None · Hartford, CT 06112

$399,333

5 bd · 4.0 ba · 2,880 sqft · MultiFamily public records · 45 Days on market

Built 1915 3,484 sqft lot

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Why this score? — see what drove the C 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 +19.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Multi-family units

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

Listing remarks MLS

The best of both worlds - homeownership & rental income. Brownstone totally renovated - brand new appliances, carpet, countertops, cabinets & more. Lots of closets, w/d hookup in unit, off-street parking. Up to 20% down payment assistance.

Key facts

• Multi family home
• Recently updated
• New sink

Tags

• MULTI FAMILY HOME
• RENTAL INCOME POTENTIAL
• RECENTLY UPDATED
• NEW GRANITE COUNTERTOPS
• NEW SINK
• NEW DISHWASHER

Property features AI

Exterior

• Parking: Off-street parking; 2 parking spaces
• Utilities: Public water connected; Public sewer connected; Natural gas for hot water and heat; Tankless hot water
• Home design: Multi-family (2-family); Multi-family property
• Construction: Brick and stone foundation; Brick construction
• Exterior features: Brick exterior; Flat roof; Balcony; Deck; Sidewalk; Gutters; Exterior lighting; Level lot

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 4 full bathrooms
• Heating & cooling: Hot water heat; Natural gas heat fuel; Window unit cooling; Tankless natural gas hot water
• Interior features: 12 total rooms; Full basement with walk-out; Window unit cooling
• Laundry & utility: In-unit laundry hook-up for one unit

What this means for you Summary

Snapshot

• This is a 1×2bd/1.0ba + 1×2bd/2.0ba units multifamily listed at $399k.

Deal economics

• At list price, monthly cash flow is $456 ($5k/yr) — positive. Per door: $228/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $399k).
• Recommended offer: $387k (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: 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; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• At $4,117/mo this rent would consume 111% 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 $43k of equity ($3k loan paydown + $40k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $112k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$69k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($387k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $190k; list at $399k implies a 110% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — 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 $387,353 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1915 — 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: 1.03% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.90%
• DSCR: 1.22
• GRM: 8.1

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: 27.8%
• Equity multiple: 3.21×
• Total profit: $246,640
• Equity at exit: $359,751

10-year hold

• IRR: 24.3%
• Equity multiple: 7.29×
• Total profit: $703,623
• Equity at exit: $775,816

Cash invested: $111,813 (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: 16.2×

Monthly cashflow live

• Estimated rent: $4,117 high
• Mortgage (P&I): −$2,094
• Tax from tax record: −$536 /mo · $6,426/yr
• Insurance: −$166
• HOA: −$0
• Vacancy / Maint / Mgmt: −$865
• Net cashflow: $456

Break-even live

Break-even rent $3,539

Max offer price $399,333

Occupancy floor 84%

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$2,059
1× unit	2	2	$2,059
Total (2 units)			$4,117

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: $99,833
• Closing costs: $11,980
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
260-262 Oxford St Fl 1 Hartford, CT	5.0	2.5	2200	$3,500	$1.59	23d	1	1.09mi

Listing history 9 events

1. 2026-05-15
   status Under Contract
2. 2026-04-20
   historical Under Contract - Continue to Show
3. 2026-04-14
   status Active
4. 2026-04-06
   historical Under Contract - Continue to Show
5. 2026-03-31
   listed $399,333 Active
6. 2025-09-11
   historical
7. 2025-06-12
   listed $425,000 Active
8. 2010-05-04
   soldstatus $189,900 247-char remark

   Show marketing remark (247 chars)

   The best of both worlds - homeownership & rental income. Brownstone totally renovated - brand new appliances, carpet, countertops, cabinets & more. Lots of closets, w/d hookup in unit, off-street parking. Up to 20% down payment assistance.

9. 2008-11-07
   listed $189,900 247-char remark

   Show marketing remark (247 chars)

   The best of both worlds - homeownership & rental income. Brownstone totally renovated - brand new appliances, carpet, countertops, cabinets & more. Lots of closets, w/d hookup in unit, off-street parking. Up to 20% down payment assistance.

ⓘ 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: $6,426 · $536/mo
• Projected year-2 tax: $7,486 · $624/mo
• Expected delta: +$1,060/yr (+$88/mo · 16.5%)

ⓘ 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: $49,404
• − Mortgage interest: −$22,369
• − Property taxes: −$6,426
• − Insurance: −$1,997
• − Repairs & maintenance: −$3,952
• − Management: −$3,952
• − Depreciation: −$11,617
• Taxable loss: −$909
• Est. tax savings @ 24.0%: +$218
• After-tax cash flow: $5,695/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

+110.3% since first listed

9 events — show timeline

• 2026-05-15 Pending — Smart MLS
• 2026-04-20 Contingent — Smart MLS
• 2026-04-14 Relisted — Smart MLS
• 2026-04-06 Contingent — Smart MLS
• 2026-03-31 Listed $399,333 Smart MLS
• 2025-09-11 Listing Removed — Smart MLS
• 2025-06-12 Listed $425,000 Smart MLS
• 2010-05-04 Sold (MLS) $189,900 Smart MLS
• 2008-11-07 Listed $189,900 Smart MLS

Property tax history

+3.7%/yr

Latest (2025): $6,426 · +0.0% YoY. Source: county tax records.