8 Thompson Ct · Thompsonville, CT 06082

$350,000

3 bd · 2.0 ba · 1,991 sqft · MultiFamily public records · 51 Days on market

Built 1920 4,791 sqft lot $176/sqft · at area comps Est $348k · at est.

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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 +26.8/30.0
• DSCR +9.2/10.0
• 1% rule +7.4/10.0
• ARV discount +7.2/15.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• 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: 2 units. confirmed

Listing remarks MLS

HIGHEST AND BEST OFFERS DUE FEB 25TH BY 6PM.Come check out this fully renovated 2 family. 2nd floor is a 1 bedroom apartment and the 1st floor has 2 bedrooms. Both Apartments have been renovated which includes new white shaker style cabinets, laminate countertops, new appliances, new LVP flooring and carpet, the hardwood floors have been refinished to a gleaming shine. Both units have been freshly painted in a modern color palate. The exterior features new vinyl siding with all new gutters. Some of the windows in the home are brand new replacements. Both units are individually heated by hot water radiators fired by gas boilers. The 2nd floor unit features a living room with hardwood floors, a large kitchen, a bedroom with a large closet and bathroom with washer/dryer hookups. The 1st floor unit features a living room with hardwood floors, a large kitchen, 2 bedrooms with large closets, bathroom. Washer/dryer hookups for 1st floor are in the basement. Flat, partially fenced in backyard. There is a driveway next to property for 1 or 2 cars and there is dedicated off street parking.

Key facts

• Private driveway
• Two-family home
• Bright living room

Tags

• TWO-FAMILY HOME
• BRIGHT LIVING ROOM
• HARDWOOD FLOORS
• LARGE KITCHEN
• WASHER AND DRYER HOOKUPS
• PRIVATE DRIVEWAY

Property features AI

Exterior

• Parking: Driveway; 2 total parking spaces
• Utilities: Public water connected; Public sewer connected; Natural gas for heat and hot water
• Home design: Multi-family (2-family); Gray exterior color
• Construction: Shingle roof; Stone and brick construction; Concrete foundation; Built with traditional masonry and siding elements
• Exterior features: Balcony; Gutters; Vinyl siding; Private driveway

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Natural gas heating; Baseboard heating; Hot water heating; Radiator heating; Window unit cooling
• Interior features: 9 total rooms; Full, unfinished basement; Attic with walk-up access; Window air conditioning units
• Laundry & utility: All units have washer/dryer hookups; Natural gas hot water

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $958 ($12k/yr) — positive. Per door: $479/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Recommended offer: $340k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.6% vs local median 5.2% in Thompsonville — 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 69/100 on livability (#103 in CT) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing A, crime B+; Watch: amenities F, commute F, employment D-.
• Enfield School District (suburban): math 25% / reading 41% proficiency, ranked #114 of 153 in CT (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Eli Whitney School (math 28% / reading 39%, grade F, #353 of 553 statewide, top 64%, 339 students, 48% FRL); John F. Kennedy Middle School (math 22% / reading 39%, grade F, #138 of 175 statewide, top 79%, 1,096 students, 46% FRL); Enfield High School (math 29% / reading 54%, grade F, #102 of 194 statewide, top 53%, 1,490 students, 40% FRL) — zoned schools average 45% FRL vs 29% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.9%/yr); 188 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $4,334/mo this rent would consume 58% of the median local household income ($90k/yr) (locally 954% 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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $98k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $300k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $339,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 51 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. 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: 1.24% ✓
• Cap rate: 9.58%
• Cash-on-cash: 11.73%
• DSCR: 1.52
• GRM: 6.7

CMA / ARV

• ARV (median comp): $347,502
• List price: $350,000
• Delta: 0.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
88 High St	0.21mi	4/2.0 (+1)	2,153 (+8%)	5mo	$275,000	$128	68
820 Burbank Ave	0.62mi	4/2.0 (+1)	2,106 (+6%)	9mo	$400,000	$190	49
54 Elm St	0.60mi	4/2.0 (+1)	1,960 (-2%)	20mo	$302,000	$154	48
119 Pearl St	0.25mi	4/2.0 (+1)	2,231 (+12%)	23mo	$300,000	$134	44
33 Alden Ave	0.45mi	4/2.0 (+1)	2,217 (+11%)	24mo	$350,000	$158	36

