81 Lincoln St · Thompsonville, CT 06082

$420,000

6 bd · 2.0 ba · 2,715 sqft · MultiFamily public records · 6 Days on market

Built 1925 4,356 sqft lot $155/sqft · at area comps Est $405k · at est.

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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 +23.5/30.0
• DSCR +7.6/10.0
• 1% rule +5.9/10.0
• ARV discount +5.8/15.0
• 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 (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Live rent free or make this an excellent investment property. Currently unoccupied because the seller has improved and updated both sides of the property, including all new carpeting on one side, gorgeous hard wood flooring on the other side, a large rear parking lot, eight total bedrooms (5&3), etc etc. This property has many financial possibilities. Excellent location; close to major highways including I-91, restaurants, shopping plazas…. just a very nice location! Don't put this one off..... high demand rental properties in great shape and clean as a whistle are almost impossible to find in today’s hot real estate market!

Key facts

• 4,356 sq ft lot
• Built 1925
• Listed 6 days

Property features AI

Finance

• Financial info: Multifamily for sale (2-family)

Exterior

• Utilities: Public water connected; Public sewer connected; Oil fuel tank located in basement
• Home design: Multi-family property (2-family)
• Construction: Frame construction; Concrete and stone foundation; Asphalt shingle roof
• Exterior features: Sloping lot; Vinyl siding; Taupe exterior color

Interior

• Kitchen: No appliance details provided
• Bedrooms: 7 total bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Hot water heating; Oil-fired heat; Ceiling fans for cooling; 100-gallon electric hot water tank
• Interior features: Ceiling fans throughout; Full basement; Attic with hatch access; 16 total rooms
• Laundry & utility: All units have washer/dryer hook-ups; Laundry located in Unit 81 (kitchen) and Unit 83 (basement)

What this means for you Summary

Snapshot

• This is a 1×4bd/1.5ba + 1×3bd/1ba units multifamily listed at $420k.

Deal economics

• At list price, monthly cash flow is $783 ($9k/yr) — positive. Per door: $391/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $420k).
• Cap rate 8.5% 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.
• Zoned schools: Enfield High School (math 29% / reading 54%, grade F, #102 of 194 statewide, top 53%, 1,490 students, 40% FRL).
• Market conditions: Rents rising (+3.9%/yr); 182 active listings in the ZIP; solid renter incomes; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• At $4,592/mo this rent would consume 61% 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 $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 4y 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 $310k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $420,000

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 1925 — 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: 1.09% ✓
• Cap rate: 8.53%
• Cash-on-cash: 7.99%
• DSCR: 1.36
• GRM: 7.6

CMA / ARV

• ARV (median comp): $404,935
• List price: $420,000
• Delta: 3.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Bigelow Ave	0.08mi	6/2.0	2,676 (-1%)	10mo	$385,000	$144	85
41 Bigelow Ave	0.12mi	6/2.0	2,676 (-1%)	10mo	$280,000	$105	84
86 Windsor St	0.19mi	5/3.0 (-1)	2,560 (-6%)	6mo	$385,000	$150	68
97 Pleasant St	0.17mi	6/4.0	2,968 (+9%)	1mo	$528,000	$178	67
692 Enfield St	0.31mi	6/4.0	2,740 (+1%)	10mo	$400,000	$146	67
41 Walnut St	0.52mi	5/2.0 (-1)	2,618 (-4%)	0mo	$355,000	$136	65
42-44 Hartford Ave	0.15mi	6/3.0	3,076 (+13%)	3mo	$460,000	$150	64
20 Walnut St	0.53mi	6/2.0	2,858 (+5%)	3mo	$300,000	$105	64
12 Thompson Ct	0.48mi	6/2.0	2,880 (+6%)	5mo	$345,000	$120	63
8 Park Ave	0.35mi	6/3.0	2,532 (-7%)	10mo	$350,000	$138	60
148 Pleasant St	0.16mi	7/4.0 (+1)	3,024 (+11%)	1mo	$505,000	$167	60
13 Mountain View Ave	0.64mi	6/2.0	2,960 (+9%)	8mo	$450,000	$152	48

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: -3.1%
• Equity multiple: 0.88×
• Total profit: $-13,981
• Equity at exit: $62,623

