4 Columbus Ave · Thompsonville, CT 06082

$349,900

6 bd · 2.0 ba · 1,801 sqft · MultiFamily public records · 4 Days on market

Built 1922 5,227 sqft lot Est $241k · 45% over

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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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +7.2/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• 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

HOUSE TO BE SOLD AS IS AND ANY INSPECTION IS FOR INFORMATIONAL PURPOSES ONLY ...BOTH UNITS ARE TENANT OCCUPIED, 2 GARAGES ARE CURRENTLY RENTED FOR $50 EACH PER MONTH 1 GARAGE NOT OCCUPIED THERE ARE 2 100 AMP ELECT SERVICES 30 YEAR ROOF DONE IN 2007 HOUSE & GARAGE GAS HEAT & HOT WATER TENANTS PAY GAS & ELECT OWNER PAYS WATER

Key facts

• New bath
• New kitchen
• Completely remodeled

Tags

• DETACHED 3-CAR GARAGE
• COMPLETELY REMODELED
• NEW ELECTRICAL
• NEW KITCHEN
• NEW BATH

Property features AI

Finance

• Other: Two total units (multi-family); Living area recorded as 1801
• Financial info: Assessed value: $139,900

Exterior

• Parking: Detached garage; 3 garages
• Utilities: Public water connected; Public sewer connected
• Home design: Multi-family property (2-family)
• Construction: Frame and block construction; Block and concrete foundation; Asphalt shingle roof
• Exterior features: Covered deck; Level lot; Aluminum siding; Dark grey exterior color

Interior

• Bedrooms: 6 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating; Heat fuel: gas in street
• Interior features: 10 total rooms; Full, unfinished basement with hatchway; Attic with access via hatch
• Laundry & utility: Laundry in basement with basement hook-ups; 40-gallon natural gas hot water tank

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $957 ($11k/yr) — positive. Per door: $478/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Cap rate 9.6% vs local median 5.3% in Thompsonville — 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 69/100 on livability (#103 in CT) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing A, crime B+; Watch: amenities F, commute F, employment D-.
• Enfield School District (suburban): math 25% / reading 41% proficiency, ranked #114 of 153 in CT (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Enfield High School (math 29% / reading 54%, grade F, #102 of 194 statewide, top 53%, 1,490 students, 40% FRL).
• Market conditions: Rents rising (+3.9%/yr); 182 active listings in the ZIP; solid renter incomes; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• At $4,269/mo this rent would consume 57% of the median local household income ($90k/yr) (locally 954% 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.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $98k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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 $175k; list at $350k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1922 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $349,900

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 1922 — 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. 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: 1.22% ✓
• Cap rate: 9.57%
• Cash-on-cash: 11.72%
• DSCR: 1.52
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $241,334
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Prospect St	0.60mi	6/2.0	1,900 (+6%)	11mo	$184,000	$97	54
17 Walnut St	0.54mi	5/2.5 (-1)	1,557 (-14%)	12mo	$209,000	$134	35

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 · 3.9% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.08×
• Total profit: $8,214
• Equity at exit: $52,171

10-year hold

• IRR: 12.6%
• Equity multiple: 2.04×
• Total profit: $102,192
• Equity at exit: $30,253

Cash invested: $97,972 (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 06082

• Rents YoY: 3.9%
• Active inventory: 182
• Price-to-rent: 13.7×

Monthly cashflow live

• Estimated rent: $4,269 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$435 /mo · $5,218/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$896
• Net cashflow: $957

Break-even live

Break-even rent $3,058

Max offer price $349,900

Occupancy floor 73%

Sensitivity live

Price	-10% $1,155	-5% $1,056	+0% $957	+5% $858	+10% $759
Rent	-10% $620	-5% $788	+0% $957	+5% $1,126	+10% $1,294
Rate	-1.0pp $1,133	-0.5pp $1,046	base $957	+0.5pp $866	+1.0pp $774

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$4,268
Total (2 units)			$4,269

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-05-24
   listed $349,900 Active
2. 2022-01-20
   soldstatus $175,000 Closed 337-char remark

   Show marketing remark (337 chars)

   HOUSE TO BE SOLD AS IS AND ANY INSPECTION IS FOR INFORMATIONAL PURPOSES ONLY ...BOTH UNITS ARE TENANT OCCUPIED, 2 GARAGES ARE CURRENTLY RENTED FOR $50 EACH PER MONTH 1 GARAGE NOT OCCUPIED THERE ARE 2 100 AMP ELECT SERVICES 30 YEAR ROOF DONE IN 2007 HOUSE & GARAGE GAS HEAT & HOT WATER TENANTS PAY GAS & ELECT OWNER PAYS WATER

3. 2022-01-20
   soldstatus $175,000

   Show marketing remark (337 chars)

   HOUSE TO BE SOLD AS IS AND ANY INSPECTION IS FOR INFORMATIONAL PURPOSES ONLY ...BOTH UNITS ARE TENANT OCCUPIED, 2 GARAGES ARE CURRENTLY RENTED FOR $50 EACH PER MONTH 1 GARAGE NOT OCCUPIED THERE ARE 2 100 AMP ELECT SERVICES 30 YEAR ROOF DONE IN 2007 HOUSE & GARAGE GAS HEAT & HOT WATER TENANTS PAY GAS & ELECT OWNER PAYS WATER

