24 Lasalle Ct · New Britain, CT 06051

$125,000

1 bd · 1.0 ba · 534 sqft · SingleFamily public records · 3 Days on market

Built 1860 0.27 ac lot

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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 +15.1/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• DSCR +4.6/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.0/10.0

Listing remarks

INVESTOR OPPORTUNITY / STARTER HOME WITH UPSIDE! This property is the PERFECT opportunity for an INVESTOR or a STARTER HOME to build SWEAT EQUITY. Situated on a LARGE YARD, this home offers plenty of outdoor space and endless possibilities for expansion and improvement. Inside, you'll find a layout full of POTENTIAL, including an ATTIC SPACE that could be transformed into additional living area with the right vision and strategy. Whether you're looking to expand, renovate, or customize, this is an great start for your portfolio. With the right updates, this home has STRONG VALUE-ADD POTENTIAL and the opportunity to significantly increase its worth. PLEASE NOTE: The property will require a

Key facts

• Attic space
• Large yard
• New roof

Tags

• LARGE YARD
• ATTIC SPACE
• NEW ROOF
• STRONG VALUE-ADD POTENTIAL

Property features AI

Exterior

• Utilities: Public water connected; Public sewer connected
• Home design: Single-family home
• Construction: Frame construction; Brick foundation
• Exterior features: Clapboard siding; Asphalt shingle gable roof

Interior

• Kitchen: Oven/Range; Refrigerator
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Split system cooling; Baseboard and hot water heating fueled by natural gas
• Interior features: Full unfinished basement; Walk-up attic
• Laundry & utility: Washer; Electric domestic hot water

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $40 ($485/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Cap rate 6.7% vs local median 4.4% in New Britain — 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 74/100 on livability (#67 in CT, #4,936 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing A; Watch: crime D, employment D, schools F.
• New Britain School District (suburban): math 6% / reading 17% proficiency, ranked #153 of 153 in CT (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.6%/yr); 63 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• This rent runs 31% of the median local income ($51k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $13k of equity ($864 loan paydown + $12k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 0.0% rent growth), your $35k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $98k; 28% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1860 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $125,000

Questions for the listing agent

1. Built in 1860 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is D 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.06% ✓
• Cap rate: 6.68%
• Cash-on-cash: 1.39%
• DSCR: 1.06
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 24.1%
• Equity multiple: 2.91×
• Total profit: $66,866
• Equity at exit: $112,610

10-year hold

• IRR: 20.6%
• Equity multiple: 6.37×
• Total profit: $188,120
• Equity at exit: $242,848

Cash invested: $35,000 (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 06051

• Home prices YoY: 9.0%
• Rents YoY: -0.6%
• Active inventory: 63
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,331 high
• Mortgage (P&I): −$656
• Tax from tax record: −$303 /mo · $3,637/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $40

