187 Whitney St · Hartford, CT 06105

$649,000

42 bd · 49.0 ba · 4,514 sqft · MultiFamily · 92 Days on market

Built 1921 Fair condition 4,791 sqft lot $144/sqft · 14% below area Est $752k · 14% 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 +30.0/30.0
• ARV discount +13.6/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +2.2/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 7 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Attention Investors! Rare opportunity to acquire a 7-unit multi-family property in Hartford's desirable WEST END, a high-demand rental corridor near area universities, hospitals, restaurants, and public transportation. $9,845/MONTH proforma w/ DOUBLE DIGIT ROI and 8% CAP. The building offers a strong unit mix of three one-bedroom apartments, three studios, and one two-bedroom unit, appealing to a broad tenant base. Recent capital improvements of major systems, including new roof (December 2023) and new seven-unit furnace system (January 2026), help minimize near-term maintenance. Additional amenities include on-site laundry, off-street parking, and a carport. Well-positioned in a strong rental location with consistent tenant demand and long-term income potential.

Key facts

• Carport
• Off-street parking
• New roof

Tags

• 7 UNIT MULTI-FAMILY PROPERTY
• NEW ROOF
• NEW SEVEN UNIT FURNACE SYSTEM
• ON-SITE LAUNDRY
• OFF-STREET PARKING
• CARPORT

What this means for you Summary

Snapshot

• This is a 7 × 6-bed/7.0-bath units multifamily listed at $649k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $6k ($77k/yr) — positive. Per door: $919/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($14k rent vs $649k).
• Recommended offer: $591k (9.0% 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: 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 fast (+6.7%/yr); 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 $13,822/mo this rent would consume 396% 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 $4k of loan paydown is wiped out by about $19k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.7% rent growth), your $182k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($591k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 20y ago; this cycle's ask has dropped $51k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $315k; list at $649k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1921 — 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 $590,590 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1921 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 2.13% ✓
• Cap rate: 18.19%
• Cash-on-cash: 42.49%
• DSCR: 2.89
• GRM: 3.9

CMA / ARV

• ARV (median comp): $751,607
• List price: $649,000
• Delta: -13.65%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 43.4%
• Equity multiple: 2.97×
• Total profit: $358,661
• Equity at exit: $96,768

10-year hold

• IRR: 51.1%
• Equity multiple: 6.94×
• Total profit: $1,079,328
• Equity at exit: $56,114

Cash invested: $181,720 (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: 47
• Price-to-rent: 27.4×

Monthly cashflow live

• Estimated rent: $13,822 medium
• Mortgage (P&I): −$3,403
• Tax est. 1.5%: −$811 /mo · $9,735/yr
• Insurance: −$270
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,903
• Net cashflow: $6,434

Break-even live

Break-even rent $5,677

Max offer price $649,000

Occupancy floor 48%

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

Units	Beds	Baths	Est. rent
▸ 7× units	6	7	$13,825
Total (7 units)			$13,822

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: $162,250
• Closing costs: $19,470
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-13
   days on market $649,000 Active 92 DOM
2. 2026-06-13
   days on market $649,000 Active 91 DOM
3. 2026-06-10
   days on market $649,000 Active 89 DOM
4. 2026-06-09
   days on market $649,000 Active 88 DOM
5. 2026-06-08
   days on market $649,000 Active 87 DOM
6. 2026-06-07
   days on market $649,000 Active 86 DOM
7. 2026-06-05
   days on market $649,000 Active 83 DOM
8. 2026-06-03
   days on market $649,000 Active 82 DOM
9. 2026-06-02
   days on market $649,000 Active 81 DOM
10. 2026-06-01
    days on market $649,000 Active 80 DOM
11. 2026-05-31
    days on market $649,000 Active 79 DOM
12. 2026-04-25
    price $674,900 773-char remark

    Show marketing remark (773 chars)

    Attention Investors! Rare opportunity to acquire a 7-unit multi-family property in Hartford's desirable WEST END, a high-demand rental corridor near area universities, hospitals, restaurants, and public transportation. $9,845/MONTH proforma w/ DOUBLE DIGIT ROI and 8% CAP. The building offers a strong unit mix of three one-bedroom apartments, three studios, and one two-bedroom unit, appealing to a broad tenant base. Recent capital improvements of major systems, including new roof (December 2023) and new seven-unit furnace system (January 2026), help minimize near-term maintenance. Additional amenities include on-site laundry, off-street parking, and a carport. Well-positioned in a strong rental location with consistent tenant demand and long-term income potential.

