15 Cabot St · Hartford, CT 06112

$525,000

12 bd · 7.2 ba · 5,643 sqft · MultiFamily public records · 20 Days on market

Built 1915 8,712 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 8 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

Multiple offers have been received, please submit Highest and best by Wednesday 6/10 @ 12:00 pm. Discover a fantastic investment opportunity at 15 Cabot ST! This spacious multi-family property offers approximately 5,643 sqft of living space with generous unit layouts and excellent income- producing potential. Conveniently located in Hartford, the property provides easy access to schools, shopping, restaurants, public transportation etc. The building features ample interior space, and great potential for long term cash flow. Do not miss the opportunity to own a well sized multi family property in a convenient Hartford location with strong potential and endless possibilities.

Key facts

• Ample interior space
• Convenient location
• 8,712 sq ft lot

Tags

• INVESTMENT OPPORTUNITY
• MULTI-FAMILY PROPERTY
• INCOME PRODUCING POTENTIAL
• AMPLE INTERIOR SPACE
• CONVENIENT LOCATION

Property features AI

Finance

• Financial info: Assessed value listed

Exterior

• Utilities: Public water connected; Public sewer connected
• Home design: Multi-family property (5+ units); 6 total units
• Construction: Concrete foundation; Brick construction
• Exterior features: Brick siding; Flat roof

Interior

• Bedrooms: 24 total bedrooms
• Bathrooms: 7 full bathrooms
• Heating & cooling: Gas heating; Window unit cooling; 30-gallon hot water tank
• Interior features: Partial basement; 48 total rooms

What this means for you Summary

Snapshot

• This is a 8 × 2-bed/?-bath units multifamily listed at $525k.

Deal economics

• At list price, monthly cash flow is $9k ($109k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($17k rent vs $525k).
• Recommended offer: $517k (1.5% 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: 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 $17,076/mo this rent would consume 461% of the median local household income ($44k/yr) (locally 1466% 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 $56k of equity ($4k loan paydown + $52k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $147k cash investment doubles in ~1 year — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$90k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($517k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1915 — 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 $517,125 (1.5% below list)

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 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 3.25% ✓
• Cap rate: 27.09%
• Cash-on-cash: 74.29%
• DSCR: 4.31
• GRM: 2.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 84.8%
• Equity multiple: 6.89×
• Total profit: $866,263
• Equity at exit: $472,962

10-year hold

• IRR: 79.3%
• Equity multiple: 15.26×
• Total profit: $2,096,644
• Equity at exit: $1,019,960

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 06112

• Home prices YoY: 4.9%
• Active inventory: 47
• Price-to-rent: 20.5×

Monthly cashflow live

• Estimated rent: $17,076 high
• Mortgage (P&I): −$2,753
• Tax from tax record: −$1,418 /mo · $17,013/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,586
• Net cashflow: $9,100

Break-even live

Break-even rent $5,557

Max offer price $525,000

Occupancy floor 42%

Sensitivity live

Price	-10% $9,398	-5% $9,249	+0% $9,100	+5% $8,952	+10% $8,803
Rent	-10% $7,751	-5% $8,426	+0% $9,100	+5% $9,775	+10% $10,449
Rate	-1.0pp $9,365	-0.5pp $9,234	base $9,100	+0.5pp $8,964	+1.0pp $8,826

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

Units	Beds	Baths	Est. rent
▸ 8× units	2	—	$17,072
Total (8 units)			$17,076

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: —

Listing history 16 events

1. 2026-06-18
   days on market $525,000 Active 20 DOM
2. 2026-06-17
   days on market $525,000 Active 19 DOM
3. 2026-06-16
   days on market $525,000 Active 18 DOM
4. 2026-06-15
   days on market $525,000 Active 17 DOM
5. 2026-06-13
   days on market $525,000 Active 15 DOM
6. 2026-06-13
   days on market $525,000 Active 14 DOM
7. 2026-06-10
   remarks 682-char remark
8. 2026-06-10
   days on market $525,000 Active 12 DOM
9. 2026-06-09
   days on market $525,000 Active 11 DOM
10. 2026-06-08
    days on market $525,000 Active 10 DOM
11. 2026-06-07
    days on market $525,000 Active 9 DOM
12. 2026-06-05
    days on market $525,000 Active 6 DOM
13. 2026-06-03
    days on market $525,000 Active 5 DOM
14. 2026-06-02
    days on market $525,000 Active 4 DOM
15. 2026-06-01
    days on market $525,000 Active 3 DOM
16. 2026-05-31
    days on market $525,000 Active 2 DOM

ⓘ 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: $17,013 · $1,418/mo
• Projected year-2 tax: $17,013 · $1,418/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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) · 68% 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: $204,912
• − Mortgage interest: −$29,408
• − Property taxes: −$17,013
• − Insurance: −$2,625
• − Repairs & maintenance: −$16,393
• − Management: −$16,393
• − Depreciation: −$15,273
• Taxable income: $107,807
• Est. tax owed @ 24.0%: −$25,874
• After-tax cash flow: $83,331/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): 22,333
• Household income: $44,460
• Rent vs Own: 60.4% rent · 39.6% own
• Severe rent burden: 1466.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (68%)
• Race & ethnicity: Black 68% Hispanic / Latino 19% White 9% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 15% Dominican 1%
• Common ancestry: Hispanic 2%
• Foreign-born: 26% · Canada
• Languages at home: 81% English-only · Spanish 14% French/Haitian/Cajun 2% Other Indo-European 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: ▲ 14.58%
• Current HPI: 310.7763
• 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

1 event — show timeline

• 2026-05-29 Listed $525,000 Smart MLS

Property tax history

+3.5%/yr

Latest (2025): $17,013 · +0.0% YoY. Source: county tax records.