
    listed $129,900
16. 2011-07-22
    soldstatus $55,000
17. 2011-06-07
    listed $59,950
18. 2011-05-15
    historical
19. 2011-04-15
    listed $77,500
20. 2010-11-06
    historical
21. 2010-06-15
    listed $77,500
22. 2010-04-16
    historical
23. 2009-12-16
    listed $109,500
24. 2008-12-31
    historical
25. 2008-09-27
    listed $169,900
26. 2008-09-21
    historical
27. 2008-08-06
    listed $169,900
28. 2008-04-15
    historical
29. 2007-10-23
    listed $235,000

ⓘ 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: $2,698 · $225/mo
• Projected year-2 tax: $4,826 · $402/mo
• Expected delta: +$2,128/yr (+$177/mo · 78.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,620
• − Mortgage interest: −$18,205
• − Property taxes: −$2,698
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,250
• − Management: −$3,250
• − Depreciation: −$9,455
• Taxable income: $2,138
• Est. tax owed @ 24.0%: −$513
• After-tax cash flow: $6,802/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: Killingly School District
• NCES district ID: 0902070
• Math proficiency: 21% ▼ -19.00%
• Reading proficiency: 44% ▼ -14.00%
• Median HH income: $55,485
• Composite: 28.71/100
• National rank: #6684
• State rank: #119 of 153 in CT

Livability — Danielson

• Score: 84/100
• State rank: #5
• US rank: #679

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Danielson, CT
• County: Windham County · 30,529 people
• Metro: Worcester, MA-CT
• Population (ZIP): 11,185
• Household income: $74,267
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 223.0

Population outlook (Northeastern Connecticut County) Hauer SSP2

• By 2040: 104,160

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 6% Hispanic / Latino 5% Black 4% Asian 1%
• Common ancestry: Lithuanian 14% Russian 4% Romanian 4%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 93% English-only · Spanish 3% Russian/Polish/Slavic 2% Other Indo-European 1%

Political lean MEDSL · Northeastern Connecticut

• 2024 margin: R (+15.4) · D 41.5% · R 57.0% · Other 1.5%
• All cycles: 2024: R+15.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -11.75%
• Current HPI: 233.1548
• Rent YoY: —
• Metro: Worcester, MA-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

+38.3% since first listed

22 events — show timeline

• 2026-04-01 Pending — Smart MLS
• 2026-03-26 Relisted — Smart MLS
• 2026-01-22 Pending — Smart MLS
• 2026-01-18 Listed $325,000 Smart MLS
• 2012-07-16 Sold (MLS) $127,000 Smart MLS
• 2012-04-06 Listed $130,000 Smart MLS
• 2012-03-24 Listing Removed — Smart MLS
• 2011-09-24 Listed $129,900 Smart MLS
• 2011-07-22 Sold (MLS) $55,000 Smart MLS
• 2011-06-07 Listed $59,950 Smart MLS
• 2011-05-15 Listing Removed — Smart MLS
• 2011-04-15 Listed $77,500 Smart MLS
• 2010-11-06 Listing Removed — Smart MLS
• 2010-06-15 Listed $77,500 Smart MLS
• 2010-04-16 Listing Removed — Smart MLS
• 2009-12-16 Listed $109,500 Smart MLS
• 2008-12-31 Listing Removed — Smart MLS
• 2008-09-27 Listed $169,900 Smart MLS
• 2008-09-21 Listing Removed — Smart MLS
• 2008-08-06 Listed $169,900 Smart MLS
• 2008-04-15 Listing Removed — Smart MLS
• 2007-10-23 Listed $235,000 Smart MLS

Property tax history

-3.4%/yr

Latest (2023): $2,698 · +6.3% YoY. Source: county tax records.