31-33 Standish St · Hartford, CT 06114

$429,900

9 bd · 3.0 ba · 3,925 sqft · MultiFamily public records · 4 Days on market

Built 1910 6,534 sqft lot

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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 +25.7/30.0
• Appreciation +10.0/10.0
• DSCR +8.6/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Multi-family units

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

Listing remarks MLS

Totally updated 3 fam in south-end with some thermo windows. C/tile in in 1st flr foyer.Encl f/ porches. Open r/porches. 100 Amps c/breakers c/tile in btrms flr& walls. 1St flr has sec. Sys.Laund.On flrs.

Key facts

• Easy access to i-84
• Easy access to i-91
• 6,534 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• MULTI-FAMILY PROPERTY
• EASY ACCESS TO I-84
• EASY ACCESS TO I-91
• CLOSE TO SHOPPING CENTERS
• CLOSE TO GROCERY STORES

Property features AI

Finance

• Other: Additional documents and supplements available (3)
• Financial info: Assessed value available

Exterior

• Utilities: Public water connected; Public sewer connected
• Home design: Multi-family property (3-family)
• Construction: Shingle roof; Concrete foundation; Other construction
• Exterior features: Level lot; Other exterior siding

Interior

• Bedrooms: 9 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Radiator heat; Electric heat fuel; Natural gas domestic hot water
• Interior features: 15 total rooms; Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/?-bath units multifamily listed at $430k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $518/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $430k).

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: Dwight-Bellizzi Dual Language Academy (math 4% / reading 9%, grade F, #541 of 553 statewide, top 98%, 626 students, 82% FRL); Betances Stem Magnet School (math 19% / reading 35%, grade F, #149 of 175 statewide, top 86%, 210 students, 77% FRL); Bulkeley High School (math 5% / reading 15%, grade F, #185 of 194 statewide, top 96%, 548 students, 87% FRL) — zoned schools at 82% FRL track the district average.
• Market conditions: Rents rising (+1.5%/yr); 58 active listings in the ZIP; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• At $5,005/mo this rent would consume 115% of the median local household income ($52k/yr) (locally 1897% 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 $46k of equity ($3k loan paydown + $43k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 1.5% rent growth), your $120k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$74k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 25y 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 $136k; list at $430k implies a 216% 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 $429,900

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 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 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.16% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.32%
• DSCR: 1.46
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 1.47% rent growth · sell at horizon

5-year hold

• IRR: 31.2%
• Equity multiple: 3.43×
• Total profit: $292,517
• Equity at exit: $387,288

10-year hold

• IRR: 26.5%
• Equity multiple: 7.61×
• Total profit: $795,197
• Equity at exit: $835,201

Cash invested: $120,372 (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 06114

• Home prices YoY: 4.7%
• Rents YoY: 1.5%
• Active inventory: 58
• Price-to-rent: 14.3×

Monthly cashflow live

• Estimated rent: $5,005 medium
• Mortgage (P&I): −$2,254
• Tax from tax record: −$485 /mo · $5,823/yr
• Insurance: −$179
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,051
• Net cashflow: $1,035

Break-even live

Break-even rent $3,695

Max offer price $429,900

Occupancy floor 74%

Sensitivity live

Price	-10% $1,278	-5% $1,157	+0% $1,035	+5% $913	+10% $792
Rent	-10% $640	-5% $837	+0% $1,035	+5% $1,233	+10% $1,431
Rate	-1.0pp $1,252	-0.5pp $1,144	base $1,035	+0.5pp $924	+1.0pp $810

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	—	$5,006
Total (2 units)			$5,005

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: $107,475
• Closing costs: $12,897
• Reserves months: —
• Total cash needed: —

Tax reassessment forecast CT · Partial reset (capped growth)

• Current annual tax: $5,823 · $485/mo
• Projected year-2 tax: $7,511 · $626/mo
• Expected delta: +$1,688/yr (+$141/mo · 29.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 73% 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: $60,060
• − Mortgage interest: −$24,081
• − Property taxes: −$5,823
• − Insurance: −$2,150
• − Repairs & maintenance: −$4,805
• − Management: −$4,805
• − Depreciation: −$12,506
• Taxable income: $5,891
• Est. tax owed @ 24.0%: −$1,414
• After-tax cash flow: $11,008/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): 26,458
• Household income: $52,110
• Rent vs Own: 61.6% rent · 38.4% own
• Severe rent burden: 1897.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 60% White 19% Black 19% Two or more races 10% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 36% Dominican 6%
• Common ancestry: American 6% Romanian 1% Lithuanian 1%
• Foreign-born: 31% · Canada, Jamaica
• Languages at home: 36% English-only · Spanish 49% Russian/Polish/Slavic 8% Other Indo-European 4%

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: ▲ 16.02%
• Current HPI: 356.5892
• Rent YoY: ▲ 1.47%
• 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

+186.8% since first listed

10 events — show timeline

• 2026-05-29 Pending — Smart MLS
• 2026-05-27 Relisted — Smart MLS
• 2026-05-06 Listing Removed — Smart MLS
• 2026-05-04 Listed $429,900 Smart MLS
• 2010-06-02 Listing Removed — Smart MLS
• 2010-01-26 Listed $265,000 Smart MLS
• 2001-09-20 Sold (Public Records) $136,000 Public Records
• 2001-09-20 Sold (Public Records) $136,000 Public Records
• 2001-09-14 Sold (MLS) $136,000 Smart MLS
• 2001-03-29 Listed $149,900 Smart MLS

Property tax history

+2.6%/yr

Latest (2025): $5,823 · +0.0% YoY. Source: county tax records.