60 Washington Cir · West Hartford, CT 06110

$525,000

6 bd · 2.0 ba · 2,326 sqft · MultiFamily public records · 12 Days on market

Built 1916 8,276 sqft lot $226/sqft · 12% below area Est $595k · 12% under

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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 +20.6/30.0
• ARV discount +12.8/15.0
• DSCR +6.6/10.0
• 1% rule +5.8/10.0
• Schools +5.6/10.0
• Livability +4.0/5.0
• 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

West Hartford Duplex - Prime Owner-Occupant or Investment Opportunity! Unlock a rare investment opportunity at 60 Washington Circle! This 2-unit multi-family property is perfectly positioned on a quiet, tree-lined circle in the high-demand Park Road neighborhood. Could be an owner-occupant looking to live in one unit while collecting rental income to offset the mortgage, or for an investor seeking a high-performing property in one of CT's most resilient markets. With separate electric meters and ample off-street parking, this property is designed for ease of management and consistent cash flow. Both units feature spacious 3-bedroom, 1-bath layouts accented by classic hardwood floors and the

Key facts

• Off-street parking
• Hardwood floors
• 8,276 sq ft lot

Tags

• MULTI-FAMILY PROPERTY
• SEPARATE ELECTRIC METERS
• OFF-STREET PARKING
• HARDWOOD FLOORS
• IN-UNIT WASHERS AND DRYERS

Property features AI

Exterior

• Parking: Driveway; 4 parking spaces
• Utilities: Public water; Public sewer; Fuel tank located in basement
• Home design: Multi-family (2-family); Multi-family property for sale
• Construction: Frame construction; Concrete foundation; Asphalt shingle roof; Vinyl siding; Living area approximately 2326 total square feet
• Exterior features: Enclosed porch; Open porch; Deck; Shed; Level lot; Private paved driveway

Interior

• Bedrooms: 6 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot air heating; Oil-fired heat; Hot water supplied by natural gas
• Interior features: 14 total rooms; Partial, shared basement; Attic with access via hatch; Wall unit cooling

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $525k.

Deal economics

• At list price, monthly cash flow is $704 ($8k/yr) — positive. Per door: $352/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $525k).
• Cap rate 7.9% vs local median 3.3% in West Hartford — 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 79/100 on livability (#27 in CT, #1,989 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, cost of living F.
• West Hartford School District (urban): math 56% / reading 67% proficiency, ranked #39 of 153 in CT (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: 35 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• At $5,692/mo this rent would consume 78% of the median local household income ($88k/yr) (locally 498% 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 $16k of value loss. Plan a longer hold.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1916 — 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 $525,000

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 1916 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.08% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.75%
• DSCR: 1.26
• GRM: 7.7

CMA / ARV

• ARV (median comp): $594,848
• List price: $525,000
• Delta: -11.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Richard St	0.24mi	6/2.0	2,160 (-7%)	13mo	$482,500	$223	66
386 Park Rd	0.28mi	5/2.5 (-1)	2,146 (-8%)	12mo	$550,000	$256	57
182 Arnoldale Rd	0.27mi	6/2.0	2,596 (+12%)	15mo	$582,900	$225	56
760 Trout Brook Dr	0.45mi	5/2.0 (-1)	2,138 (-8%)	8mo	$475,000	$222	54
130 Milton St	0.71mi	6/3.0	2,598 (+12%)	16mo	$606,000	$233	30

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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-40,062
• Equity at exit: $78,279

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $23,593
• Equity at exit: $45,392

Cash invested: $147,000 (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 06110

• Active inventory: 35
• Price-to-rent: 15.4×

Monthly cashflow live

• Estimated rent: $5,692 high
• Mortgage (P&I): −$2,753
• Tax from tax record: −$821 /mo · $9,852/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,195
• Net cashflow: $704

Break-even live

Break-even rent $4,801

Max offer price $525,000

Occupancy floor 83%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$5,692
Total (2 units)			$5,692

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1729 Boulevard West Hartford, CT	5.0	3.5	3004	$6,500	$2.16	23d	1	1.04mi
260-262 Oxford St Fl 1 Hartford, CT	5.0	2.5	2200	$3,500	$1.59	23d	1	1.23mi

Listing history 1 events

1. 2026-05-13
   listed $525,000 Active 1124-char remark

ⓘ 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: $9,852 · $821/mo
• Projected year-2 tax: $10,544 · $879/mo
• Expected delta: +$692/yr (+$58/mo · 7.0%)

ⓘ 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) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°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: $68,304
• − Mortgage interest: −$29,408
• − Property taxes: −$9,852
• − Insurance: −$2,625
• − Repairs & maintenance: −$5,464
• − Management: −$5,464
• − Depreciation: −$15,273
• Taxable income: $217
• Est. tax owed @ 24.0%: −$52
• After-tax cash flow: $8,393/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: West Hartford School District
• NCES district ID: 0904920
• Math proficiency: 56% ▼ -6.00%
• Reading proficiency: 67% ▼ -5.00%
• Median HH income: $85,173
• Composite: 55.64/100
• National rank: #1228
• State rank: #39 of 153 in CT

Livability — West Hartford

• Score: 79/100
• State rank: #27
• US rank: #1989

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Hartford, CT
• County: Hartford County · 754,208 people
• City population: 63,441
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 12,641
• Household income: $87,539
• Rent vs Own: 36.9% rent · 63.1% own
• Severe rent burden: 498.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 45% Hispanic / Latino 26% Black 13% Asian 12% Two or more races 11%
• Hispanic origin (detail): Mexican 2% Puerto Rican 13% Dominican 3% Salvadoran 2%
• Common ancestry: Romanian 5% Lithuanian 3% Subsaharan African 2%
• Foreign-born: 24% · Canada, Vietnam, India
• Languages at home: 59% English-only · Spanish 22% Other Indo-European 8% Russian/Polish/Slavic 3%

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: ▼ -157.83%
• Current HPI: 192.2408
• Rent YoY: —
• 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

2 events — show timeline

• 2026-05-28 Pending — Smart MLS
• 2026-05-13 Listed $525,000 Smart MLS

Property tax history

+3.2%/yr

Latest (2025): $9,852 · +5.7% YoY. Source: county tax records.