9-11 N A St · Norwich, CT 06380

$475,000

6 bd · 3.0 ba · 2,318 sqft · MultiFamily public records · 4 Days on market

Built 1875 9,147 sqft lot Est $373k · 27% 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 +24.8/30.0
• Appreciation +10.0/10.0
• DSCR +8.0/10.0
• 1% rule +5.8/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

PUBLIC VIEWING Saturday 5/30 2-4p*** A versatile opportunity that works whether you're looking to live for free or simply add a cash-flowing asset to your portfolio. This 3-family residence in Norwich delivers three units, 6 bedrooms, and 3 bathrooms across 2,318 SF of living area - the kind of bread-and-butter multi-family that performs in any market cycle. For the owner-occupant, the math is compelling: occupy one unit while your tenants cover the mortgage. For the pure investor, step into a stabilized three-unit asset with a clean title - no liens, no foreclosure history - and a straightforward path to market rents. What separates this from the typical Norwich triple-decker is the rare amenity package: a 3-car garage (720 SF) offering additional storage or potential rental income, and an in-ground pool that gives tenants a reason to stay. On a generous 0.21-acre lot in FEMA Zone X (minimal flood risk), with natural gas forced hot water heat and vinyl siding, the bones are solid and the operating costs predictable. Whether you're house-hacking your way to financial freedom or building long-term passive income, 9-11 North A Street deserves a closer look.

Key facts

• 9,147 sq ft lot
• 3 garage spots
• Pool

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.3-bath units multifamily listed at $475k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive. Per door: $335/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $475k).
• Cap rate 8.8% vs local median 4.0% in Norwich — 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 81/100 on livability (#18 in CT, #1,391 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, commute A-; Watch: schools D+.
• Norwich School District (urban): math 19% / reading 29% proficiency, ranked #139 of 153 in CT (top 91%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 62% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 7 active listings in the ZIP; 487 units permitted in Southeastern Connecticut Planning Region in 2024 (244 in 5+ unit buildings).

Forward outlook

• In year one you build about $51k of equity ($3k loan paydown + $48k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $133k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$82k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1875 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 63% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $475,000

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. Built in 1875 — 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. 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.
7. 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.
8. 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: 1.08% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.05%
• DSCR: 1.40
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $373,198
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2-4 N A St	0.04mi	6/2.0	2,318 (0%)	3mo	$385,000	$166	92
10 N A St	0.03mi	6/3.0	2,318 (0%)	8mo	$390,000	$168	91
33 N A St	0.11mi	7/3.0 (+1)	2,331 (+1%)	6mo	$375,000	$161	84
44 Providence St	0.06mi	5/3.5 (-1)	2,290 (-1%)	7mo	$333,500	$146	82
1 S C St	0.20mi	7/— (+1)	2,352 (+2%)	3mo	$210,000	$89	80
42-44 S B St	0.19mi	7/3.0 (+1)	2,318 (0%)	24mo	$250,500	$108	66

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 30.9%
• Equity multiple: 3.43×
• Total profit: $322,549
• Equity at exit: $427,918

10-year hold

• IRR: 26.7%
• Equity multiple: 7.76×
• Total profit: $899,451
• Equity at exit: $922,821

Cash invested: $133,000 (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 06380

• Home prices YoY: 4.2%
• Active inventory: 7
• Price-to-rent: 23.2×

Monthly cashflow live

• Estimated rent: $5,126 medium
• Mortgage (P&I): −$2,491
• Tax from tax record: −$357 /mo · $4,285/yr
• Insurance: −$198
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,076
• Net cashflow: $1,004

Break-even live

Break-even rent $3,856

Max offer price $475,000

Occupancy floor 75%

Sensitivity live

Price	-10% $1,272	-5% $1,138	+0% $1,004	+5% $869	+10% $735
Rent	-10% $599	-5% $801	+0% $1,004	+5% $1,206	+10% $1,409
Rate	-1.0pp $1,243	-0.5pp $1,124	base $1,004	+0.5pp $881	+1.0pp $755

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1.3	$5,127
Total (3 units)			$5,126

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: $118,750
• Closing costs: $14,250
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-03
   status $475,000 Under Contract 4 DOM
2. 2026-06-02
   days on market $475,000 Active 4 DOM
3. 2026-06-01
   days on market $475,000 Active 3 DOM
4. 2026-05-31
   days on market $475,000 Active 2 DOM
5. 2026-05-30
   statusdays on market $475,000 Active 1 DOM
6. 2026-05-20
   historical $475,000 1173-char remark

   Show marketing remark (1173 chars)

   PUBLIC VIEWING Saturday 5/30 2-4p*** A versatile opportunity that works whether you're looking to live for free or simply add a cash-flowing asset to your portfolio. This 3-family residence in Norwich delivers three units, 6 bedrooms, and 3 bathrooms across 2,318 SF of living area - the kind of bread-and-butter multi-family that performs in any market cycle. For the owner-occupant, the math is compelling: occupy one unit while your tenants cover the mortgage. For the pure investor, step into a stabilized three-unit asset with a clean title - no liens, no foreclosure history - and a straightforward path to market rents. What separates this from the typical Norwich triple-decker is the rare amenity package: a 3-car garage (720 SF) offering additional storage or potential rental income, and an in-ground pool that gives tenants a reason to stay. On a generous 0.21-acre lot in FEMA Zone X (minimal flood risk), with natural gas forced hot water heat and vinyl siding, the bones are solid and the operating costs predictable. Whether you're house-hacking your way to financial freedom or building long-term passive income, 9-11 North A Street deserves a closer look.

ⓘ 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: $4,285 · $357/mo
• Projected year-2 tax: $7,225 · $602/mo
• Expected delta: +$2,940/yr (+$245/mo · 68.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $61,512
• − Mortgage interest: −$26,607
• − Property taxes: −$4,285
• − Insurance: −$2,375
• − Repairs & maintenance: −$4,921
• − Management: −$4,921
• − Depreciation: −$13,818
• Taxable income: $4,585
• Est. tax owed @ 24.0%: −$1,100
• After-tax cash flow: $10,943/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: Norwich School District
• NCES district ID: 0903120
• Math proficiency: 19% ▼ -8.00%
• Reading proficiency: 29% ▼ -7.00%
• Median HH income: $50,813
• Composite: 21.27/100
• National rank: #8395
• State rank: #139 of 153 in CT

Livability — Norwich

• Score: 81/100
• State rank: #18
• US rank: #1391

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Norwich, CT
• City population: 37,216
• Population (ZIP): 2,427

Population outlook (Southeastern Connecticut County) Hauer SSP2

• By 2040: 293,442

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 57% Hispanic / Latino 30% Black 8% Two or more races 7% Native American 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 15% Cuban 2%
• Common ancestry: Lithuanian 12% Romanian 6% American 2%
• Foreign-born: 9% · Canada
• Languages at home: 77% English-only · Spanish 18% French/Haitian/Cajun 5%

Political lean MEDSL · Southeastern Connecticut

• 2024 margin: D (+13.0) · D 55.6% · R 42.6% · Other 1.8%
• All cycles: 2024: D+13.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 10.21%
• Current HPI: 255.5889
• Rent YoY: —
• Metro: —
• 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

• 2026-05-20 Coming Soon $475,000 Smart MLS

Property tax history

-0.0%/yr

Latest (2023): $4,285 · -0.8% YoY. Source: county tax records.