Break-even live

Break-even rent $1,279

Max offer price $125,000

Occupancy floor 92%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Farmington Ave New Britain, CT	—	1.0	450	$1,250	$2.78	43d	1	0.13mi
18 Farmington Ave Unit C4 New Britain, CT	—	1.0	450	$1,250	$2.78	23d	1	0.13mi
313 High St Unit 1N New Britain, CT	1.0	1.0	700	$1,250	$1.79	23d	1	0.16mi
385 High St Apt 6 New Britain, CT	1.0	1.0	500	$1,100	$2.20	19d	1	0.16mi
385 High St Unit 4 New Britain, CT	1.0	1.0	500	$1,100	$2.20	3d	1	0.16mi
290 Washington St Apt 4 New Britain, CT	1.0	1.0	700	$1,590	$2.27	3d	1	0.17mi
22 Wilcox St Unit 3N New Britain, CT	2.0	1.0	725	$1,700	$2.34	43d	1	0.36mi
192 Allen St New Britain, CT	1.0–3.0	1.0	713	$1,369	$1.92	1d	15	0.37mi
109 Grove St Unit 3S New Britain, CT	2.0	1.0	724	$1,650	$2.28	43d	1	0.39mi
59 Daly Ave Apt 1W New Britain, CT	2.0	1.0	658	$1,600	$2.43	21d	1	0.42mi
152 Oak St Unit 1S New Britain, CT	2.0	1.0	745	$1,600	$2.15	21d	1	0.43mi
579 Burritt St Unit 3S New Britain, CT	2.0	1.0	704	$1,600	$2.27	43d	1	0.52mi
126 Biruta St Unit B16 New Britain, CT	1.0	1.0	624	$1,400	$2.24	21d	1	0.52mi
154 Daly Ave New Britain, CT	2.0	1.0	700	$1,798	$2.57	14d	1	0.59mi
98 Carlton St Unit 201 New Britain, CT	1.0	1.0	700	$1,350	$1.93	3d	1	0.69mi
267 S Main St New Britain, CT	1.0	1.0	624	$1,949	$3.12	23d	2	0.70mi
160 Main St New Britain, CT	1.0–2.0	1.0	850	$1,725	$2.03	1d	2	0.82mi
418 Farmington Ave New Britain, CT	1.0	1.0	662	$1,275	$1.92	43d	1	0.88mi
45 Park Pl #407 New Britain, CT	1.0	1.0	689	$1,400	$2.03	3d	1	0.99mi
45 Elam St New Britain, CT	1.0	1.0	720	$1,295	$1.80	19d	1	1.09mi
10 Grand St Unit 105 New Britain, CT	1.0	1.0	600	$1,349	$2.25	14d	1	1.11mi
111 Franklin Sq Apt 207 New Britain, CT	1.0	1.0	714	$1,500	$2.10	16d	1	1.15mi
38 Beacon St Unit 38B1 New Britain, CT	1.0	1.0	750	$1,275	$1.70	3d	1	1.17mi
38 Beacon St Unit 38C2 New Britain, CT	1.0	1.0	750	$1,250	$1.67	3d	1	1.17mi
79 Newington Ave Unit 2ND New Britain, CT	2.0	1.0	750	$1,550	$2.07	16d	1	1.26mi
25-29 Locust St New Britain, CT	1.0	1.0	650	$1,150	$1.77	43d	1	1.39mi
90 Monroe St Apt 5 New Britain, CT	2.0	1.0	700	$1,450	$2.07	3d	1	1.49mi

Listing history 4 events

1. 2026-06-18
   days on market $125,000 Coming Soon 3 DOM
2. 2026-06-17
   days on market $125,000 Coming Soon 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $125,000 Coming Soon 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: $3,637 · $303/mo
• Projected year-2 tax: $3,637 · $303/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $15,967
• − Mortgage interest: −$7,002
• − Property taxes: −$3,637
• − Insurance: −$625
• − Repairs & maintenance: −$1,277
• − Management: −$1,277
• − Depreciation: −$3,636
• Taxable loss: −$1,488
• Est. tax savings @ 24.0%: +$357
• After-tax cash flow: $843/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: New Britain School District
• NCES district ID: 0902670
• Math proficiency: 6% ▼ -6.00%
• Reading proficiency: 17% ▼ -5.00%
• Median HH income: $40,827
• Composite: 9.95/100
• National rank: #9816
• State rank: #153 of 153 in CT

Livability — New Britain

• Score: 74/100
• State rank: #67
• US rank: #4936

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Britain, CT
• County: Hartford County · 754,208 people
• City population: 66,322
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 29,548
• Household income: $51,022
• Rent vs Own: 68.9% rent · 31.1% own
• Severe rent burden: 2100.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Hispanic / Latino 52% White 30% Two or more races 17% Black 11% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 40% Dominican 4%
• Common ancestry: Romanian 7% Lithuanian 6% Slovak 1%
• Foreign-born: 15% · Canada, Jamaica
• Languages at home: 51% English-only · Spanish 39% Russian/Polish/Slavic 6% Arabic 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: ▲ 31.52%
• Current HPI: 382.7816
• Rent YoY: ▼ -0.58%
• 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

+27.7% since first listed

2 events — show timeline

• 2026-06-16 Coming Soon $125,000 Smart MLS
• 1989-10-26 Sold (Public Records) $97,900 Public Records

Property tax history

+5.0%/yr

Latest (2025): $3,637 · +2.4% YoY. Source: county tax records.