73 Park Ave · Thompsonville, CT 06082

$499,900

8 bd · 3.0 ba · 3,312 sqft · MultiFamily public records · 36 Days on market

Built 1920 5,227 sqft lot $151/sqft · 21% above area Est $414k · 21% over

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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 +28.5/30.0
• DSCR +10.0/10.0
• 1% rule +7.8/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

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

Perfect for owner occupier! Well-maintained three-unit multifamily property situated in a quiet residential neighborhood just two minutes from the Enfield Malls. Each apartment offers generous space and hardwood flooring on the first and second levels. The property features natural gas heat and hot water, a large two-car garage, and a mostly paved lot providing ample parking with minimal landscaping required. New roof in 2022. An excellent investment or owner-occupied opportunity in a convenient, high-demand location which can produce $1800 rent for the 3 bed units and $1600 for the 2 bed unit.

Key facts

• Hardwood flooring
• Large two car garage
• Natural gas heat

Tags

• QUIET RESIDENTIAL NEIGHBORHOOD
• HARDWOOD FLOORING
• NATURAL GAS HEAT
• HOT WATER
• LARGE TWO CAR GARAGE
• MOSTLY PAVED LOT

What this means for you Summary

Snapshot

• This is a 8-bed/3.0-bath multifamily listed at $500k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $500k).
• Recommended offer: $485k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.2% vs local median 5.3% in Thompsonville — 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 69/100 on livability (#103 in CT) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing A, crime B+; Watch: amenities F, commute F, employment D-.
• Enfield School District (suburban): math 25% / reading 41% proficiency, ranked #114 of 153 in CT (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.9%/yr); 182 active listings in the ZIP; solid renter incomes; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• At $6,377/mo this rent would consume 85% of the median local household income ($90k/yr) (locally 954% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $140k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($485k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 19y 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 $295k; list at $500k implies a 69% 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 — expect insurance premiums to compound above CPI over the hold.

Recommended offer $484,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 1.28% ✓
• Cap rate: 10.21%
• Cash-on-cash: 13.99%
• DSCR: 1.62
• GRM: 6.5

CMA / ARV

• ARV (median comp): $414,326
• List price: $499,900
• Delta: 20.65%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
64 Hartford Ave	0.53mi	8/4.0	3,218 (-3%)	2mo	$460,000	$143	65
1015 Enfield St	0.50mi	8/3.5	3,456 (+4%)	6mo	$615,000	$178	63
54 Prospect St	0.69mi	7/3.0 (-1)	3,416 (+3%)	5mo	$400,000	$117	53
44-46 Spring St	0.65mi	8/2.5	3,456 (+4%)	12mo	$329,900	$95	50
999 Enfield St	0.47mi	7/4.5 (-1)	3,417 (+3%)	19mo	$480,000	$140	46
148 Pleasant St	0.66mi	7/4.0 (-1)	3,024 (-9%)	1mo	$505,000	$167	45
61 Pleasant St	0.65mi	7/4.0 (-1)	3,270 (-1%)	19mo	$415,000	$127	43
98 Church St	0.62mi	7/3.5 (-1)	3,180 (-4%)	19mo	$289,250	$91	42
40 Church St	0.56mi	9/4.5 (+1)	3,741 (+13%)	1mo	$485,000	$130	41
2 Washington Ave	0.62mi	7/3.0 (-1)	3,588 (+8%)	23mo	$385,000	$107	33

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 · 3.9% rent growth · sell at horizon

5-year hold

• IRR: 5.3%
• Equity multiple: 1.21×
• Total profit: $28,815
• Equity at exit: $74,537

10-year hold

• IRR: 15.5%
• Equity multiple: 2.31×
• Total profit: $183,534
• Equity at exit: $43,222

Cash invested: $139,972 (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 06082

• Rents YoY: 3.9%
• Active inventory: 182
• Price-to-rent: 18.8×

Monthly cashflow live

• Estimated rent: $6,377 high
• Mortgage (P&I): −$2,622
• Tax from tax record: −$576 /mo · $6,915/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,339
• Net cashflow: $1,632

Break-even live

Break-even rent $4,311

Max offer price $499,900

Occupancy floor 69%

Sensitivity live

Price	-10% $1,915	-5% $1,773	+0% $1,632	+5% $1,490	+10% $1,349
Rent	-10% $1,128	-5% $1,380	+0% $1,632	+5% $1,884	+10% $2,136
Rate	-1.0pp $1,884	-0.5pp $1,759	base $1,632	+0.5pp $1,502	+1.0pp $1,370

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$4,430
1× unit	2	1	$1,948
Total (3 units)			$6,377

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: $124,975
• Closing costs: $14,997
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-04-13
   listed $499,900 Active 601-char remark

   Show marketing remark (601 chars)

   Perfect for owner occupier! Well-maintained three-unit multifamily property situated in a quiet residential neighborhood just two minutes from the Enfield Malls. Each apartment offers generous space and hardwood flooring on the first and second levels. The property features natural gas heat and hot water, a large two-car garage, and a mostly paved lot providing ample parking with minimal landscaping required. New roof in 2022. An excellent investment or owner-occupied opportunity in a convenient, high-demand location which can produce $1800 rent for the 3 bed units and $1600 for the 2 bed unit.

