33 Martin St · Hartford, CT 06120

$325,000

6 bd · 3.0 ba · 2,508 sqft · MultiFamily public records · 68 Days on market

Built 1920 6,534 sqft lot $130/sqft · 5% below area Est $342k · 5% 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 +28.7/30.0
• DSCR +10.0/10.0
• ARV discount +9.8/15.0
• Appreciation +8.6/10.0
• 1% rule +7.9/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Strong opportunity for both owner-occupants and investors. This well-configured two-family property offers immediate income with additional upside through unit optimization and rental growth. The first-floor unit features a functional 2-bedroom layout and is currently rented on a month-to-month basis, providing flexibility and future income potential. The upper unit spans the second and third floors, offering approximately 1,487 sq ft of living space with a spacious living area, eat-in kitchen, three well-proportioned bedrooms, and additional bonus space. This unit is currently vacant, creating an ideal setup for an owner-occupant or the ability to achieve projected market rents in the $1,800-$2,100 range. Set on a fenced and gated lot, the property includes a private driveway with ample off-street parking and usable yard space-features that enhance both tenant appeal and long-term value. Positioned in a central Hartford location with strong rental demand, the property offers convenient access to downtown Hartford, major employers, hospitals, and business corridors. Commuting is streamlined with quick connections to I-84 and I-91, while nearby shopping, dining, and everyday amenities add to long-term tenant stability and desirability. Whether you're looking to live in one unit while offsetting your expenses or expand your portfolio with a high-potential asset, this property presents a compelling opportunity.

Key facts

• Private driveway
• First-floor unit
• Upper unit

Tags

• TWO-FAMILY PROPERTY
• FIRST-FLOOR UNIT
• UPPER UNIT
• FENCED AND GATED LOT
• PRIVATE DRIVEWAY
• AMPLE OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $325k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $541/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Recommended offer: $306k (6.0% 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: Rents rising (+2.8%/yr); 21 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 $4,187/mo this rent would consume 144% of the median local household income ($35k/yr) (locally 1435% 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 $25k of equity ($2k loan paydown + $23k appreciation (7.1% local appreciation)).
• At projected returns (7.1% appreciation + 2.8% rent growth), your $91k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y ago; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $325k implies a 674% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $305,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.29% ✓
• Cap rate: 10.29%
• Cash-on-cash: 14.28%
• DSCR: 1.64
• GRM: 6.5

CMA / ARV

• ARV (median comp): $342,188
• List price: $325,000
• Delta: -5.02%
• Verdict: FAIR
• Comps: 3 within 2.0 mi

Projected returns pro-forma

7.12% appreciation · 2.83% rent growth · sell at horizon

5-year hold

• IRR: 29.3%
• Equity multiple: 3.02×
• Total profit: $184,100
• Equity at exit: $227,686

10-year hold

• IRR: 26.6%
• Equity multiple: 6.30×
• Total profit: $481,934
• Equity at exit: $434,756

Cash invested: $91,000 (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 06120

• Home prices YoY: 2.4%
• Rents YoY: 2.8%
• Active inventory: 21
• Price-to-rent: 12.9×

Monthly cashflow live

• Estimated rent: $4,187 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$385 /mo · $4,624/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$879
• Net cashflow: $1,083

Break-even live

Break-even rent $2,817

Max offer price $325,000

Occupancy floor 69%

Sensitivity live

Price	-10% $1,267	-5% $1,175	+0% $1,083	+5% $991	+10% $899
Rent	-10% $752	-5% $917	+0% $1,083	+5% $1,248	+10% $1,413
Rate	-1.0pp $1,246	-0.5pp $1,165	base $1,083	+0.5pp $998	+1.0pp $913

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$4,188
Total (2 units)			$4,187

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-05
   status $325,000 Under Contract 68 DOM
2. 2026-06-03
   days on market $325,000 Under Contract - Continue to Show 68 DOM
3. 2026-06-02
   statusdays on market $325,000 Under Contract - Continue to Show 67 DOM
4. 2026-06-01
   days on market $325,000 Active 66 DOM
5. 2026-05-31
   days on market $325,000 Active 65 DOM
6. 2026-05-05
   price $325,000 1432-char remark

   Show marketing remark (1432 chars)

   Strong opportunity for both owner-occupants and investors. This well-configured two-family property offers immediate income with additional upside through unit optimization and rental growth. The first-floor unit features a functional 2-bedroom layout and is currently rented on a month-to-month basis, providing flexibility and future income potential. The upper unit spans the second and third floors, offering approximately 1,487 sq ft of living space with a spacious living area, eat-in kitchen, three well-proportioned bedrooms, and additional bonus space. This unit is currently vacant, creating an ideal setup for an owner-occupant or the ability to achieve projected market rents in the $1,800-$2,100 range. Set on a fenced and gated lot, the property includes a private driveway with ample off-street parking and usable yard space-features that enhance both tenant appeal and long-term value. Positioned in a central Hartford location with strong rental demand, the property offers convenient access to downtown Hartford, major employers, hospitals, and business corridors. Commuting is streamlined with quick connections to I-84 and I-91, while nearby shopping, dining, and everyday amenities add to long-term tenant stability and desirability. Whether you're looking to live in one unit while offsetting your expenses or expand your portfolio with a high-potential asset, this property presents a compelling opportunity.

