86 Oakwood Ave · West Hartford, CT 06119

$425,000

3 bd · 3.0 ba · 2,144 sqft · MultiFamily public records · 15 Days on market

Built 1898 7,405 sqft lot $198/sqft · 28% below area Est $593k · 28% 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 +28.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Schools +5.6/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• 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: 3 units. confirmed

Listing remarks

Incredible 3-Unit Value-Add Opportunity in the Heart of West Hartford! Unleash the full potential of 86 Oakwood Avenue, a rare triple-decker perfectly positioned for savvy investors or those looking to house hack their way to financial freedom. Located in a high-demand, high-rent growth pocket of West Hartford, this property offers a massive upside for a value-add strategy. Close to Restaurants, Whole Foods, Blue Back Square, Transit, With all units featuring a 1 Bed / 1 Bath layout, this is the ideal setup to modernize and stabilize at top-tier market rents. Property Highlights: - Unit Mix: Three spacious 1-Bedroom, 1-Bathroom units. Character & Bones: Beautiful hardwood floors. - E

Key facts

• Triple-decker
• High-demand location
• 7,405 sq ft lot

Tags

• TRIPLE-DECKER
• HIGH-DEMAND LOCATION
• AMPLE OFF-STREET PARKING
• SEPARATE ELECTRIC METERS
• ON-SITE COIN-OPERATED LAUNDRY
• BEAUTIFUL HARDWOOD FLOORS

Property features AI

Finance

• Financial info: Assessed value noted

Exterior

• Utilities: Public water connected; Public sewer connected; Hot water system (other)
• Home design: Multi-family property (3-family)
• Construction: Frame construction; Concrete foundation
• Exterior features: Level lot; Vinyl siding; Asphalt shingle roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Hot water heat (natural gas); Wall unit cooling
• Interior features: 11 total rooms; Full unfinished basement; Walk-up attic

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/1-bath units multifamily listed at $425k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $447/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $425k).
• Recommended offer: $419k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 3.3% in West 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 79/100 on livability (#27 in CT, #1,989 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: amenities F, cost of living F.
• West Hartford School District (urban): math 56% / reading 67% proficiency, ranked #39 of 153 in CT (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Smith School (math 57% / reading 62%, grade B-, #159 of 553 statewide, top 31%, 344 students, 47% FRL); King Philip Middle School (math 53% / reading 69%, grade B+, #41 of 175 statewide, top 25%, 815 students, 26% FRL); Hall High School (math 62% / reading 82%, grade B+, #14 of 194 statewide, top 8%, 1,408 students, 20% FRL) — zoned schools average 31% FRL vs 16% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 39 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 47% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• At $5,632/mo this rent would consume 68% of the median local household income ($100k/yr) (locally 652% 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 $13k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.4% rent growth), your $119k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($419k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1898 — 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 $418,625 (1.5% below list)

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 1898 — 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 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?
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: 1.33% ✓
• Cap rate: 10.08%
• Cash-on-cash: 13.52%
• DSCR: 1.60
• GRM: 6.3

CMA / ARV

• ARV (median comp): $593,177
• List price: $425,000
• Delta: -28.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
169 Arnoldale Rd	0.31mi	4/2.0 (+1)	2,076 (-3%)	4mo	$550,000	$265	68
45 Fairlawn St	0.32mi	4/2.0 (+1)	2,236 (+4%)	7mo	$595,000	$266	63
99 Caya Ave	0.42mi	4/2.0 (+1)	2,060 (-4%)	6mo	$360,000	$175	60
107 Richard St	0.27mi	4/2.0 (+1)	2,184 (+2%)	19mo	$505,000	$231	59
5 Seymour Ave	0.16mi	4/2.0 (+1)	2,340 (+9%)	12mo	$530,000	$226	58
395 Park Rd	0.51mi	3/2.0	2,022 (-6%)	6mo	$400,000	$198	58
21 Levesque Ave	0.69mi	3/2.0	2,167 (+1%)	12mo	$305,000	$141	52
13 Lockwood Ter	0.40mi	4/2.0 (+1)	1,918 (-10%)	3mo	$550,000	$287	52
104 Vera St	0.64mi	4/2.0 (+1)	2,128 (-1%)	11mo	$575,000	$270	51
29-31 Englewood Ave	0.60mi	4/2.0 (+1)	2,154 (+0%)	16mo	$490,000	$227	49
33 Hugh St	0.46mi	4/2.0 (+1)	2,408 (+12%)	10mo	$600,000	$249	40
73 Maplewood Ave	0.60mi	4/2.0 (+1)	2,000 (-7%)	20mo	$555,000	$278	35

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 · 5.37% rent growth · sell at horizon

5-year hold

• IRR: 6.4%
• Equity multiple: 1.26×
• Total profit: $30,486
• Equity at exit: $63,369

10-year hold

• IRR: 17.9%
• Equity multiple: 2.65×
• Total profit: $196,526
• Equity at exit: $36,746

Cash invested: $119,000 (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 06119