13. 2026-03-13
    listed $699,888 Active 773-char remark

    Show marketing remark (773 chars)

    Attention Investors! Rare opportunity to acquire a 7-unit multi-family property in Hartford's desirable WEST END, a high-demand rental corridor near area universities, hospitals, restaurants, and public transportation. $9,845/MONTH proforma w/ DOUBLE DIGIT ROI and 8% CAP. The building offers a strong unit mix of three one-bedroom apartments, three studios, and one two-bedroom unit, appealing to a broad tenant base. Recent capital improvements of major systems, including new roof (December 2023) and new seven-unit furnace system (January 2026), help minimize near-term maintenance. Additional amenities include on-site laundry, off-street parking, and a carport. Well-positioned in a strong rental location with consistent tenant demand and long-term income potential.

14. 2020-09-24
    soldstatus $315,000 Closed 310-char remark

    Show marketing remark (310 chars)

    ATTN INVESTORS!!! GREAT INVESTMENT OPPORTUNITY 7-UNIT BUILDING AVAILABLE IN THE WEST END OF HARTFORD!!! 3 (1) BEDROOMS / 3 STUDIOS / 1 (3) BEDROOM APARTMENT!! ALL UNITS INCLUDE HEAT HOT WATER AND ELECTRICITY!!! COIN OPERATING LAUNDRY ROOM IN BASEMENT!! CARPORT FOR 2 CARS AND 3 PARKING SPACES!!! GREAT LOCATION

15. 2020-07-03
    historical Under Contract - Continue to Show 310-char remark

    Show marketing remark (310 chars)

    ATTN INVESTORS!!! GREAT INVESTMENT OPPORTUNITY 7-UNIT BUILDING AVAILABLE IN THE WEST END OF HARTFORD!!! 3 (1) BEDROOMS / 3 STUDIOS / 1 (3) BEDROOM APARTMENT!! ALL UNITS INCLUDE HEAT HOT WATER AND ELECTRICITY!!! COIN OPERATING LAUNDRY ROOM IN BASEMENT!! CARPORT FOR 2 CARS AND 3 PARKING SPACES!!! GREAT LOCATION

16. 2020-04-19
    listed $349,900 Active 310-char remark

    Show marketing remark (310 chars)

    ATTN INVESTORS!!! GREAT INVESTMENT OPPORTUNITY 7-UNIT BUILDING AVAILABLE IN THE WEST END OF HARTFORD!!! 3 (1) BEDROOMS / 3 STUDIOS / 1 (3) BEDROOM APARTMENT!! ALL UNITS INCLUDE HEAT HOT WATER AND ELECTRICITY!!! COIN OPERATING LAUNDRY ROOM IN BASEMENT!! CARPORT FOR 2 CARS AND 3 PARKING SPACES!!! GREAT LOCATION

17. 2020-01-15
    historical
18. 2019-12-03
    status Active
19. 2019-11-07
    historical Under Contract - Continue to Show
20. 2019-10-03
    listed $389,900 Active
21. 2019-04-05
    historical
22. 2018-10-16
    listed $379,900
23. 2006-05-31
    historical
24. 2006-04-13
    listed $329,900

ⓘ 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) · 74% 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: $165,864
• − Mortgage interest: −$36,354
• − Property taxes: −$9,735
• − Insurance: −$3,245
• − Repairs & maintenance: −$13,269
• − Management: −$13,269
• − Depreciation: −$18,880
• Taxable income: $71,112
• Est. tax owed @ 24.0%: −$17,067
• After-tax cash flow: $60,145/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 · 2 photos

Fair 45/100 Moderate rehab

This multi-family property requires significant exterior repairs and maintenance, including a new roof and fresh paint, to improve its condition and value.

Repairs flagged

• Major roof — Severe weathering and visible damage
• Major exterior siding — Significant wear and tear
• Major landscaping — Overgrown and unkempt

Value-add opportunities

• Both paint exterior — Fresh paint enhances curb appeal and property value
• Both repair roof — A new roof improves property value and reduces maintenance costs

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Severe weathering and visible damage	Major	$15,000–50,000
exterior siding · Significant wear and tear	Major	$15,000–50,000
landscaping · Overgrown and unkempt	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both paint exterior — Fresh paint enhances curb appeal and property value ↑
• Both repair roof — A new roof improves property value and reduces maintenance costs ↑

ⓘ 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): 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

+104.6% since first listed

13 events — show timeline

• 2026-04-25 Price Changed $674,900 Smart MLS
• 2026-03-13 Listed $699,888 Smart MLS
• 2020-09-24 Sold (MLS) $315,000 Smart MLS
• 2020-07-03 Contingent — Smart MLS
• 2020-04-19 Listed $349,900 Smart MLS
• 2020-01-15 Listing Removed — Smart MLS
• 2019-12-03 Relisted — Smart MLS
• 2019-11-07 Contingent — Smart MLS
• 2019-10-03 Listed $389,900 Smart MLS
• 2019-04-05 Listing Removed — Smart MLS
• 2018-10-16 Listed $379,900 Smart MLS
• 2006-05-31 Listing Removed — Smart MLS
• 2006-04-13 Listed $329,900 Smart MLS