86 Bristol St · Plantsville, CT 06489

$459,900

6 bd · 2.0 ba · 2,172 sqft · MultiFamily public records · 51 Days on market

Built 1900 10,454 sqft lot $212/sqft · at area comps Est $450k · 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 +19.0/30.0
• ARV discount +6.5/15.0
• DSCR +6.0/10.0
• Schools +5.2/10.0
• 1% rule +4.6/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• 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

Well maintained two family home in the heart of downtown Southington, offering a great opportunity for both investors and owner occupants. Each unit features three bedrooms, separate utilities, and natural gas heat. The first floor unit has been recently renovated, showcasing modern updates and move-in-ready appeal. With cosmetic improvements, the second floor unit offers strong potential for added value. Additional updates include newer heating systems, hot water tank, and central air. Enjoy a spacious, level yard and a convenient location close to local shops, dining, and the nearby walking trail. Long term tenants on month-to-month leases. A solid income-producing property with upside potential.

Key facts

• Separate utilities
• Modern updates
• Natural gas heat

Tags

• TWO FAMILY HOME
• SEPARATE UTILITIES
• NATURAL GAS HEAT
• RECENTLY RENOVATED
• MODERN UPDATES
• COSMETIC IMPROVEMENTS

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $460k.

Deal economics

• At list price, monthly cash flow is $482 ($6k/yr) — positive. Per door: $241/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $442k (3.8% below list).
• Recommended offer: $442k (3.8% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 2.7% in Plantsville — 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 77/100 on livability (#46 in CT, #3,164 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: cost of living C-, amenities F, commute F.
• Southington School District (suburban): math 52% / reading 64% proficiency, ranked #51 of 153 in CT (top 33%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Market conditions: 105 active listings in the ZIP; high-income renter base; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• This rent runs 42% of the median local income ($126k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($446k) is reasonable based on typical stale-listing flexibility.
• 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 $258k; list at $460k implies a 78% 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 $442,200 (3.8% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 4% 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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.
8. 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.
9. 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: 0.96% ✗
• Cap rate: 7.55%
• Cash-on-cash: 4.50%
• DSCR: 1.20
• GRM: 8.7

CMA / ARV

• ARV (median comp): $449,974
• List price: $459,900
• Delta: 2.21%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
142 Liberty St	0.19mi	5/2.0 (-1)	2,195 (+1%)	1mo	$465,000	$212	84
41 Water St	0.22mi	6/2.0	2,094 (-4%)	9mo	$425,600	$203	76
138 Bristol St	0.10mi	6/2.0	2,032 (-6%)	11mo	$409,000	$201	75
91 W Center St	0.17mi	6/2.0	2,099 (-3%)	24mo	$410,000	$195	67
42 Vermont Ave	0.41mi	5/3.0 (-1)	2,158 (-1%)	7mo	$415,000	$192	65
126 Beecher St	0.40mi	6/2.0	2,128 (-2%)	19mo	$246,000	$116	62
496 Main St	0.38mi	5/2.0 (-1)	2,156 (-1%)	21mo	$430,000	$199	58
53 Academy St	0.49mi	6/2.0	2,000 (-8%)	9mo	$500,000	$250	57
92 Berlin Ave	0.51mi	6/3.0	2,422 (+12%)	6mo	$540,000	$223	48
82 Westbrook Rd	0.64mi	6/3.0	2,356 (+8%)	10mo	$495,000	$210	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.66×
• Total profit: $-43,835
• Equity at exit: $68,573

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $1,246
• Equity at exit: $39,764

Cash invested: $128,772 (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 06489

• Active inventory: 105
• Price-to-rent: 17.3×

Monthly cashflow live

• Estimated rent: $4,422 high
• Mortgage (P&I): −$2,412
• Tax from tax record: −$408 /mo · $4,891/yr
• Insurance: −$192
• HOA: −$0
• Vacancy / Maint / Mgmt: −$929
• Net cashflow: $482

Break-even live

Break-even rent $3,811

Max offer price $459,900

Occupancy floor 84%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$4,422
Total (2 units)			$4,422

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: $114,975
• Closing costs: $13,797
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-03
   listed $459,900 Active 711-char remark

   Show marketing remark (711 chars)

   Well maintained two family home in the heart of downtown Southington, offering a great opportunity for both investors and owner occupants. Each unit features three bedrooms, separate utilities, and natural gas heat. The first floor unit has been recently renovated, showcasing modern updates and move-in-ready appeal. With cosmetic improvements, the second floor unit offers strong potential for added value. Additional updates include newer heating systems, hot water tank, and central air. Enjoy a spacious, level yard and a convenient location close to local shops, dining, and the nearby walking trail. Long term tenants on month-to-month leases. A solid income-producing property with upside potential.

2. 2022-06-16
   soldstatus $257,750 Closed 327-char remark

   Show marketing remark (327 chars)

   Large, well kept two family in downtown Southington. Three bedrooms each floor. Updated heat, water tank, and newer central air in second floor unit Fantastic income opportunity for investor or owner occupied. Separate utilities and natural gas heat. Large yard, level yard. Very close to walking trail. House being sold as-is.

3. 2022-05-02
   listed $279,000 Active 327-char remark

   Show marketing remark (327 chars)

   Large, well kept two family in downtown Southington. Three bedrooms each floor. Updated heat, water tank, and newer central air in second floor unit Fantastic income opportunity for investor or owner occupied. Separate utilities and natural gas heat. Large yard, level yard. Very close to walking trail. House being sold as-is.

4. 1994-06-28
   soldstatus $15,000

ⓘ 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: $4,891 · $408/mo
• Projected year-2 tax: $7,366 · $614/mo
• Expected delta: +$2,475/yr (+$206/mo · 50.6%)

ⓘ 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 6/10 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $53,064
• − Mortgage interest: −$25,762
• − Property taxes: −$4,891
• − Insurance: −$2,300
• − Repairs & maintenance: −$4,245
• − Management: −$4,245
• − Depreciation: −$13,379
• Taxable loss: −$1,757
• Est. tax savings @ 24.0%: +$422
• After-tax cash flow: $6,211/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: Southington School District
• NCES district ID: 0904230
• Math proficiency: 52% ▼ -9.00%
• Reading proficiency: 64% ▼ -5.00%
• Median HH income: $81,467
• Composite: 52.38/100
• National rank: #1581
• State rank: #51 of 153 in CT

Livability — Plantsville

• Score: 77/100
• State rank: #46
• US rank: #3164

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hartford County · 754,208 people
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 32,706
• Household income: $126,465
• Rent vs Own: 18.0% rent · 82.0% own
• Severe rent burden: 513.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 5% Asian 2% Black 1%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 13% Lithuanian 7% Russian 2%
• Foreign-born: 9% · Canada, China, Jamaica
• Languages at home: 88% English-only · Other Indo-European 4% Spanish 3% Russian/Polish/Slavic 2%

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: ▼ -161.57%
• Current HPI: 179.8884
• Rent YoY: —
• 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

+2966.0% since first listed

4 events — show timeline

• 2026-04-03 Listed $459,900 Smart MLS
• 2022-06-16 Sold (MLS) $257,750 Smart MLS
• 2022-05-02 Listed $279,000 Smart MLS
• 1994-06-28 Sold (Public Records) $15,000 Public Records

Property tax history

+2.2%/yr

Latest (2025): $4,891 · +5.6% YoY. Source: county tax records.