131 River Rd · Storrs, CT 06279

$339,900

6 bd · 2.5 ba · 3,118 sqft · MultiFamily public records · 129 Days on market

Built 1900 2.50 ac lot ↓ 15% since listing

---

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
• ARV discount +7.5/15.0
• Livability +4.1/5.0
• Schools +4.0/10.0
• 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

Welcome to this beautiful two-family property offering large, spacious apartments and excellent flexibility for investors or owner-occupants. One unit is currently leased, providing immediate rental income, while the second unit is unoccupied and ready for occupancy. Both apartments offer generous layouts with plenty of living space throughout. Enjoy relaxing or entertaining on the homes beautiful wrap-around porch, adding charm and curb appeal. Apartment B will be refreshed prior to closing, including fresh paint, completion of the kitchen flooring and backsplash. Will update pictures once work is complete. Septic system is new (2023). Just 10 minutes from UConn and 20 minutes from ECSU. W

Key facts

• 20 minutes from ecsu
• New septic system
• Wrap-around porch

Tags

• TWO-FAMILY PROPERTY
• LARGE SPACIOUS APARTMENTS
• WRAP-AROUND PORCH
• NEW SEPTIC SYSTEM
• 10 MINUTES FROM UCONN
• 20 MINUTES FROM ECSU

Property features AI

Finance

• Other: Nearby amenities include basketball court, park, and playground/tot lot; Located in Tolland County, Connecticut
• Financial info: Assessed value listed

Exterior

• Utilities: Public water connected; Septic system
• Home design: Multi-family (2-family) property
• Construction: Frame construction; Vinyl siding; Asphalt shingle roof; Stone foundation; Built prior to or includes living area of 3118 sq ft (per public record)
• Exterior features: Wrap-around deck; Lightly wooded, level lot

Interior

• Bedrooms: Six bedrooms total (across the multi-family units)
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Hot water heat; Oil-fueled heating (fuel tank located in basement)
• Interior features: Ceiling fans and window units for cooling; One fireplace; Full unfinished basement with dirt floor and hatchway
• Laundry & utility: All units have laundry hook-ups; Tankless hot water (oil); Hot water heated by oil

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.2-bath units multifamily listed at $340k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $340k).
• Recommended offer: $299k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 82/100 on livability (#8 in CT, #1,066 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment F, housing F.
• Willington School District (rural): math 36% / reading 53% proficiency, ranked #90 of 153 in CT (top 59%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 28 active listings in the ZIP; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $95k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 129 days — a 12% lower offer ($299k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $299,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 129 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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: 1.68% ✓
• Cap rate: 14.18%
• Cash-on-cash: 28.17%
• DSCR: 2.25
• GRM: 5.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 22.4%
• Equity multiple: 1.92×
• Total profit: $87,274
• Equity at exit: $50,680

10-year hold

• IRR: 30.4%
• Equity multiple: 3.73×
• Total profit: $259,399
• Equity at exit: $29,388

Cash invested: $95,172 (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 06279

• Home prices YoY: -4.5%
• Active inventory: 28
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $5,700 medium
• Mortgage (P&I): −$1,782
• Tax from tax record: −$344 /mo · $4,133/yr
• Insurance: −$142
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,197
• Net cashflow: $2,234

Break-even live

Break-even rent $2,872

Max offer price $339,900

Occupancy floor 56%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.2	$5,700
Total (2 units)			$5,700

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: $84,975
• Closing costs: $10,197
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-05-17
   status Under Contract
2. 2026-04-19
   price $339,900
3. 2026-04-06
   price $359,900
4. 2026-03-26
   price $369,900
5. 2026-02-28
   price $389,900
6. 2026-01-08
   listed $399,900 Active

ⓘ 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: $4,133 · $344/mo
• Projected year-2 tax: $5,703 · $475/mo
• Expected delta: +$1,570/yr (+$131/mo · 38.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $68,400
• − Mortgage interest: −$19,040
• − Property taxes: −$4,133
• − Insurance: −$1,700
• − Repairs & maintenance: −$5,472
• − Management: −$5,472
• − Depreciation: −$9,888
• Taxable income: $22,696
• Est. tax owed @ 24.0%: −$5,447
• After-tax cash flow: $21,367/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: Willington School District
• NCES district ID: 0905100
• Math proficiency: 36% ▼ -20.00%
• Reading proficiency: 53% ▼ -2.00%
• Median HH income: $68,267
• Composite: 39.91/100
• National rank: #3851
• State rank: #90 of 153 in CT

Livability — Storrs

• Score: 82/100
• State rank: #8
• US rank: #1066

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 17,505
• Population (ZIP): 5,563

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Asian 7% Two or more races 5% Hispanic / Latino 5%
• Common ancestry: Lithuanian 11% Romanian 8% Serbian 3%
• Foreign-born: 9% · China, Canada
• Languages at home: 92% English-only · Tagalog/Filipino 2% Spanish 2% Chinese 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: ▼ -12.63%
• Current HPI: 270.5381
• 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

-15.0% since first listed

6 events — show timeline

• 2026-05-17 Pending — Smart MLS
• 2026-04-19 Price Changed $339,900 Smart MLS
• 2026-04-06 Price Changed $359,900 Smart MLS
• 2026-03-26 Price Changed $369,900 Smart MLS
• 2026-02-28 Price Changed $389,900 Smart MLS
• 2026-01-08 Listed $399,900 Smart MLS

Property tax history

+0.8%/yr

Latest (2023): $4,133 · +2.8% YoY. Source: county tax records.