15 Townley St · Hartford, CT 06105

$419,900

8 bd · 3.0 ba · 3,177 sqft · MultiFamily public records · 42 Days on market

Built 1890 3,484 sqft lot $132/sqft · 35% below area Est $648k · 35% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Solid Brick 3-Family - Strong Unit Mix & Modern Systems Well-maintained brick three-family property offering an excellent opportunity for both investors and owner-occupants. The building features two spacious 3-bedroom, 1-bath units and one 2-bedroom, 1-bath unit, providing a versatile and highly desirable unit mix. Each unit offers generous room sizes, great natural light, and functional layouts ideal for long-term tenants. The property is equipped with gas heat and a tankless hot water heater, delivering efficiency, reliability, and lower operating costs - music to any investor's ears. Classic brick exterior adds timeless curb appeal and durability, while the interior layouts allow for flexibility, strong rental demand, and future value potential. Conveniently located near local amenities, transportation, and city conveniences. Whether you're looking to house-hack or expand your portfolio, this multi-family checks the boxes for size, systems, and long-term upside.

Key facts

• Brick exterior
• City conveniences
• Transportation

Tags

• BRICK EXTERIOR
• GAS HEAT
• TANKLESS HOT WATER HEATER
• LOCAL AMENITIES
• TRANSPORTATION
• CITY CONVENIENCES

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/?-bath units multifamily listed at $420k.

Deal economics

• At list price, monthly cash flow is $3k ($30k/yr) — positive. Per door: $838/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $420k).
• Recommended offer: $407k (3.0% 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: 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.
• Zoned schools: Webster Micro Society Magnet School (math 22% / reading 29%, grade F, #418 of 553 statewide, top 76%, 615 students, 62% FRL); Renzulli Gifted And Talented Academy (math 52% / reading 72%, grade B+, #38 of 175 statewide, top 21%, 119 students, 72% FRL); University High School of Science And Engineering (math 37% / reading 42%, grade F, #107 of 194 statewide, top 56%, 412 students, 66% FRL) — zoned schools average 67% FRL vs 84% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 42% at this address vs 17% district-wide (+25 pts) — the actual schools serving this property are materially stronger than the Hartford School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+6.7%/yr); 45 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 $6,580/mo this rent would consume 188% of the median local household income ($42k/yr) (locally 2389% 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 $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.7% rent growth), your $118k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($407k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 19y ago; this cycle's ask is 5% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $325k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1890 — 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 $407,303 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% 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. Built in 1890 — 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: 1.57% ✓
• Cap rate: 13.47%
• Cash-on-cash: 25.65%
• DSCR: 2.14
• GRM: 5.3

CMA / ARV

• ARV (median comp): $648,445
• List price: $419,900
• Delta: -35.25%
• Verdict: UNDERPRICED
• Comps: 15 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.73% rent growth · sell at horizon

5-year hold

• IRR: 23.3%
• Equity multiple: 2.00×
• Total profit: $117,581
• Equity at exit: $62,608

10-year hold

• IRR: 33.4%
• Equity multiple: 4.59×
• Total profit: $421,853
• Equity at exit: $36,305

Cash invested: $117,572 (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 06105

• Home prices YoY: -25.6%
• Rents YoY: 6.7%
• Active inventory: 45
• Price-to-rent: 16.0×

Monthly cashflow live

• Estimated rent: $6,580 high
• Mortgage (P&I): −$2,202
• Tax from tax record: −$308 /mo · $3,702/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,382
• Net cashflow: $2,513

Break-even live

Break-even rent $3,399

Max offer price $419,900

Occupancy floor 57%

Sensitivity live

Price	-10% $2,750	-5% $2,632	+0% $2,513	+5% $2,394	+10% $2,275
Rent	-10% $1,993	-5% $2,253	+0% $2,513	+5% $2,773	+10% $3,033
Rate	-1.0pp $2,724	-0.5pp $2,620	base $2,513	+0.5pp $2,404	+1.0pp $2,293

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	—	$6,579
Total (3 units)			$6,580