2. 2026-02-22
   historical
3. 2026-01-29
   price $559,900
4. 2025-12-26
   price $569,900
5. 2025-11-12
   historical
6. 2025-11-11
   listed $578,000 Active
7. 2025-10-14
   listed $598,000 Active
8. 2021-04-20
   soldstatus $295,000
9. 2021-04-14
   soldstatus $295,000 Closed
10. 2021-01-12
    historical Under Contract - Continue to Show
11. 2020-12-05
    listed $325,000 Active
12. 2020-07-24
    historical
13. 2020-02-18
    price $309,900
14. 2020-01-27
    price $339,000
15. 2019-11-10
    listed $369,000 Active
16. 2016-06-30
    soldstatus $225,000
17. 2016-06-29
    soldstatus $225,000
18. 2016-03-23
    historical
19. 2015-12-20
    listed $259,900
20. 2015-12-15
    historical
21. 2015-06-22
    listed $269,900
22. 2014-12-20
    historical
23. 2014-06-20
    listed $275,000
24. 2013-10-31
    historical
25. 2013-07-11
    listed $280,000
26. 2012-07-18
    historical
27. 2011-07-18
    listed $299,900
28. 2008-05-19
    soldstatus $280,000
29. 2007-06-06
    listed $299,900
30. 2004-03-01
    soldstatus $210,000

ⓘ 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: $6,915 · $576/mo
• Projected year-2 tax: $8,806 · $734/mo
• Expected delta: +$1,891/yr (+$158/mo · 27.4%)

ⓘ 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 4/10 Moderate 7 d/yr ≥98°F today · 15 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: $76,524
• − Mortgage interest: −$28,002
• − Property taxes: −$6,915
• − Insurance: −$2,500
• − Repairs & maintenance: −$6,122
• − Management: −$6,122
• − Depreciation: −$14,543
• Taxable income: $12,321
• Est. tax owed @ 24.0%: −$2,957
• After-tax cash flow: $16,624/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: Enfield School District
• NCES district ID: 0901470
• Math proficiency: 25% ▼ -14.00%
• Reading proficiency: 41% ▼ -10.00%
• Median HH income: $68,750
• Composite: 30.42/100
• National rank: #6238
• State rank: #114 of 153 in CT

Livability — Thompsonville

• Score: 69/100
• State rank: #103
• US rank: #8941

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thompsonville, CT
• County: Hartford County · 754,208 people
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 41,090
• Household income: $90,404
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 954.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 11% Two or more races 9% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7%
• Common ancestry: Romanian 10% Lithuanian 9% Slovak 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -494.72%
• Current HPI: 192.4011
• Rent YoY: ▲ 3.90%
• 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

+138.0% since first listed

30 events — show timeline

• 2026-04-13 Listed $499,900 Smart MLS
• 2026-02-22 Listing Removed — Smart MLS
• 2026-01-29 Price Changed $559,900 Smart MLS
• 2025-12-26 Price Changed $569,900 Smart MLS
• 2025-11-12 Listing Removed — Smart MLS
• 2025-11-11 Listed $578,000 Smart MLS
• 2025-10-14 Listed $598,000 Smart MLS
• 2021-04-20 Sold (Public Records) $295,000 Public Records
• 2021-04-14 Sold (MLS) $295,000 Smart MLS
• 2021-01-12 Contingent — Smart MLS
• 2020-12-05 Listed $325,000 Smart MLS
• 2020-07-24 Listing Removed — Smart MLS
• 2020-02-18 Price Changed $309,900 Smart MLS
• 2020-01-27 Price Changed $339,000 Smart MLS
• 2019-11-10 Listed $369,000 Smart MLS
• 2016-06-30 Sold (Public Records) $225,000 Public Records
• 2016-06-29 Sold (MLS) $225,000 Smart MLS
• 2016-03-23 Listing Removed — Smart MLS
• 2015-12-20 Listed $259,900 Smart MLS
• 2015-12-15 Listing Removed — Smart MLS
• 2015-06-22 Listed $269,900 Smart MLS
• 2014-12-20 Listing Removed — Smart MLS
• 2014-06-20 Listed $275,000 Smart MLS
• 2013-10-31 Listing Removed — Smart MLS
• 2013-07-11 Listed $280,000 Smart MLS
• 2012-07-18 Listing Removed — Smart MLS
• 2011-07-18 Listed $299,900 Smart MLS
• 2008-05-19 Sold (MLS) $280,000 Smart MLS
• 2007-06-06 Listed $299,900 Smart MLS
• 2004-03-01 Sold (Public Records) $210,000 Public Records

Property tax history

+1.4%/yr

Latest (2025): $6,915 · +2.7% YoY. Source: county tax records.