334 Blue Hills Ave · Hartford, CT 06112

$399,925

6 bd · 4.0 ba · 5,035 sqft · MultiFamily · 43 Days on market

Built 1900 Fair condition 0.43 ac lot $79/sqft · 6% below area Est $427k · 6% under

---

Why this score? — see what drove the A- 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
• ARV discount +10.4/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Schools +1.4/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Spacious and unique multi-family opportunity offering exceptional potential in the city of Hartford. This expansive property features three full levels, each functioning as its own unit with separate kitchens and bathrooms on every floor, providing flexibility for extended living or income-producing possibilities. With a total of approximately 10-11 bedrooms throughout, 3.5 baths , the layout offers ample space to accommodate a variety of needs. The basement includes existing plumbing for an additional bathroom, presenting further opportunity for expansion or added value. Situated on a rare half-acre lot and offering over 5,000 square feet of living space, this property stands out for its size and versatility. While it requires renovation, it presents a strong opportunity for investors or owner-occupants looking to customize and maximize its full potential.

Key facts

• Half-acre lot
• Existing plumbing
• Separate kitchens

Tags

• MULTI-FAMILY OPPORTUNITY
• THREE FULL LEVELS
• SEPARATE KITCHENS
• SEPARATE BATHROOMS
• EXISTING PLUMBING
• HALF-ACRE LOT

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath multifamily listed at $400k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $400k).
• Recommended offer: $388k (3.0% 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: 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.
• Zoned schools: Webster Micro Society Magnet School (math 22% / reading 29%, grade F, #418 of 553 statewide, top 76%, 615 students, 62% FRL); Renzulli Gifted And Talented Academy (math 52% / reading 72%, grade B+, #38 of 175 statewide, top 21%, 119 students, 72% FRL); University High School of Science And Engineering (math 37% / reading 42%, grade F, #107 of 194 statewide, top 56%, 412 students, 66% FRL) — zoned schools average 67% FRL vs 84% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 42% at this address vs 17% district-wide (+25 pts) — the actual schools serving this property are materially stronger than the Hartford School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 47 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 $6,384/mo this rent would consume 172% of the median local household income ($44k/yr) (locally 1466% 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 $43k of equity ($3k loan paydown + $40k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $112k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$69k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($388k) is reasonable based on typical stale-listing flexibility.

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 $387,927 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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?
6. 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?
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: 1.60% ✓
• Cap rate: 13.13%
• Cash-on-cash: 24.43%
• DSCR: 2.09
• GRM: 5.2

CMA / ARV

• ARV (median comp): $427,224
• List price: $399,925
• Delta: -6.39%
• Verdict: FAIR
• Comps: 1 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 42.7%
• Equity multiple: 4.24×
• Total profit: $363,093
• Equity at exit: $360,284

10-year hold

• IRR: 36.9%
• Equity multiple: 9.53×
• Total profit: $955,267
• Equity at exit: $776,966

Cash invested: $111,979 (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 06112

• Home prices YoY: 4.9%
• Active inventory: 47
• Price-to-rent: 15.7×

Monthly cashflow live

• Estimated rent: $6,384 medium
• Mortgage (P&I): −$2,097
• Tax est. 1.5%: −$500 /mo · $5,999/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,341
• Net cashflow: $2,280

Break-even live

Break-even rent $3,498

Max offer price $399,925

Occupancy floor 59%

Sensitivity live

Price	-10% $2,556	-5% $2,418	+0% $2,280	+5% $2,141	+10% $2,003
Rent	-10% $1,775	-5% $2,027	+0% $2,280	+5% $2,532	+10% $2,784
Rate	-1.0pp $2,481	-0.5pp $2,381	base $2,280	+0.5pp $2,176	+1.0pp $2,071

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$6,384
Total (3 units)			$6,384

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: $99,981
• Closing costs: $11,998
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-31
   days on market $399,925 Active 43 DOM
2. 2026-04-18
   listed $399,925 Active 869-char remark

   Show marketing remark (869 chars)

   Spacious and unique multi-family opportunity offering exceptional potential in the city of Hartford. This expansive property features three full levels, each functioning as its own unit with separate kitchens and bathrooms on every floor, providing flexibility for extended living or income-producing possibilities. With a total of approximately 10-11 bedrooms throughout, 3.5 baths , the layout offers ample space to accommodate a variety of needs. The basement includes existing plumbing for an additional bathroom, presenting further opportunity for expansion or added value. Situated on a rare half-acre lot and offering over 5,000 square feet of living space, this property stands out for its size and versatility. While it requires renovation, it presents a strong opportunity for investors or owner-occupants looking to customize and maximize its full potential.

ⓘ 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: $76,608
• − Mortgage interest: −$22,402
• − Property taxes: −$5,999
• − Insurance: −$2,000
• − Repairs & maintenance: −$6,129
• − Management: −$6,129
• − Depreciation: −$11,634
• Taxable income: $22,316
• Est. tax owed @ 24.0%: −$5,356
• After-tax cash flow: $21,999/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 · 12 photos

Fair 45/100 Moderate rehab

This multi-family property requires moderate renovations, focusing on kitchen appliances, bathrooms, and interior painting. Landscaping and HVAC maintenance are also needed. The property has good potential for increased value with these updates.

Repairs flagged

• Major kitchen appliances — Old and worn, need replacement.
• Major bathroom fixtures — Outdated, need replacement.
• Major interior walls — Paint peeling, needs repainting.
• Major landscaping — Overgrown, needs trimming and mulching.

Value-add opportunities

• Resale Kitchen appliances — Modern appliances will attract buyers.
• Resale Bathroom fixtures — Up-to-date fixtures will appeal to buyers.
• Both Paint touch-up — Fresh paint will improve curb appeal and interior condition.
• Both Landscaping — A well-maintained yard will enhance curb appeal and attract tenants.
• Both HVAC maintenance — A clean and efficient HVAC system will attract buyers and tenants.
• Both Flooring inspection — Inspect for any hidden damage and replace if necessary.

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · Old and worn, need replacement.	Major	$15,000–50,000
bathroom fixtures · Outdated, need replacement.	Major	$15,000–50,000
interior walls · Paint peeling, needs repainting.	Major	$15,000–50,000
landscaping · Overgrown, needs trimming and mulching.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale Kitchen appliances — Modern appliances will attract buyers. ↑
• Resale Bathroom fixtures — Up-to-date fixtures will appeal to buyers. ↑
• Both Paint touch-up — Fresh paint will improve curb appeal and interior condition. ↑
• Both Landscaping — A well-maintained yard will enhance curb appeal and attract tenants. ↑
• Both HVAC maintenance — A clean and efficient HVAC system will attract buyers and tenants. ↑
• Both Flooring inspection — Inspect for any hidden damage and replace if necessary. ↑

ⓘ 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): 22,333
• Household income: $44,460
• Rent vs Own: 60.4% rent · 39.6% own
• Severe rent burden: 1466.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (68%)
• Race & ethnicity: Black 68% Hispanic / Latino 19% White 9% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 15% Dominican 1%
• Common ancestry: Hispanic 2%
• Foreign-born: 26% · Canada
• Languages at home: 81% English-only · Spanish 14% French/Haitian/Cajun 2% 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: ▲ 14.58%
• Current HPI: 310.7763
• 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

1 event — show timeline

• 2026-04-18 Listed $399,925 Smart MLS