335 Hillside Ave · Hartford, CT 06106

$509,900

9 bd · 3.0 ba · 3,882 sqft · MultiFamily · 33 Days on market

Built 1920 Good condition 0.32 ac 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
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +3.1/5.0
• Schools +1.4/10.0

Multi-family units

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

Listing remarks

Large well maintained 3 family with full 6 rooms and 3 bedroom in each apartment. There are washer/dryer hookups in the basement separate for each apartment All newer gas heating systems 2 of them are approximately 5years old.

Key facts

• 0.32 acre lot
• 3 garage spots
• Built 1920

Property features AI

Exterior

• Parking: Detached garage; 3 garages; Off-street parking; 6 total parking spaces
• Utilities: Public water connected; Public sewer connected; Gas available in street
• Home design: Multi-family property (3-family)
• Construction: Frame construction; Concrete foundation
• Exterior features: Level lot; Vinyl siding; Shingle roof

Interior

• Bedrooms: 9 total bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Hot water heating; Natural gas hot water with 30-gallon tank
• Interior features: 18 total rooms; Full basement; Attic with hatch access; 2 fireplaces

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1-bath units multifamily listed at $510k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $692/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $510k).
• Recommended offer: $495k (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: Expeditionary Learning Academy At Moylan School (math 8% / reading 12%, grade F, #512 of 553 statewide, top 94%, 360 students, 84% FRL); Bulkeley High School (math 5% / reading 15%, grade F, #185 of 194 statewide, top 96%, 548 students, 87% FRL) — zoned schools at 85% FRL track the district average.
• Market conditions: Rents rising (+2.4%/yr); 62 active listings in the ZIP; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• At $7,090/mo this rent would consume 184% of the median local household income ($46k/yr) (locally 3400% 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 $11k of equity ($4k loan paydown + $7k appreciation (1.4% local appreciation)).
• At projected returns (1.4% appreciation + 2.4% rent growth), your $143k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($495k) is reasonable based on typical stale-listing flexibility.

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 $494,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 33 days. Have you received any prior offers? Is the seller open to a 3% 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 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: 1.39% ✓
• Cap rate: 11.18%
• Cash-on-cash: 17.46%
• DSCR: 1.78
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.38% appreciation · 2.37% rent growth · sell at horizon

5-year hold

• IRR: 19.8%
• Equity multiple: 2.03×
• Total profit: $146,910
• Equity at exit: $184,103

10-year hold

• IRR: 22.2%
• Equity multiple: 3.72×
• Total profit: $388,176
• Equity at exit: $252,610

Cash invested: $142,772 (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 06106

• Home prices YoY: 0.4%
• Rents YoY: 2.4%
• Active inventory: 62
• Price-to-rent: 18.0×

Monthly cashflow live

• Estimated rent: $7,090 high
• Mortgage (P&I): −$2,674
• Tax est. 1.5%: −$637 /mo · $7,648/yr
• Insurance: −$212
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,489
• Net cashflow: $2,077

Break-even live

Break-even rent $4,461

Max offer price $509,900

Occupancy floor 66%

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$7,089
Total (3 units)			$7,090

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: $127,475
• Closing costs: $15,297
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-18
   days on market $509,900 Active 33 DOM
2. 2026-06-17
   days on market $509,900 Active 32 DOM
3. 2026-06-16
   days on market $509,900 Active 31 DOM
4. 2026-06-15
   days on market $509,900 Active 30 DOM
5. 2026-06-13
   days on market $509,900 Active 28 DOM
6. 2026-06-13
   days on market $509,900 Active 27 DOM
7. 2026-06-10
   days on market $509,900 Active 25 DOM
8. 2026-06-09
   days on market $509,900 Active 24 DOM
9. 2026-06-08
   days on market $509,900 Active 23 DOM
10. 2026-06-07
    days on market $509,900 Active 22 DOM
11. 2026-06-05
    days on market $509,900 Active 19 DOM
12. 2026-06-03
    days on market $509,900 Active 18 DOM
13. 2026-06-02
    days on market $509,900 Active 17 DOM
14. 2026-06-01
    days on market $509,900 Active 16 DOM
15. 2026-05-31
    days on market $509,900 Active 15 DOM
16. 2026-05-16
    listed $509,900 Active

ⓘ 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: $85,080
• − Mortgage interest: −$28,562
• − Property taxes: −$7,648
• − Insurance: −$2,550
• − Repairs & maintenance: −$6,806
• − Management: −$6,806
• − Depreciation: −$14,833
• Taxable income: $17,873
• Est. tax owed @ 24.0%: −$4,290
• After-tax cash flow: $20,638/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 · 8 photos

Good 75/100 Cosmetic rehab

This 3-family home is in good condition with cosmetic updates needed to modernize the kitchen and exterior. It's well-maintained and ready for a fresh look to boost its value.

Repairs flagged

• Minor kitchen cabinets — dated cabinetry
• Minor kitchen flooring — tile flooring

Value-add opportunities

• Both update kitchen cabinets — modernizes kitchen and improves resale value
• Both paint exterior — enhances curb appeal and resale value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated cabinetry	Minor	$500–3,000
kitchen flooring · tile flooring	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both update kitchen cabinets — modernizes kitchen and improves resale value ↑
• Both paint exterior — enhances curb appeal and resale value ↑

ⓘ 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): 36,322
• Household income: $46,304
• Rent vs Own: 76.7% rent · 23.3% own
• Severe rent burden: 3400.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 60% Two or more races 25% Black 18% White 15% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 42% Dominican 6%
• Common ancestry: Lithuanian 2% Russian 1% Romanian 1%
• Foreign-born: 20% · Canada, Jamaica, China
• Languages at home: 46% English-only · Spanish 47% Other Indo-European 3% Other Asian/Pacific 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: ▲ 1.38%
• Current HPI: 314.0899
• Rent YoY: ▲ 2.37%
• 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

• 2026-05-16 Listed $509,900 Smart MLS