285 Zion St · Hartford, CT 06106

$369,900

4 bd · 2.0 ba · 1,892 sqft · MultiFamily public records · 92 Days on market

Built 1920 3,920 sqft lot $196/sqft · 33% below area Est $548k · 33% 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 +22.7/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +5.7/10.0
• Appreciation +5.7/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• 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

Hartford's Finest! This well-maintained two-family home is a fantastic opportunity for both investors and owner-occupants. Situated on a desirable corner lot, 1st floor unit offers 3 bedrooms and 1 full bathroom with generous closet and storage space. 2nd floor offers 2 Bedrooms and 1 full bathroom. Recent updates include a BRAND-NEW roof and NEW Navien gas heating systems. The property features both on-street and off-street parking, plus a detached 2-car garage offering plenty of space for vehicles, storage, a workshop, or even the ultimate man cave. Basement has additional storage space and half bathroom. Conveniently located within walking distance to Trinity College and Pope Park, and just minutes from Charter Oak Marketplace, Home Depot, Parkville Market, and Downtown Hartford. Easy access to bus lines, parks, and local restaurants. Don't miss the opportunity to see this great property!

Key facts

• Brand-new roof
• 3,920 sq ft lot
• 2 garage spots

Tags

• BRAND-NEW ROOF
• NEW NAVIEN GAS HEATING SYSTEMS
• DETACHED 2-CAR GARAGE
• WALKING DISTANCE TO POPE PARK
• MINUTES FROM HOME DEPOT
• MINUTES FROM PARKVILLE MARKET

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $370k.

Deal economics

• At list price, monthly cash flow is $638 ($8k/yr) — positive. Per door: $319/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $370k).
• Recommended offer: $337k (9.0% 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 (+2.4%/yr); 62 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• At $3,975/mo this rent would consume 103% of the median local household income ($46k/yr) (locally 3400% 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 $8k of equity ($3k loan paydown + $5k appreciation (1.4% local appreciation)).
• At projected returns (1.4% appreciation + 2.4% rent growth), your $104k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($337k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y ago; this cycle's ask has dropped $20k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $134k; list at $370k implies a 176% 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 $336,609 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.07% ✓
• Cap rate: 8.36%
• Cash-on-cash: 7.40%
• DSCR: 1.33
• GRM: 7.8

CMA / ARV

• ARV (median comp): $548,467
• List price: $369,900
• Delta: -32.56%
• Verdict: UNDERPRICED
• Comps: 14 within 2.0 mi

Projected returns pro-forma

1.38% appreciation · 2.37% rent growth · sell at horizon

5-year hold

• IRR: 9.7%
• Equity multiple: 1.50×
• Total profit: $51,936
• Equity at exit: $133,555

10-year hold

• IRR: 12.9%
• Equity multiple: 2.60×
• Total profit: $165,557
• Equity at exit: $183,252

Cash invested: $103,572 (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 06106

• Home prices YoY: 0.4%
• Rents YoY: 2.4%
• Active inventory: 62
• Price-to-rent: 15.5×

Monthly cashflow live

• Estimated rent: $3,975 high
• Mortgage (P&I): −$1,940
• Tax from tax record: −$408 /mo · $4,896/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$835
• Net cashflow: $638

Break-even live

Break-even rent $3,167

Max offer price $369,900

Occupancy floor 79%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$3,974
Total (2 units)			$3,975

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: $92,475
• Closing costs: $11,097
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
452 Hillside Ave Hartford, CT	4.0	1.0	1233	$2,700	$2.19	24d	1	0.75mi
21 Gillette St West Hartford, CT	3.0	1.0	1400	$2,500	$1.79	3d	1	1.40mi
97 Bates St Hartford, CT	3.0	2.0	2240	$2,900	$1.29	2d	1	1.42mi

