165 Maple St · East Hartford, CT 06118

$199,000

6 bd · 2.0 ba · 2,444 sqft · SingleFamily public records · 161 Days on market

Built 1702 1.31 ac lot $81/sqft · 46% below area Est $370k · 46% under

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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 +27.6/30.0
• ARV discount +15.0/15.0
• DSCR +9.7/10.0
• 1% rule +7.5/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

THE PORTER HOUSE ... 1702c. If space is what you desire then this home is for you. If land is what you desire then again this home on 1.31 acres with a beautiful brook is for you. This lot can be sub divided into TWO LOTS If multiple garage space is what you desire then this property will totally meet your needs. Built in 1702, this home offers lots of living space with 9 rooms, 4 bedrooms, 2 full baths ........ the 4 fireplaces do not work. The land backs up to Open Space (buyer to do due diligence) offering plenty of privacy. Two separate garages ... one with a pit for working on your autos & one with additional space over the garage for storage. There is also a large storage building which could be used for multiple purposes ... This home was 2 family before the present owner returned it to single family use. Lots & lots of room in this cape. The house needs work ... ideal for investors or buyers willing to roll up their sleeves!!! CASH or Rehab loans. Being sold As Is/ ... Where Is. The Estate has an appointed Executor for an easy transfer. It would be wonderful to see this home restored, however, there are no restrictions on renovations. Contact me for help in this regard!

Key facts

• Beautiful brook
• 1.31 acres
• Single family use

Tags

• 1.31 ACRES
• BEAUTIFUL BROOK
• TWO SEPARATE GARAGES
• PIT FOR WORKING ON AUTOS
• LARGE STORAGE BUILDING
• SINGLE FAMILY USE

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $593 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $175k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 4.2% in East Hartford — 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 73/100 on livability (#76 in CT) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, commute A-; Watch: schools D+, amenities F, health & safety F.
• East Hartford School District (urban): math 17% / reading 30% proficiency, ranked #140 of 153 in CT (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 100 active listings in the ZIP; solid renter incomes; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• This rent runs 37% of the median local income ($80k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 161 days — a 12% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; list at $199k implies a 121% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1702 — 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 $175,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 161 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1702 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.25% ✓
• Cap rate: 9.87%
• Cash-on-cash: 12.77%
• DSCR: 1.57
• GRM: 6.7

CMA / ARV

• ARV (median comp): $369,944
• List price: $199,000
• Delta: -46.21%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 2.6%
• Equity multiple: 1.10×
• Total profit: $5,556
• Equity at exit: $29,672

10-year hold

• IRR: 12.2%
• Equity multiple: 1.96×
• Total profit: $53,619
• Equity at exit: $17,206

Cash invested: $55,720 (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 06118

• Home prices YoY: -33.7%
• Active inventory: 100
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $2,491 medium
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $593

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 71%

Sensitivity live

Price	-10% $730	-5% $662	+0% $593	+5% $524	+10% $455
Rent	-10% $396	-5% $495	+0% $593	+5% $691	+10% $790
Rate	-1.0pp $693	-0.5pp $644	base $593	+0.5pp $541	+1.0pp $489

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $199,000 Active 161 DOM
2. 2026-06-17
   days on market $199,000 Active 160 DOM
3. 2026-06-16
   pricestatusdays on market $199,000 Active 159 DOM
4. 2026-06-15
   days on market $229,900 Under Contract - Continue to Show 158 DOM
5. 2026-06-13
   days on market $229,900 Under Contract - Continue to Show 156 DOM
6. 2026-06-10
   days on market $229,900 Under Contract - Continue to Show 153 DOM
7. 2026-06-09
   days on market $229,900 Under Contract - Continue to Show 152 DOM
8. 2026-06-08
   days on market $229,900 Under Contract - Continue to Show 151 DOM
9. 2026-06-07
   days on market $229,900 Under Contract - Continue to Show 150 DOM
10. 2026-06-05
    days on market $229,900 Under Contract - Continue to Show 147 DOM
11. 2026-06-03
    days on market $229,900 Under Contract - Continue to Show 146 DOM
12. 2026-06-02
    days on market $229,900 Under Contract - Continue to Show 145 DOM
13. 2026-06-01
    days on market $229,900 Under Contract - Continue to Show 144 DOM
14. 2026-05-31
    days on market $229,900 Under Contract - Continue to Show 143 DOM
15. 2026-05-06
    historical Under Contract - Continue to Show 1204-char remark

    Show marketing remark (1204 chars)

