110 Plainfield St · Hartford, CT 06112

$319,000

3 bd · 1.5 ba · 1,636 sqft · SingleFamily public records · 12 Days on market

Built 1926 6,098 sqft lot

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• Cash flow +9.4/30.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• DSCR +2.6/10.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

Renovated gem in Hartford's sought-after Blue Hills neighborhood! This charming 3-bedroom, 1.5-bath single-family home checks every box - classic character, modern updates, and room to live. Step inside to find a bright living room, a formal dining room perfect for entertaining, and a rare bonus sunroom that floods the home with natural light - ideal as a home office, reading nook, or playroom. Recently renovated throughout, this home is truly move-in ready. Nestled in a community known for its suburban feel and strong homeownership pride, you're just minutes from the 694-acre Keney Park (trails, golf, pool & more), the University of Hartford, Downtown Hartford's restaurants and enter

Key facts

• 6,098 sq ft lot
• 4 parking spots
• Built 1926

Property features AI

Exterior

• Parking: Driveway parking; 4 total parking spaces
• Utilities: Public water connected; Public sewer connected; Natural gas available
• Home design: Single-family home
• Construction: Built with wood frame construction; Aluminum exterior siding; Asphalt shingle roof; Concrete foundation
• Exterior features: Level lot; Private driveway

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Hot water heating using natural gas; Ceiling fans for cooling
• Interior features: Bonus room; Full basement; One fireplace; Ceiling fans; Has attic with access via hatch; Total of 7 rooms
• Laundry & utility: Laundry in basement; 40-gallon natural gas hot water tank

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $319k.

Deal economics

• At list price, monthly cash flow is $-230 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $278k (12.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (25.4% below list).
• Recommended offer: $238k (25.4% below list) — sets the bar for 1% rule.

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: schools D-, 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.
• Market conditions: 47 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• At $2,380/mo this rent would consume 64% of the median local household income ($44k/yr) (locally 1466% 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 $34k of equity ($2k loan paydown + $32k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1926 — 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 $238,009 (25.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.75% ✗
• Cap rate: 5.43%
• Cash-on-cash: -3.10%
• DSCR: 0.86
• GRM: 11.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 22.1%
• Equity multiple: 2.78×
• Total profit: $159,038
• Equity at exit: $287,380

10-year hold

• IRR: 19.8%
• Equity multiple: 6.37×
• Total profit: $479,838
• Equity at exit: $619,747

Cash invested: $89,320 (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 06112

• Home prices YoY: 4.9%
• Active inventory: 47
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,380 medium
• Mortgage (P&I): −$1,673
• Tax from tax record: −$305 /mo · $3,659/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $-230

Break-even live

Break-even rent $2,672

Max offer price $278,293

Occupancy floor —

Sensitivity live

Price	-10% $-50	-5% $-140	+0% $-230	+5% $-321	+10% $-411
Rent	-10% $-418	-5% $-324	+0% $-230	+5% $-136	+10% $-42
Rate	-1.0pp $-70	-0.5pp $-149	base $-230	+0.5pp $-313	+1.0pp $-397

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: $79,750
• Closing costs: $9,570
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38 Baltic St Hartford, CT	3.0	1.0	1938	$2,300	$1.19	17d	1	0.83mi
42 Alderwood Dr West Hartford, CT	3.0	1.5	1470	$3,300	$2.24	13d	1	1.46mi
160 Wooster St Hartford, CT	3.0	1.0	1200	$2,080	$1.73	3d	1	1.46mi

Listing history 10 events

1. 2026-06-22
   days on market $319,000 Active 12 DOM
2. 2026-06-18
   days on market $319,000 Active 9 DOM
3. 2026-06-17
   days on market $319,000 Active 8 DOM
4. 2026-06-16
   days on market $319,000 Active 7 DOM
5. 2026-06-15
   days on market $319,000 Active 6 DOM
6. 2026-06-13
   days on market $319,000 Active 4 DOM
7. 2026-06-13
   days on market $319,000 Active 3 DOM
8. 2026-06-10
   status $319,000 Active 1 DOM
9. 2026-06-08
   remarks 695-char remark
10. 2026-06-08
    listed $319,000 Coming Soon 1 DOM

ⓘ 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: $3,659 · $305/mo
• Projected year-2 tax: $5,243 · $437/mo
• Expected delta: +$1,584/yr (+$132/mo · 43.3%)

ⓘ 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: $28,561
• − Mortgage interest: −$17,869
• − Property taxes: −$3,659
• − Insurance: −$1,595
• − Repairs & maintenance: −$2,285
• − Management: −$2,285
• − Depreciation: −$9,280
• Taxable loss: −$8,412
• Est. tax savings @ 24.0%: +$2,019
• After-tax cash flow: $-746/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: 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): 22,333
• Household income: $44,460
• Rent vs Own: 60.4% rent · 39.6% own
• Severe rent burden: 1466.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (68%)
• Race & ethnicity: Black 68% Hispanic / Latino 19% White 9% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 15% Dominican 1%
• Common ancestry: Hispanic 2%
• Foreign-born: 26% · Canada
• Languages at home: 81% English-only · Spanish 14% French/Haitian/Cajun 2% Other Indo-European 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: ▲ 14.58%
• Current HPI: 310.7763
• 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

+235.8% since first listed

3 events — show timeline

• 2026-06-08 Coming Soon $319,000 Smart MLS
• 2013-12-31 Listing Removed — Smart MLS
• 2013-05-31 Listed $95,000 Smart MLS

Property tax history

+2.1%/yr

Latest (2025): $3,659 · +0.0% YoY. Source: county tax records.