10-year hold

• IRR: 7.5%
• Equity multiple: 1.59×
• Total profit: $69,684
• Equity at exit: $36,314

Cash invested: $117,600 (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: 14.4×

Monthly cashflow live

• Estimated rent: $4,592 high
• Mortgage (P&I): −$2,203
• Tax from tax record: −$468 /mo · $5,610/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$964
• Net cashflow: $783

Break-even live

Break-even rent $3,601

Max offer price $420,000

Occupancy floor 78%

Sensitivity live

Price	-10% $1,020	-5% $902	+0% $783	+5% $664	+10% $545
Rent	-10% $420	-5% $601	+0% $783	+5% $964	+10% $1,145
Rate	-1.0pp $994	-0.5pp $889	base $783	+0.5pp $674	+1.0pp $563

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

Units	Beds	Baths	Est. rent
1× unit	4	1.5	$2,427
1× unit	3	1	$2,164
Total (2 units)			$4,592

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: $105,000
• Closing costs: $12,600
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-18
   status Under Contract 1033-char remark
2. 2026-05-13
   listed $420,000 Active 1033-char remark
3. 2026-05-08
   historical $420,000 1033-char remark
4. 2022-07-29
   soldstatus $310,000
5. 2022-07-27
   soldstatus $310,000 Closed 649-char remark

   Show marketing remark (649 chars)

   Live rent free or make this an excellent investment property. Currently unoccupied because the seller has improved and updated both sides of the property, including all new carpeting on one side, gorgeous hard wood flooring on the other side, a large rear parking lot, eight total bedrooms (5&3), etc etc. This property has many financial possibilities. Excellent location; close to major highways including I-91, restaurants, shopping plazas…. just a very nice location! Don't put this one off..... high demand rental properties in great shape and clean as a whistle are almost impossible to find in today’s hot real estate market!

6. 2022-06-24
   historical Under Contract - Continue to Show 649-char remark

   Show marketing remark (649 chars)

   Live rent free or make this an excellent investment property. Currently unoccupied because the seller has improved and updated both sides of the property, including all new carpeting on one side, gorgeous hard wood flooring on the other side, a large rear parking lot, eight total bedrooms (5&3), etc etc. This property has many financial possibilities. Excellent location; close to major highways including I-91, restaurants, shopping plazas…. just a very nice location! Don't put this one off..... high demand rental properties in great shape and clean as a whistle are almost impossible to find in today’s hot real estate market!

7. 2022-06-20
   listed $279,900 Active 649-char remark

   Show marketing remark (649 chars)

   Live rent free or make this an excellent investment property. Currently unoccupied because the seller has improved and updated both sides of the property, including all new carpeting on one side, gorgeous hard wood flooring on the other side, a large rear parking lot, eight total bedrooms (5&3), etc etc. This property has many financial possibilities. Excellent location; close to major highways including I-91, restaurants, shopping plazas…. just a very nice location! Don't put this one off..... high demand rental properties in great shape and clean as a whistle are almost impossible to find in today’s hot real estate market!

8. 1989-10-11
   soldstatus $149,900

ⓘ 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: $5,610 · $468/mo
• Projected year-2 tax: $7,299 · $608/mo
• Expected delta: +$1,689/yr (+$141/mo · 30.1%)

ⓘ 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 4/10 Moderate 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: $55,104
• − Mortgage interest: −$23,527
• − Property taxes: −$5,610
• − Insurance: −$2,100
• − Repairs & maintenance: −$4,408
• − Management: −$4,408
• − Depreciation: −$12,218
• Taxable income: $2,833
• Est. tax owed @ 24.0%: −$680
• After-tax cash flow: $8,712/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

+180.2% since first listed

8 events — show timeline

• 2026-05-18 Pending — Smart MLS
• 2026-05-13 Listed $420,000 Smart MLS
• 2026-05-08 Coming Soon $420,000 Smart MLS
• 2022-07-29 Sold (Public Records) $310,000 Public Records
• 2022-07-27 Sold (MLS) $310,000 Smart MLS
• 2022-06-24 Contingent — Smart MLS
• 2022-06-20 Listed $279,900 Smart MLS
• 1989-10-11 Sold (Public Records) $149,900 Public Records

Property tax history

+1.9%/yr

Latest (2025): $5,610 · +2.7% YoY. Source: county tax records.