    THE PORTER HOUSE ... 1702c. If space is what you desire then this home is for you. If land is what you desire then again this home on 1.31 acres with a beautiful brook is for you. This lot can be sub divided into TWO LOTS If multiple garage space is what you desire then this property will totally meet your needs. Built in 1702, this home offers lots of living space with 9 rooms, 4 bedrooms, 2 full baths ........ the 4 fireplaces do not work. The land backs up to Open Space (buyer to do due diligence) offering plenty of privacy. Two separate garages ... one with a pit for working on your autos & one with additional space over the garage for storage. There is also a large storage building which could be used for multiple purposes ... This home was 2 family before the present owner returned it to single family use. Lots & lots of room in this cape. The house needs work ... ideal for investors or buyers willing to roll up their sleeves!!! CASH or Rehab loans. Being sold As Is/ ... Where Is. The Estate has an appointed Executor for an easy transfer. It would be wonderful to see this home restored, however, there are no restrictions on renovations. Contact me for help in this regard!

16. 2026-03-22
    price $229,900 1204-char remark

    Show marketing remark (1204 chars)

    THE PORTER HOUSE ... 1702c. If space is what you desire then this home is for you. If land is what you desire then again this home on 1.31 acres with a beautiful brook is for you. This lot can be sub divided into TWO LOTS If multiple garage space is what you desire then this property will totally meet your needs. Built in 1702, this home offers lots of living space with 9 rooms, 4 bedrooms, 2 full baths ........ the 4 fireplaces do not work. The land backs up to Open Space (buyer to do due diligence) offering plenty of privacy. Two separate garages ... one with a pit for working on your autos & one with additional space over the garage for storage. There is also a large storage building which could be used for multiple purposes ... This home was 2 family before the present owner returned it to single family use. Lots & lots of room in this cape. The house needs work ... ideal for investors or buyers willing to roll up their sleeves!!! CASH or Rehab loans. Being sold As Is/ ... Where Is. The Estate has an appointed Executor for an easy transfer. It would be wonderful to see this home restored, however, there are no restrictions on renovations. Contact me for help in this regard!

17. 2026-01-09
    listed $239,900 Active 1204-char remark

    Show marketing remark (1204 chars)

    THE PORTER HOUSE ... 1702c. If space is what you desire then this home is for you. If land is what you desire then again this home on 1.31 acres with a beautiful brook is for you. This lot can be sub divided into TWO LOTS If multiple garage space is what you desire then this property will totally meet your needs. Built in 1702, this home offers lots of living space with 9 rooms, 4 bedrooms, 2 full baths ........ the 4 fireplaces do not work. The land backs up to Open Space (buyer to do due diligence) offering plenty of privacy. Two separate garages ... one with a pit for working on your autos & one with additional space over the garage for storage. There is also a large storage building which could be used for multiple purposes ... This home was 2 family before the present owner returned it to single family use. Lots & lots of room in this cape. The house needs work ... ideal for investors or buyers willing to roll up their sleeves!!! CASH or Rehab loans. Being sold As Is/ ... Where Is. The Estate has an appointed Executor for an easy transfer. It would be wonderful to see this home restored, however, there are no restrictions on renovations. Contact me for help in this regard!

18. 1997-11-14
    soldstatus $90,000

ⓘ 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: $29,897
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$2,392
• − Management: −$2,392
• − Depreciation: −$5,789
• Taxable income: $4,197
• Est. tax owed @ 24.0%: −$1,007
• After-tax cash flow: $6,108/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: East Hartford School District
• NCES district ID: 0901260
• Math proficiency: 17% ▼ -5.00%
• Reading proficiency: 30% ▼ -7.00%
• Median HH income: $49,691
• Composite: 20.74/100
• National rank: #8519
• State rank: #140 of 153 in CT

Livability — East Hartford

• Score: 73/100
• State rank: #76
• US rank: #5527

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Hartford, CT
• County: Hartford County · 754,208 people
• City population: 50,918
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 27,419
• Household income: $79,740
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 820.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 40% Hispanic / Latino 33% Black 20% Two or more races 14% Asian 4%
• Hispanic origin (detail): Puerto Rican 22% Dominican 3%
• Common ancestry: Romanian 4% Lithuanian 4% Scotch-Irish 2%
• Foreign-born: 17% · Canada, Vietnam, Jamaica
• Languages at home: 65% English-only · Spanish 23% Other Indo-European 3% Russian/Polish/Slavic 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: ▼ -127.16%
• Current HPI: 250.5647
• 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

+155.4% since first listed

4 events — show timeline

• 2026-05-06 Contingent — Smart MLS
• 2026-03-22 Price Changed $229,900 Smart MLS
• 2026-01-09 Listed $239,900 Smart MLS
• 1997-11-14 Sold (Public Records) $90,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $10,438 · +4.3% YoY. Source: county tax records.