186 Benton St · Hartford, CT 06114

$849,999

18 bd · 6.0 ba · 7,242 sqft · MultiFamily · 20 Days on market

Built 1920 Poor condition 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
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Schools +1.4/10.0
• Condition / age +1.0/5.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

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

Great investment! Southend location. Brick exterior, excellent condition. Separate utilities, fenced yard. One vacant unit which is freshly painted & new bath.Rents currently below market.

Key facts

• Updated finishes
• New hot water heater
• Six new boilers

Tags

• UPDATED FINISHES
• MODIFIED TO THREE-BEDROOMS
• NEW HOT WATER HEATER
• SIX NEW BOILERS
• SEPARATE TENANT-PAID UTILITIES
• COIN-OPERATED WASHERS

Property features AI

Exterior

• Parking: 6 parking spaces; Driveway
• Utilities: Public water connected; Public sewer connected; Domestic hot water
• Home design: Multi-family property (5+ units)
• Construction: Frame construction; Brick and concrete foundation; Brick exterior siding; Flat roof
• Exterior features: Level lot; Paved driveway; Off-street parking and parking lot access

Interior

• Bedrooms: 17 total bedrooms
• Bathrooms: 6 full bathrooms
• Heating & cooling: Hot water heating; Natural gas fuel
• Interior features: 30 total rooms; Shared coin-operated laundry/common laundry area; Full shared basement with storage, concrete floor, and walk-out
• Laundry & utility: Coin-operated laundry in common area

What this means for you Summary

Snapshot

• This is a 6 × 3-bed/1.0-bath units multifamily listed at $850k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $4k ($50k/yr) — positive. Per door: $695/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($13k rent vs $850k).
• Recommended offer: $837k (1.5% 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 (+1.5%/yr); 54 active listings in the ZIP; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• At $12,712/mo this rent would consume 293% of the median local household income ($52k/yr) (locally 1897% 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 $91k of equity ($6k loan paydown + $85k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 1.5% rent growth), your $238k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$146k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($837k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y 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 $230k; list at $850k implies a 270% 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 $837,249 (1.5% below list)

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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1920 — 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 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.50% ✓
• Cap rate: 12.18%
• Cash-on-cash: 21.02%
• DSCR: 1.94
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 1.47% rent growth · sell at horizon

5-year hold

• IRR: 39.2%
• Equity multiple: 3.98×
• Total profit: $709,330
• Equity at exit: $765,746

10-year hold

• IRR: 33.2%
• Equity multiple: 8.75×
• Total profit: $1,843,746
• Equity at exit: $1,651,361

Cash invested: $238,000 (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 06114

• Home prices YoY: 4.7%
• Rents YoY: 1.5%
• Active inventory: 54
• Price-to-rent: 33.4×

Monthly cashflow live

• Estimated rent: $12,712 high
• Mortgage (P&I): −$4,457
• Tax est. 1.5%: −$1,062 /mo · $12,750/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,670
• Net cashflow: $4,168

Break-even live

Break-even rent $7,436

Max offer price $849,999

Occupancy floor 62%

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

Units	Beds	Baths	Est. rent
▸ 6× units	3	1	$12,714
Total (6 units)			$12,712

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: $212,500
• Closing costs: $25,500
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-04-29
   status Under Contract
2. 2026-04-09
   listed $849,999 Active
3. 2004-07-01
   soldstatus $230,000 192-char remark

   Show marketing remark (192 chars)

   Great investment! Southend location. Brick exterior, excellent condition. Separate utilities, fenced yard. One vacant unit which is freshly painted & new bath.Rents currently below market.

4. 2004-03-29
   listed $239,900 192-char remark

   Show marketing remark (192 chars)

   Great investment! Southend location. Brick exterior, excellent condition. Separate utilities, fenced yard. One vacant unit which is freshly painted & new bath.Rents currently below market.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $152,544
• − Mortgage interest: −$47,613
• − Property taxes: −$12,750
• − Insurance: −$4,250
• − Repairs & maintenance: −$12,204
• − Management: −$12,204
• − Depreciation: −$24,727
• Taxable income: $38,797
• Est. tax owed @ 24.0%: −$9,311
• After-tax cash flow: $40,709/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

This multi-family property requires extensive repairs and maintenance, including a major renovation of the exterior and interior systems. Significant value can be added through a comprehensive renovation and landscaping project.

Repairs flagged

• Major fencing — Rusted and in poor condition, indicating structural issues.
• Major roof — Visible wear and tear, likely requiring replacement.
• Major exterior brick — Weathered and possibly structurally compromised.
• Major interior systems — No specific photos, but overall condition suggests significant issues with plumbing, HVAC, and electrical systems.

Value-add opportunities

• Both exterior renovation — Improves curb appeal and structural integrity, attracting both buyers and renters.
• Both interior updates — Enhances living conditions and appeal, increasing both resale and rental values.
• Both landscaping — Enhances curb appeal and property value, attracting both buyers and renters.
• Both fencing repair — Improves safety and property value, attracting both buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
fencing · Rusted and in poor condition, indicating structural issues.	Major	$15,000–50,000
roof · Visible wear and tear, likely requiring replacement.	Major	$15,000–50,000
exterior brick · Weathered and possibly structurally compromised.	Major	$15,000–50,000
interior systems · No specific photos, but overall condition suggests significant issues with plumbing, HVAC, and electrical systems.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both exterior renovation — Improves curb appeal and structural integrity, attracting both buyers and renters. ↑
• Both interior updates — Enhances living conditions and appeal, increasing both resale and rental values. ↑
• Both landscaping — Enhances curb appeal and property value, attracting both buyers and renters. ↑
• Both fencing repair — Improves safety and property value, attracting both buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 26,458
• Household income: $52,110
• Rent vs Own: 61.6% rent · 38.4% own
• Severe rent burden: 1897.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 60% White 19% Black 19% Two or more races 10% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 36% Dominican 6%
• Common ancestry: American 6% Romanian 1% Lithuanian 1%
• Foreign-born: 31% · Canada, Jamaica
• Languages at home: 36% English-only · Spanish 49% Russian/Polish/Slavic 8% Other Indo-European 4%

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: ▲ 16.02%
• Current HPI: 356.5892
• Rent YoY: ▲ 1.47%
• 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

+254.3% since first listed

4 events — show timeline

• 2026-04-29 Pending — Smart MLS
• 2026-04-09 Listed $849,999 Smart MLS
• 2004-07-01 Sold (MLS) $230,000 Smart MLS
• 2004-03-29 Listed $239,900 Smart MLS