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: $104,975
• Closing costs: $12,597
• Reserves months: —
• Total cash needed: —

Listing history 48 events

1. 2026-06-22
   days on market $419,900 Active 42 DOM
2. 2026-06-22
   days on market $419,900 Active 41 DOM
3. 2026-06-18
   days on market $419,900 Active 38 DOM
4. 2026-06-17
   days on market $419,900 Active 37 DOM
5. 2026-06-16
   days on market $419,900 Active 36 DOM
6. 2026-06-15
   days on market $419,900 Active 35 DOM
7. 2026-06-13
   days on market $419,900 Active 33 DOM
8. 2026-06-13
   days on market $419,900 Active 32 DOM
9. 2026-06-10
   days on market $419,900 Active 30 DOM
10. 2026-06-09
    days on market $419,900 Active 29 DOM
11. 2026-06-08
    days on market $419,900 Active 28 DOM
12. 2026-06-07
    days on market $419,900 Active 27 DOM
13. 2026-06-05
    days on market $419,900 Active 24 DOM
14. 2026-06-03
    days on market $419,900 Active 23 DOM
15. 2026-06-02
    days on market $419,900 Active 22 DOM
16. 2026-06-01
    days on market $419,900 Active 21 DOM
17. 2026-05-31
    days on market $419,900 Active 20 DOM
18. 2026-05-20
    status Under Contract 988-char remark

    Show marketing remark (988 chars)

    Solid Brick 3-Family - Strong Unit Mix & Modern Systems Well-maintained brick three-family property offering an excellent opportunity for both investors and owner-occupants. The building features two spacious 3-bedroom, 1-bath units and one 2-bedroom, 1-bath unit, providing a versatile and highly desirable unit mix. Each unit offers generous room sizes, great natural light, and functional layouts ideal for long-term tenants. The property is equipped with gas heat and a tankless hot water heater, delivering efficiency, reliability, and lower operating costs - music to any investor's ears. Classic brick exterior adds timeless curb appeal and durability, while the interior layouts allow for flexibility, strong rental demand, and future value potential. Conveniently located near local amenities, transportation, and city conveniences. Whether you're looking to house-hack or expand your portfolio, this multi-family checks the boxes for size, systems, and long-term upside.

19. 2026-05-13
    price $419,900 988-char remark

    Show marketing remark (988 chars)

    Solid Brick 3-Family - Strong Unit Mix & Modern Systems Well-maintained brick three-family property offering an excellent opportunity for both investors and owner-occupants. The building features two spacious 3-bedroom, 1-bath units and one 2-bedroom, 1-bath unit, providing a versatile and highly desirable unit mix. Each unit offers generous room sizes, great natural light, and functional layouts ideal for long-term tenants. The property is equipped with gas heat and a tankless hot water heater, delivering efficiency, reliability, and lower operating costs - music to any investor's ears. Classic brick exterior adds timeless curb appeal and durability, while the interior layouts allow for flexibility, strong rental demand, and future value potential. Conveniently located near local amenities, transportation, and city conveniences. Whether you're looking to house-hack or expand your portfolio, this multi-family checks the boxes for size, systems, and long-term upside.

20. 2026-05-13
    status Active 988-char remark

    Show marketing remark (988 chars)

    Solid Brick 3-Family - Strong Unit Mix & Modern Systems Well-maintained brick three-family property offering an excellent opportunity for both investors and owner-occupants. The building features two spacious 3-bedroom, 1-bath units and one 2-bedroom, 1-bath unit, providing a versatile and highly desirable unit mix. Each unit offers generous room sizes, great natural light, and functional layouts ideal for long-term tenants. The property is equipped with gas heat and a tankless hot water heater, delivering efficiency, reliability, and lower operating costs - music to any investor's ears. Classic brick exterior adds timeless curb appeal and durability, while the interior layouts allow for flexibility, strong rental demand, and future value potential. Conveniently located near local amenities, transportation, and city conveniences. Whether you're looking to house-hack or expand your portfolio, this multi-family checks the boxes for size, systems, and long-term upside.

