53 College St · Thompsonville, CT 06082

$349,900

4 bd · 4.0 ba · 3,009 sqft · MultiFamily public records · 8 Days on market

Built 1900 2,178 sqft lot Est $406k · 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 +13.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

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

Nice 4 Unit to bring your finishing touches. 3 units vacant but rentable. 1st floor right has lease. 3 gas boilers and 3 h20 heaters. 4 electrical meters no owner's box. Cash investors preferred. Property is being sold as-is where as.

Key facts

• 2,178 sq ft lot
• Built 1900
• Listed 8 days

Property features AI

Finance

• Financial info: Multi-family income property (4 units)

Exterior

• Utilities: Public water (in street); Public sewer connected; Thermopane windows
• Home design: Multi-family property (4-family)
• Construction: Built with frame construction; Concrete foundation; Asphalt shingle roof; Vinyl siding
• Exterior features: Sidewalk; Gutters; Garden area; Level lot

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 4 full bathrooms
• Heating & cooling: Hot air heating; Natural gas hot water with tankless domestic hot water
• Interior features: 12 total rooms; Full, unfinished basement; Attic with hatch access

What this means for you Summary

Snapshot

• This is a 4 × 4-bed/4.0-bath units multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $5k ($59k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $350k).
• Cap rate 23.1% 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.
• Market conditions: Rents rising (+3.9%/yr); 182 active listings in the ZIP; 1 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 $9,345/mo this rent would consume 124% 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 ~2 years — after that, you're playing with house money.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $50k; list at $350k implies a 593% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 1900 — 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: 2.67% ✓
• Cap rate: 23.13%
• Cash-on-cash: 60.13%
• DSCR: 3.68
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $406,215
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
87 Pleasant St	0.18mi	4/4.0	2,968 (-1%)	20mo	$399,900	$135	73
60 Lincoln St	0.12mi	4/2.0	2,716 (-10%)	3mo	$300,000	$110	68
86 Windsor St	0.27mi	5/3.0 (+1)	2,560 (-15%)	5mo	$385,000	$150	49
41 Windsor St	0.16mi	5/4.0 (+1)	3,420 (+14%)	19mo	$289,250	$85	49
25 Prospect St	0.30mi	5/3.0 (+1)	2,650 (-12%)	13mo	$270,000	$102	46
41 Walnut St	0.43mi	5/2.0 (+1)	2,618 (-13%)	0mo	$355,000	$136	45

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: 59.9%
• Equity multiple: 3.70×
• Total profit: $264,682
• Equity at exit: $52,171

10-year hold

• IRR: 64.9%
• Equity multiple: 7.83×
• Total profit: $669,484
• 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: 12.5×

Monthly cashflow live

• Estimated rent: $9,345 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$493 /mo · $5,912/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,962
• Net cashflow: $4,909

Break-even live

Break-even rent $3,131

Max offer price $349,900

Occupancy floor 42%

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

Units	Beds	Baths	Est. rent
▸ 4× units	4	4	$9,344
Total (4 units)			$9,345

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: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Meadow Wood Dr Suffield, CT	4.0	3.5	3416	$6,250	$1.83	1d	1	1.21mi

Listing history 7 events

1. 2026-06-13
   statusdays on market $349,900 Under Contract 8 DOM
2. 2026-06-10
   days on market $349,900 Active 7 DOM
3. 2026-06-09
   days on market $349,900 Active 6 DOM
4. 2026-06-08
   days on market $349,900 Active 5 DOM
5. 2026-06-07
   days on market $349,900 Active 4 DOM
6. 2026-06-05
   remarks 234-char remark
7. 2026-06-05
   listed $349,900 Active 1 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: $5,912 · $493/mo
• Projected year-2 tax: $6,700 · $558/mo
• Expected delta: +$788/yr (+$66/mo · 13.3%)

ⓘ 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 3/10 Moderate
• 🌡 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: $112,140
• − Mortgage interest: −$19,600
• − Property taxes: −$5,912
• − Insurance: −$1,750
• − Repairs & maintenance: −$8,971
• − Management: −$8,971
• − Depreciation: −$10,179
• Taxable income: $56,757
• Est. tax owed @ 24.0%: −$13,622
• After-tax cash flow: $45,288/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

+592.9% since first listed

2 events — show timeline

• 2026-06-03 Listed $349,900 Smart MLS
• 1984-09-14 Sold (Public Records) $50,500 Public Records

Property tax history

+1.9%/yr

Latest (2025): $5,912 · +2.7% YoY. Source: county tax records.