Listing history 24 events

1. 2026-06-16
   days on market $369,900 Active 92 DOM
2. 2026-06-15
   days on market $369,900 Active 91 DOM
3. 2026-06-13
   days on market $369,900 Active 89 DOM
4. 2026-06-13
   days on market $369,900 Active 88 DOM
5. 2026-06-10
   days on market $369,900 Active 86 DOM
6. 2026-06-09
   days on market $369,900 Active 85 DOM
7. 2026-06-08
   days on market $369,900 Active 84 DOM
8. 2026-06-07
   days on market $369,900 Active 83 DOM
9. 2026-06-05
   days on market $369,900 Active 80 DOM
10. 2026-06-03
    days on market $369,900 Active 79 DOM
11. 2026-06-02
    days on market $369,900 Active 78 DOM
12. 2026-06-01
    days on market $369,900 Active 77 DOM
13. 2026-05-31
    days on market $369,900 Active 76 DOM
14. 2026-05-04
    status Active 904-char remark

    Show marketing remark (904 chars)

    Hartford's Finest! This well-maintained two-family home is a fantastic opportunity for both investors and owner-occupants. Situated on a desirable corner lot, 1st floor unit offers 3 bedrooms and 1 full bathroom with generous closet and storage space. 2nd floor offers 2 Bedrooms and 1 full bathroom. Recent updates include a BRAND-NEW roof and NEW Navien gas heating systems. The property features both on-street and off-street parking, plus a detached 2-car garage offering plenty of space for vehicles, storage, a workshop, or even the ultimate man cave. Basement has additional storage space and half bathroom. Conveniently located within walking distance to Trinity College and Pope Park, and just minutes from Charter Oak Marketplace, Home Depot, Parkville Market, and Downtown Hartford. Easy access to bus lines, parks, and local restaurants. Don't miss the opportunity to see this great property!

15. 2026-05-01
    historical 904-char remark

    Show marketing remark (904 chars)

    Hartford's Finest! This well-maintained two-family home is a fantastic opportunity for both investors and owner-occupants. Situated on a desirable corner lot, 1st floor unit offers 3 bedrooms and 1 full bathroom with generous closet and storage space. 2nd floor offers 2 Bedrooms and 1 full bathroom. Recent updates include a BRAND-NEW roof and NEW Navien gas heating systems. The property features both on-street and off-street parking, plus a detached 2-car garage offering plenty of space for vehicles, storage, a workshop, or even the ultimate man cave. Basement has additional storage space and half bathroom. Conveniently located within walking distance to Trinity College and Pope Park, and just minutes from Charter Oak Marketplace, Home Depot, Parkville Market, and Downtown Hartford. Easy access to bus lines, parks, and local restaurants. Don't miss the opportunity to see this great property!

16. 2026-04-12
    price $369,900 904-char remark

    Show marketing remark (904 chars)

    Hartford's Finest! This well-maintained two-family home is a fantastic opportunity for both investors and owner-occupants. Situated on a desirable corner lot, 1st floor unit offers 3 bedrooms and 1 full bathroom with generous closet and storage space. 2nd floor offers 2 Bedrooms and 1 full bathroom. Recent updates include a BRAND-NEW roof and NEW Navien gas heating systems. The property features both on-street and off-street parking, plus a detached 2-car garage offering plenty of space for vehicles, storage, a workshop, or even the ultimate man cave. Basement has additional storage space and half bathroom. Conveniently located within walking distance to Trinity College and Pope Park, and just minutes from Charter Oak Marketplace, Home Depot, Parkville Market, and Downtown Hartford. Easy access to bus lines, parks, and local restaurants. Don't miss the opportunity to see this great property!

17. 2026-03-13
    listed $389,900 Active 904-char remark

    Show marketing remark (904 chars)

    Hartford's Finest! This well-maintained two-family home is a fantastic opportunity for both investors and owner-occupants. Situated on a desirable corner lot, 1st floor unit offers 3 bedrooms and 1 full bathroom with generous closet and storage space. 2nd floor offers 2 Bedrooms and 1 full bathroom. Recent updates include a BRAND-NEW roof and NEW Navien gas heating systems. The property features both on-street and off-street parking, plus a detached 2-car garage offering plenty of space for vehicles, storage, a workshop, or even the ultimate man cave. Basement has additional storage space and half bathroom. Conveniently located within walking distance to Trinity College and Pope Park, and just minutes from Charter Oak Marketplace, Home Depot, Parkville Market, and Downtown Hartford. Easy access to bus lines, parks, and local restaurants. Don't miss the opportunity to see this great property!

