58 Spring St · Thompsonville, CT 06082

$350,000

4 bd · 4.0 ba · 4,186 sqft · MultiFamily public records · 7 Days on market

Built 1900 6,098 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
• ARV discount +7.5/15.0
• 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 (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 MLS

Investors take notice of this 4 unit multi family, each unit offering roughly around 1000 square feet with 2 bedrooms and 1 bathroom. Also, each unit has private access to their own basement. Great for added storage. Make sure you schedule your showing today!

Key facts

• 6,098 sq ft lot
• 8 parking spots
• Built 1900

Property features AI

Finance

• Other: Property listed by eXp Realty
• Financial info: No investor-specific income/expense or cash flow details provided
• HOA & community: No HOA or community details provided

Exterior

• Parking: Paved off-street parking; 8 total parking spaces
• Security: No security features provided
• Utilities: Public water connected; Public sewer connected; Natural gas; Estimated annual heating cost provided
• Home design: Multi-family property (4-family); Multi-Family For Sale
• Construction: Brick construction; Concrete foundation; Asphalt shingle roof
• Exterior features: Level lot; Gutters; Brick exterior siding

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: 4 bedrooms (total)
• Flooring: No flooring details provided
• Bathrooms: 4 full bathrooms
• Heating & cooling: Baseboard heating; Natural gas heating fuel; Window-unit cooling; Domestic hot water
• Interior features: 12 total rooms; Full, unfinished basement; Attic with storage space, partially finished and floored, access via hatch; Window-unit cooling
• Laundry & utility: Private laundry rooms; All units have washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $3k ($33k/yr) — positive. Per door: $695/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $350k).
• Cap rate 15.8% 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 Street School (285 students, 48% FRL); Enfield High School (math 29% / reading 54%, grade F, #102 of 194 statewide, top 53%, 1,490 students, 40% FRL) — zoned schools average 44% FRL vs 29% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $6,761/mo this rent would consume 90% 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 ~4 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 25y 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 $107k; list at $350k implies a 227% 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $350,000

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 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: 1.93% ✓
• Cap rate: 15.82%
• Cash-on-cash: 34.03%
• DSCR: 2.51
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.9% rent growth · sell at horizon

5-year hold

• IRR: 30.5%
• Equity multiple: 2.29×
• Total profit: $126,664
• Equity at exit: $52,186

10-year hold

• IRR: 38.2%
• Equity multiple: 4.72×
• Total profit: $364,816
• Equity at exit: $30,262

Cash invested: $98,000 (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 06082

• Rents YoY: 3.9%
• Active inventory: 182
• Price-to-rent: 17.3×

Monthly cashflow live

• Estimated rent: $6,761 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$581 /mo · $6,968/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,420
• Net cashflow: $2,779

Break-even live

Break-even rent $3,243

Max offer price $350,000

Occupancy floor 54%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$6,760
Total (4 units)			$6,761

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-05-22
   listed $350,000 Active
2. 2026-05-20
   historical $350,000
3. 2022-11-30
   historical
4. 2022-10-24
   historical Under Contract - Continue to Show
5. 2022-09-21
   status Active
6. 2022-09-07
   status Under Contract
7. 2022-08-30
   status Active
8. 2022-08-19
   status Under Contract
9. 2022-07-22
   listed $325,000 Active
10. 2022-07-18
    historical
11. 2018-01-25
    soldstatus $107,000 Closed 259-char remark

    Show marketing remark (259 chars)

    Investors take notice of this 4 unit multi family, each unit offering roughly around 1000 square feet with 2 bedrooms and 1 bathroom. Also, each unit has private access to their own basement. Great for added storage. Make sure you schedule your showing today!

12. 2017-12-06
    historical 259-char remark

    Show marketing remark (259 chars)

    Investors take notice of this 4 unit multi family, each unit offering roughly around 1000 square feet with 2 bedrooms and 1 bathroom. Also, each unit has private access to their own basement. Great for added storage. Make sure you schedule your showing today!

13. 2017-11-28
    listed $109,900 259-char remark

    Show marketing remark (259 chars)

    Investors take notice of this 4 unit multi family, each unit offering roughly around 1000 square feet with 2 bedrooms and 1 bathroom. Also, each unit has private access to their own basement. Great for added storage. Make sure you schedule your showing today!

14. 2005-09-15
    soldstatus $260,000
15. 2005-09-14
    soldstatus $260,000
16. 2005-06-09
    listed $275,900
17. 2003-04-01
    soldstatus $173,000
18. 2003-03-31
    soldstatus $173,000
19. 2002-11-01
    listed $179,500
20. 2001-12-20
    soldstatus $152,000
21. 2001-12-06
    soldstatus $152,000
22. 2001-07-09
    listed $154,900
23. 1986-06-27
    soldstatus $120,000

ⓘ 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: $6,968 · $581/mo
• Projected year-2 tax: $7,229 · $602/mo
• Expected delta: +$261/yr (+$22/mo · 3.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $81,132
• − Mortgage interest: −$19,605
• − Property taxes: −$6,968
• − Insurance: −$1,750
• − Repairs & maintenance: −$6,491
• − Management: −$6,491
• − Depreciation: −$10,182
• Taxable income: $29,646
• Est. tax owed @ 24.0%: −$7,115
• After-tax cash flow: $26,236/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

+191.7% since first listed

23 events — show timeline

• 2026-05-22 Listed $350,000 Smart MLS
• 2026-05-20 Coming Soon $350,000 Smart MLS
• 2022-11-30 Listing Removed — Smart MLS
• 2022-10-24 Contingent — Smart MLS
• 2022-09-21 Relisted — Smart MLS
• 2022-09-07 Pending — Smart MLS
• 2022-08-30 Relisted — Smart MLS
• 2022-08-19 Pending — Smart MLS
• 2022-07-22 Listed $325,000 Smart MLS
• 2022-07-18 Coming Soon — Smart MLS
• 2018-01-25 Sold (MLS) $107,000 Smart MLS
• 2017-12-06 Listing Removed — Smart MLS
• 2017-11-28 Listed $109,900 Smart MLS
• 2005-09-15 Sold (Public Records) $260,000 Public Records
• 2005-09-14 Sold (MLS) $260,000 Smart MLS
• 2005-06-09 Listed $275,900 Smart MLS
• 2003-04-01 Sold (Public Records) $173,000 Public Records
• 2003-03-31 Sold (MLS) $173,000 Smart MLS
• 2002-11-01 Listed $179,500 Smart MLS
• 2001-12-20 Sold (MLS) $152,000 Smart MLS
• 2001-12-06 Sold (Public Records) $152,000 Public Records
• 2001-07-09 Listed $154,900 Smart MLS
• 1986-06-27 Sold (Public Records) $120,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $6,968 · +2.8% YoY. Source: county tax records.