21. 2026-05-08
    historical 988-char remark

    Show marketing remark (988 chars)

    Solid Brick 3-Family - Strong Unit Mix & Modern Systems Well-maintained brick three-family property offering an excellent opportunity for both investors and owner-occupants. The building features two spacious 3-bedroom, 1-bath units and one 2-bedroom, 1-bath unit, providing a versatile and highly desirable unit mix. Each unit offers generous room sizes, great natural light, and functional layouts ideal for long-term tenants. The property is equipped with gas heat and a tankless hot water heater, delivering efficiency, reliability, and lower operating costs - music to any investor's ears. Classic brick exterior adds timeless curb appeal and durability, while the interior layouts allow for flexibility, strong rental demand, and future value potential. Conveniently located near local amenities, transportation, and city conveniences. Whether you're looking to house-hack or expand your portfolio, this multi-family checks the boxes for size, systems, and long-term upside.

22. 2026-05-05
    status Active 988-char remark

    Show marketing remark (988 chars)

    Solid Brick 3-Family - Strong Unit Mix & Modern Systems Well-maintained brick three-family property offering an excellent opportunity for both investors and owner-occupants. The building features two spacious 3-bedroom, 1-bath units and one 2-bedroom, 1-bath unit, providing a versatile and highly desirable unit mix. Each unit offers generous room sizes, great natural light, and functional layouts ideal for long-term tenants. The property is equipped with gas heat and a tankless hot water heater, delivering efficiency, reliability, and lower operating costs - music to any investor's ears. Classic brick exterior adds timeless curb appeal and durability, while the interior layouts allow for flexibility, strong rental demand, and future value potential. Conveniently located near local amenities, transportation, and city conveniences. Whether you're looking to house-hack or expand your portfolio, this multi-family checks the boxes for size, systems, and long-term upside.

23. 2026-01-15
    status Under Contract 988-char remark

    Show marketing remark (988 chars)

    Solid Brick 3-Family - Strong Unit Mix & Modern Systems Well-maintained brick three-family property offering an excellent opportunity for both investors and owner-occupants. The building features two spacious 3-bedroom, 1-bath units and one 2-bedroom, 1-bath unit, providing a versatile and highly desirable unit mix. Each unit offers generous room sizes, great natural light, and functional layouts ideal for long-term tenants. The property is equipped with gas heat and a tankless hot water heater, delivering efficiency, reliability, and lower operating costs - music to any investor's ears. Classic brick exterior adds timeless curb appeal and durability, while the interior layouts allow for flexibility, strong rental demand, and future value potential. Conveniently located near local amenities, transportation, and city conveniences. Whether you're looking to house-hack or expand your portfolio, this multi-family checks the boxes for size, systems, and long-term upside.

24. 2026-01-09
    listed $399,900 Active 988-char remark

    Show marketing remark (988 chars)

    Solid Brick 3-Family - Strong Unit Mix & Modern Systems Well-maintained brick three-family property offering an excellent opportunity for both investors and owner-occupants. The building features two spacious 3-bedroom, 1-bath units and one 2-bedroom, 1-bath unit, providing a versatile and highly desirable unit mix. Each unit offers generous room sizes, great natural light, and functional layouts ideal for long-term tenants. The property is equipped with gas heat and a tankless hot water heater, delivering efficiency, reliability, and lower operating costs - music to any investor's ears. Classic brick exterior adds timeless curb appeal and durability, while the interior layouts allow for flexibility, strong rental demand, and future value potential. Conveniently located near local amenities, transportation, and city conveniences. Whether you're looking to house-hack or expand your portfolio, this multi-family checks the boxes for size, systems, and long-term upside.