• Rents YoY: 5.4%
• Active inventory: 39
• Price-to-rent: 18.9×

Monthly cashflow live

• Estimated rent: $5,632 high
• Mortgage (P&I): −$2,229
• Tax from tax record: −$702 /mo · $8,428/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,183
• Net cashflow: $1,341

Break-even live

Break-even rent $3,934

Max offer price $425,000

Occupancy floor 71%

Sensitivity live

Price	-10% $1,582	-5% $1,461	+0% $1,341	+5% $1,221	+10% $1,101
Rent	-10% $896	-5% $1,119	+0% $1,341	+5% $1,564	+10% $1,786
Rate	-1.0pp $1,555	-0.5pp $1,449	base $1,341	+0.5pp $1,231	+1.0pp $1,119

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$5,631
Total (3 units)			$5,632

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Gillette St West Hartford, CT	3.0	1.0	1400	$2,500	$1.79	4d	1	0.11mi
225 Whiting Ln West Hartford, CT	2.0	1.0	1400	$1,850	$1.32	25d	1	0.19mi
103 Seymour Ave West Hartford, CT	4.0	2.0	2080	$2,500	$1.20	45d	1	0.30mi
89 Maplewood Ave Fl 1 West Hartford, CT	3.0	1.0	1475	$2,400	$1.63	25d	1	0.56mi
91 Fennbrook Rd West Hartford, CT	3.0	1.5	1436	$3,600	$2.51	45d	1	0.64mi
18 Maplewood Ave Unit Second West Hartford, CT	3.0	1.5	2050	$2,750	$1.34	45d	1	0.69mi
786 Farmington Ave Unit 3rd Floor West Hartford, CT	2.0	1.0	1400	$2,300	$1.64	45d	1	0.75mi
852 Farmington Ave West Hartford, CT	3.0	1.0	1648	$2,650	$1.61	25d	1	0.85mi
5 Bishop Rd #101 West Hartford, CT	3.0	2.0	1408	$3,300	$2.34	13d	1	0.85mi
16 Thomson Rd West Hartford, CT	3.0	2.0	2144	$1,350	$0.63	17d	1	0.90mi
950 Trout Brook Dr West Hartford, CT	1.0–3.0	1.0–2.5	1071	$6,070	$5.67	45d	1	0.90mi
9 Bretton Rd Unit 2 West Hartford, CT	3.0	1.0	1600	$2,450	$1.53	45d	1	0.97mi
85 Memorial Rd West Hartford, CT	2.0	2.0	1315	$5,750	$4.37	45d	2	1.01mi
85 Memorial Rd #201 West Hartford, CT	2.0	2.0	1402	$6,000	$4.28	25d	1	1.02mi
137 Dover Rd West Hartford, CT	3.0	1.0	1450	$2,500	$1.72	45d	1	1.15mi
164 Whitney St Hartford, CT	3.0	2.0	1600	$2,800	$1.75	4d	1	1.29mi
46 Cumberland Rd West Hartford, CT	3.0	2.5	1740	$3,900	$2.24	45d	1	1.32mi
25 Stanley St West Hartford, CT	2.0–3.0	2.0	1300	$3,350	$2.58	16d	4	1.46mi
25 Stanley St West Hartford, CT	2.0	2.0	1400	$3,200	$2.29	25d	1	1.46mi

Listing history 2 events

1. 2026-05-31
   status $425,000 Under Contract 15 DOM
2. 2026-05-13
   listed $425,000 Active 1316-char remark

ⓘ 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: $8,428 · $702/mo
• Projected year-2 tax: $8,762 · $730/mo
• Expected delta: +$334/yr (+$28/mo · 4.0%)

ⓘ 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 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: $67,584
• − Mortgage interest: −$23,807
• − Property taxes: −$8,428
• − Insurance: −$2,125
• − Repairs & maintenance: −$5,407
• − Management: −$5,407
• − Depreciation: −$12,364
• Taxable income: $10,047
• Est. tax owed @ 24.0%: −$2,411
• After-tax cash flow: $13,682/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: West Hartford School District
• NCES district ID: 0904920
• Math proficiency: 56% ▼ -6.00%
• Reading proficiency: 67% ▼ -5.00%
• Median HH income: $85,173
• Composite: 55.64/100
• National rank: #1228
• State rank: #39 of 153 in CT

Livability — West Hartford

• Score: 79/100
• State rank: #27
• US rank: #1989

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Hartford, CT
• County: Hartford County · 754,208 people
• City population: 63,441
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 14,793
• Household income: $99,688
• Rent vs Own: 56.1% rent · 43.9% own
• Severe rent burden: 652.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 11% Black 11% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Romanian 4% Lithuanian 3% Italian 3%
• Foreign-born: 15% · Canada, Jamaica
• Languages at home: 78% English-only · Spanish 9% Other Indo-European 7% 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: ▼ -240.37%
• Current HPI: 174.078
• Rent YoY: ▲ 5.37%
• 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

2 events — show timeline

• 2026-05-30 Pending — Smart MLS
• 2026-05-13 Listed $425,000 Smart MLS

Property tax history

+2.8%/yr

Latest (2025): $8,428 · +5.7% YoY. Source: county tax records.