18. 2016-12-19
    soldstatus $134,000
19. 2016-12-16
    soldstatus $134,000 561-char remark

    Show marketing remark (561 chars)

    Excellent Opportunity For Investor Or Owner Occupant In This Move-In Condition 2-Family Home Across From Trinity College!!! Brand New Thermopane Windows And Carpeting On 1st Floor, Updated Bathrooms, Freshly Painted Interior, Both Units Have Unique Layouts With Bright Rooms And Nice Size Bedrooms And Kitchens. Overhead Lighting And Ceiling Fans, There's Ample Storage Space With Oversized 2-Car Garage And Pull Down Attic, Delightful Enclosed Porch On 2nd Floor Provides Extra Space, Full Basement With Extra Toilet And Laundry Sink, All On A Nice Corner Lot!

20. 2016-08-03
    listed $134,900 561-char remark

    Show marketing remark (561 chars)

    Excellent Opportunity For Investor Or Owner Occupant In This Move-In Condition 2-Family Home Across From Trinity College!!! Brand New Thermopane Windows And Carpeting On 1st Floor, Updated Bathrooms, Freshly Painted Interior, Both Units Have Unique Layouts With Bright Rooms And Nice Size Bedrooms And Kitchens. Overhead Lighting And Ceiling Fans, There's Ample Storage Space With Oversized 2-Car Garage And Pull Down Attic, Delightful Enclosed Porch On 2nd Floor Provides Extra Space, Full Basement With Extra Toilet And Laundry Sink, All On A Nice Corner Lot!

21. 2015-11-09
    historical
22. 2015-11-04
    listed $99,900
23. 2015-07-27
    historical
24. 2015-03-17
    listed $99,900

ⓘ 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: $4,896 · $408/mo
• Projected year-2 tax: $6,406 · $534/mo
• Expected delta: +$1,510/yr (+$126/mo · 30.8%)

ⓘ 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 1/10 Low
• 🌡 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: $47,700
• − Mortgage interest: −$20,720
• − Property taxes: −$4,896
• − Insurance: −$1,850
• − Repairs & maintenance: −$3,816
• − Management: −$3,816
• − Depreciation: −$10,761
• Taxable income: $1,842
• Est. tax owed @ 24.0%: −$442
• After-tax cash flow: $7,218/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): 36,322
• Household income: $46,304
• Rent vs Own: 76.7% rent · 23.3% own
• Severe rent burden: 3400.0

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 60% Two or more races 25% Black 18% White 15% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 42% Dominican 6%
• Common ancestry: Lithuanian 2% Russian 1% Romanian 1%
• Foreign-born: 20% · Canada, Jamaica, China
• Languages at home: 46% English-only · Spanish 47% Other Indo-European 3% Other Asian/Pacific 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: ▲ 1.38%
• Current HPI: 314.0899
• Rent YoY: ▲ 2.37%
• 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

+270.3% since first listed

11 events — show timeline

• 2026-05-04 Relisted — Smart MLS
• 2026-05-01 Listing Removed — Smart MLS
• 2026-04-12 Price Changed $369,900 Smart MLS
• 2026-03-13 Listed $389,900 Smart MLS
• 2016-12-19 Sold (Public Records) $134,000 Public Records
• 2016-12-16 Sold (MLS) $134,000 Smart MLS
• 2016-08-03 Listed $134,900 Smart MLS
• 2015-11-09 Listing Removed — Smart MLS
• 2015-11-04 Listed $99,900 Smart MLS
• 2015-07-27 Listing Removed — Smart MLS
• 2015-03-17 Listed $99,900 Smart MLS

Property tax history

+6.6%/yr

Latest (2025): $4,896 · +0.0% YoY. Source: county tax records.