7. 2026-04-14
   price $335,000 1432-char remark

   Show marketing remark (1432 chars)

   Strong opportunity for both owner-occupants and investors. This well-configured two-family property offers immediate income with additional upside through unit optimization and rental growth. The first-floor unit features a functional 2-bedroom layout and is currently rented on a month-to-month basis, providing flexibility and future income potential. The upper unit spans the second and third floors, offering approximately 1,487 sq ft of living space with a spacious living area, eat-in kitchen, three well-proportioned bedrooms, and additional bonus space. This unit is currently vacant, creating an ideal setup for an owner-occupant or the ability to achieve projected market rents in the $1,800-$2,100 range. Set on a fenced and gated lot, the property includes a private driveway with ample off-street parking and usable yard space-features that enhance both tenant appeal and long-term value. Positioned in a central Hartford location with strong rental demand, the property offers convenient access to downtown Hartford, major employers, hospitals, and business corridors. Commuting is streamlined with quick connections to I-84 and I-91, while nearby shopping, dining, and everyday amenities add to long-term tenant stability and desirability. Whether you're looking to live in one unit while offsetting your expenses or expand your portfolio with a high-potential asset, this property presents a compelling opportunity.

8. 2026-03-26
   listed $350,000 Active 1432-char remark

   Show marketing remark (1432 chars)

   Strong opportunity for both owner-occupants and investors. This well-configured two-family property offers immediate income with additional upside through unit optimization and rental growth. The first-floor unit features a functional 2-bedroom layout and is currently rented on a month-to-month basis, providing flexibility and future income potential. The upper unit spans the second and third floors, offering approximately 1,487 sq ft of living space with a spacious living area, eat-in kitchen, three well-proportioned bedrooms, and additional bonus space. This unit is currently vacant, creating an ideal setup for an owner-occupant or the ability to achieve projected market rents in the $1,800-$2,100 range. Set on a fenced and gated lot, the property includes a private driveway with ample off-street parking and usable yard space-features that enhance both tenant appeal and long-term value. Positioned in a central Hartford location with strong rental demand, the property offers convenient access to downtown Hartford, major employers, hospitals, and business corridors. Commuting is streamlined with quick connections to I-84 and I-91, while nearby shopping, dining, and everyday amenities add to long-term tenant stability and desirability. Whether you're looking to live in one unit while offsetting your expenses or expand your portfolio with a high-potential asset, this property presents a compelling opportunity.

9. 2012-05-16
   soldstatus $42,000 233-char remark

   Show marketing remark (233 chars)

   This 2 family home sold on 4/18/06 for $219,900 now listed for $42,500. 6 Years ago building was totally remodeled,now needs work. Finished attic, basement & off street parking. Owner looking for a cash buyer who can close quick.

10. 2012-05-16
    soldstatus $42,000

    Show marketing remark (233 chars)

    This 2 family home sold on 4/18/06 for $219,900 now listed for $42,500. 6 Years ago building was totally remodeled,now needs work. Finished attic, basement & off street parking. Owner looking for a cash buyer who can close quick.

11. 2012-05-02
    listed $42,500 233-char remark

    Show marketing remark (233 chars)

    This 2 family home sold on 4/18/06 for $219,900 now listed for $42,500. 6 Years ago building was totally remodeled,now needs work. Finished attic, basement & off street parking. Owner looking for a cash buyer who can close quick.

12. 2012-04-18
    soldstatus $26,213
13. 2011-12-13
    listed $39,200
14. 2006-04-21
    soldstatus $219,900
15. 2006-04-18
    soldstatus $219,900
16. 2006-01-07
    listed $219,900
17. 2004-05-21
    soldstatus $33,333
18. 2001-10-24
    soldstatus $19,500
19. 2000-12-04
    listed $25,000
20. 1994-07-01
    soldstatus $20,000

ⓘ 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: $4,624 · $385/mo
• Projected year-2 tax: $5,790 · $482/mo
• Expected delta: +$1,166/yr (+$97/mo · 25.2%)

ⓘ 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 ≥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: $50,244
• − Mortgage interest: −$18,205
• − Property taxes: −$4,624
• − Insurance: −$1,625
• − Repairs & maintenance: −$4,020
• − Management: −$4,020
• − Depreciation: −$9,455
• Taxable income: $8,296
• Est. tax owed @ 24.0%: −$1,991
• After-tax cash flow: $11,001/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): 13,926
• Household income: $34,830
• Rent vs Own: 87.2% rent · 12.8% own
• Severe rent burden: 1435.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 46% Black 46% Two or more races 21% White 3%
• Hispanic origin (detail): Puerto Rican 37% Dominican 1%
• Common ancestry: Estonian 1% Portuguese 1%
• Foreign-born: 14% · Canada
• Languages at home: 61% English-only · Spanish 36% 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: ▲ 7.12%
• Current HPI: 307.6427
• Rent YoY: ▲ 2.83%
• 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

+1525.0% since first listed

15 events — show timeline

• 2026-05-05 Price Changed $325,000 Smart MLS
• 2026-04-14 Price Changed $335,000 Smart MLS
• 2026-03-26 Listed $350,000 Smart MLS
• 2012-05-16 Sold (Public Records) $42,000 Public Records
• 2012-05-16 Sold (MLS) $42,000 Smart MLS
• 2012-05-02 Listed $42,500 Smart MLS
• 2012-04-18 Sold (MLS) $26,213 Smart MLS
• 2011-12-13 Listed $39,200 Smart MLS
• 2006-04-21 Sold (Public Records) $219,900 Public Records
• 2006-04-18 Sold (MLS) $219,900 Smart MLS
• 2006-01-07 Listed $219,900 Smart MLS
• 2004-05-21 Sold (Public Records) $33,333 Public Records
• 2001-10-24 Sold (MLS) $19,500 Smart MLS
• 2000-12-04 Listed $25,000 Smart MLS
• 1994-07-01 Sold (Public Records) $20,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $4,624 · +0.0% YoY. Source: county tax records.