4. 2021-11-04
   price $179,900 337-char remark

   Show marketing remark (337 chars)

   HOUSE TO BE SOLD AS IS AND ANY INSPECTION IS FOR INFORMATIONAL PURPOSES ONLY ...BOTH UNITS ARE TENANT OCCUPIED, 2 GARAGES ARE CURRENTLY RENTED FOR $50 EACH PER MONTH 1 GARAGE NOT OCCUPIED THERE ARE 2 100 AMP ELECT SERVICES 30 YEAR ROOF DONE IN 2007 HOUSE & GARAGE GAS HEAT & HOT WATER TENANTS PAY GAS & ELECT OWNER PAYS WATER

5. 2021-11-04
   status Active 337-char remark

   Show marketing remark (337 chars)

   HOUSE TO BE SOLD AS IS AND ANY INSPECTION IS FOR INFORMATIONAL PURPOSES ONLY ...BOTH UNITS ARE TENANT OCCUPIED, 2 GARAGES ARE CURRENTLY RENTED FOR $50 EACH PER MONTH 1 GARAGE NOT OCCUPIED THERE ARE 2 100 AMP ELECT SERVICES 30 YEAR ROOF DONE IN 2007 HOUSE & GARAGE GAS HEAT & HOT WATER TENANTS PAY GAS & ELECT OWNER PAYS WATER

6. 2021-09-25
   historical Under Contract - Continue to Show 337-char remark

   Show marketing remark (337 chars)

   HOUSE TO BE SOLD AS IS AND ANY INSPECTION IS FOR INFORMATIONAL PURPOSES ONLY ...BOTH UNITS ARE TENANT OCCUPIED, 2 GARAGES ARE CURRENTLY RENTED FOR $50 EACH PER MONTH 1 GARAGE NOT OCCUPIED THERE ARE 2 100 AMP ELECT SERVICES 30 YEAR ROOF DONE IN 2007 HOUSE & GARAGE GAS HEAT & HOT WATER TENANTS PAY GAS & ELECT OWNER PAYS WATER

7. 2021-07-08
   listed $189,900 Active 337-char remark

   Show marketing remark (337 chars)

   HOUSE TO BE SOLD AS IS AND ANY INSPECTION IS FOR INFORMATIONAL PURPOSES ONLY ...BOTH UNITS ARE TENANT OCCUPIED, 2 GARAGES ARE CURRENTLY RENTED FOR $50 EACH PER MONTH 1 GARAGE NOT OCCUPIED THERE ARE 2 100 AMP ELECT SERVICES 30 YEAR ROOF DONE IN 2007 HOUSE & GARAGE GAS HEAT & HOT WATER TENANTS PAY GAS & ELECT OWNER PAYS WATER

8. 1988-07-18
   soldstatus $230,000
9. 1988-05-17
   soldstatus $12,752
10. 1988-03-22
    soldstatus $160,000

ⓘ 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: $5,218 · $435/mo
• Projected year-2 tax: $6,353 · $529/mo
• Expected delta: +$1,135/yr (+$95/mo · 21.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $51,228
• − Mortgage interest: −$19,600
• − Property taxes: −$5,218
• − Insurance: −$1,750
• − Repairs & maintenance: −$4,098
• − Management: −$4,098
• − Depreciation: −$10,179
• Taxable income: $6,285
• Est. tax owed @ 24.0%: −$1,508
• After-tax cash flow: $9,975/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: Enfield School District
• NCES district ID: 0901470
• Math proficiency: 25% ▼ -14.00%
• Reading proficiency: 41% ▼ -10.00%
• Median HH income: $68,750
• Composite: 30.42/100
• National rank: #6238
• State rank: #114 of 153 in CT

Livability — Thompsonville

• Score: 69/100
• State rank: #103
• US rank: #8941

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thompsonville, CT
• County: Hartford County · 754,208 people
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 41,090
• Household income: $90,404
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 954.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 11% Two or more races 9% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7%
• Common ancestry: Romanian 10% Lithuanian 9% Slovak 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -494.72%
• Current HPI: 192.4011
• Rent YoY: ▲ 3.90%
• 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

+118.7% since first listed

10 events — show timeline

• 2026-05-24 Listed $349,900 Smart MLS
• 2022-01-20 Sold (Public Records) $175,000 Public Records
• 2022-01-20 Sold (MLS) $175,000 Smart MLS
• 2021-11-04 Price Changed $179,900 Smart MLS
• 2021-11-04 Relisted — Smart MLS
• 2021-09-25 Contingent — Smart MLS
• 2021-07-08 Listed $189,900 Smart MLS
• 1988-07-18 Sold (Public Records) $230,000 Public Records
• 1988-05-17 Sold (Public Records) $12,752 Public Records
• 1988-03-22 Sold (Public Records) $160,000 Public Records

Property tax history

+1.9%/yr

Latest (2025): $5,218 · +2.8% YoY. Source: county tax records.