25. 2025-08-04
    historical
26. 2025-05-22
    listed $400,000 Active
27. 2022-10-31
    soldstatus $325,000 Closed
28. 2022-07-15
    listed $305,000 Active
29. 2019-01-08
    historical
30. 2018-11-15
    listed $229,000 Active
31. 2018-02-06
    soldstatus $41,500
32. 2018-02-01
    soldstatus $41,500 Closed
33. 2018-01-10
    status Under Contract
34. 2017-12-28
    listed $39,900 Active
35. 2015-05-13
    historical
36. 2014-12-23
    listed $80,000
37. 2013-02-19
    soldstatus $80,000
38. 2013-02-18
    soldstatus $80,000
39. 2012-04-02
    listed $89,000
40. 2011-06-30
    historical
41. 2010-12-30
    listed $162,000
42. 2008-10-30
    soldstatus $51,000
43. 2008-07-07
    listed $49,900
44. 2008-04-09
    historical
45. 2007-10-12
    listed $229,900
46. 2004-07-29
    soldstatus $60,000
47. 1987-12-17
    soldstatus $120,000
48. 1987-12-01
    soldstatus $120,000

ⓘ 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: $3,702 · $308/mo
• Projected year-2 tax: $6,344 · $529/mo
• Expected delta: +$2,642/yr (+$220/mo · 71.4%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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: $78,960
• − Mortgage interest: −$23,521
• − Property taxes: −$3,702
• − Insurance: −$2,100
• − Repairs & maintenance: −$6,317
• − Management: −$6,317
• − Depreciation: −$12,215
• Taxable income: $24,789
• Est. tax owed @ 24.0%: −$5,949
• After-tax cash flow: $24,204/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): 19,174
• Household income: $41,937
• Rent vs Own: 80.7% rent · 19.3% own
• Severe rent burden: 2389.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Black 39% White 28% Hispanic / Latino 26% Two or more races 14% Asian 2%
• Hispanic origin (detail): Puerto Rican 18% Cuban 1% Dominican 3%
• Common ancestry: Romanian 3% Lithuanian 2% Estonian 1%
• Foreign-born: 20% · Canada, United Kingdom
• Languages at home: 74% English-only · Spanish 18% Other Indo-European 3% French/Haitian/Cajun 2%

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: ▼ -59.58%
• Current HPI: 173.3602
• Rent YoY: ▲ 6.73%
• 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

+249.9% since first listed

31 events — show timeline

• 2026-05-20 Pending — Smart MLS
• 2026-05-13 Relisted — Smart MLS
• 2026-05-13 Price Changed $419,900 Smart MLS
• 2026-05-08 Listing Removed — Smart MLS
• 2026-05-05 Relisted — Smart MLS
• 2026-01-15 Pending — Smart MLS
• 2026-01-09 Listed $399,900 Smart MLS
• 2025-08-04 Listing Removed — Smart MLS
• 2025-05-22 Listed $400,000 Smart MLS
• 2022-10-31 Sold (MLS) $325,000 Smart MLS
• 2022-07-15 Listed $305,000 Smart MLS
• 2019-01-08 Listing Removed — Smart MLS
• 2018-11-15 Listed $229,000 Smart MLS
• 2018-02-06 Sold (Public Records) $41,500 Public Records
• 2018-02-01 Sold (MLS) $41,500 Smart MLS
• 2018-01-10 Pending — Smart MLS
• 2017-12-28 Listed $39,900 Smart MLS
• 2015-05-13 Listing Removed — Smart MLS
• 2014-12-23 Listed $80,000 Smart MLS
• 2013-02-19 Sold (Public Records) $80,000 Public Records
• 2013-02-18 Sold (MLS) $80,000 Smart MLS
• 2012-04-02 Listed $89,000 Smart MLS
• 2011-06-30 Listing Removed — Smart MLS
• 2010-12-30 Listed $162,000 Smart MLS
• 2008-10-30 Sold (MLS) $51,000 Smart MLS
• 2008-07-07 Listed $49,900 Smart MLS
• 2008-04-09 Listing Removed — Smart MLS
• 2007-10-12 Listed $229,900 Smart MLS
• 2004-07-29 Sold (Public Records) $60,000 Public Records
• 1987-12-17 Sold (Public Records) $120,000 Public Records
• 1987-12-01 Sold (Public Records) $120,000 Public Records

Property tax history

+7.6%/yr

Latest (2025): $3,702 · +0.0% YoY. Source: county tax records.