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 · 3.9% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.09×
• Total profit: $8,376
• Equity at exit: $52,186

10-year hold

• IRR: 12.7%
• Equity multiple: 2.05×
• Total profit: $102,820
• Equity at exit: $30,262

Cash invested: $98,000 (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 06082

• Rents YoY: 3.9%
• Active inventory: 188
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $4,334 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$484 /mo · $5,811/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$910
• Net cashflow: $958

Break-even live

Break-even rent $3,121

Max offer price $350,000

Occupancy floor 73%

Sensitivity live

Price	-10% $1,156	-5% $1,057	+0% $958	+5% $859	+10% $760
Rent	-10% $616	-5% $787	+0% $958	+5% $1,130	+10% $1,301
Rate	-1.0pp $1,135	-0.5pp $1,047	base $958	+0.5pp $868	+1.0pp $775

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$4,334
Total (2 units)			$4,334

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
54 Prospect St Enfield, CT	4.0	2.0	2016	$3,200	$1.59	3d	1	0.09mi
36B Maple Ave Enfield, CT	3.0	1.5	1800	$1,775	$0.99	45d	1	0.30mi
147 Pearl St Unit 2nd Fl Enfield, CT	2.0	1.0	1531	$1,800	$1.18	3d	1	0.39mi
37 Shad Row #37 Suffield, CT	3.0	2.5	2000	$2,700	$1.35	3d	1	0.60mi
42 Hartford Ave Enfield, CT	4.0	1.0	1538	$2,400	$1.56	45d	1	0.60mi
3 Pebblestone Cir #3 Suffield, CT	3.0	2.5	1320	$2,550	$1.93	45d	1	0.69mi
692 Enfield St Enfield, CT	3.0	2.0	1370	$2,100	$1.53	45d	1	0.69mi
8 Catherine Ln Suffield, CT	3.0	2.0	1486	$3,500	$2.36	45d	1	0.96mi
44 Saint James Ave Enfield, CT	3.0	2.0	1500	$2,700	$1.80	45d	1	1.28mi

Listing history 28 events

1. 2026-06-22
   days on market $350,000 Active 51 DOM
2. 2026-06-18
   days on market $350,000 Active 48 DOM
3. 2026-06-17
   days on market $350,000 Active 47 DOM
4. 2026-06-16
   days on market $350,000 Active 46 DOM
5. 2026-06-15
   days on market $350,000 Active 45 DOM
6. 2026-06-13
   days on market $350,000 Active 43 DOM
7. 2026-06-10
   days on market $350,000 Active 40 DOM
8. 2026-06-09
   days on market $350,000 Active 39 DOM
9. 2026-06-08
   days on market $350,000 Active 38 DOM
10. 2026-06-07
    days on market $350,000 Active 37 DOM
11. 2026-06-05
    days on market $350,000 Active 34 DOM
12. 2026-06-03
    days on market $350,000 Active 33 DOM
13. 2026-06-02
    days on market $350,000 Active 32 DOM
14. 2026-06-01
    days on market $350,000 Active 31 DOM
15. 2026-05-31
    days on market $350,000 Active 30 DOM
16. 2026-05-01
    listed $350,000 Active 1152-char remark
17. 2024-04-18
    soldstatus $300,000
18. 2024-04-17
    soldstatus $300,000 Closed 1096-char remark

    Show marketing remark (1096 chars)

    HIGHEST AND BEST OFFERS DUE FEB 25TH BY 6PM.Come check out this fully renovated 2 family. 2nd floor is a 1 bedroom apartment and the 1st floor has 2 bedrooms. Both Apartments have been renovated which includes new white shaker style cabinets, laminate countertops, new appliances, new LVP flooring and carpet, the hardwood floors have been refinished to a gleaming shine. Both units have been freshly painted in a modern color palate. The exterior features new vinyl siding with all new gutters. Some of the windows in the home are brand new replacements. Both units are individually heated by hot water radiators fired by gas boilers. The 2nd floor unit features a living room with hardwood floors, a large kitchen, a bedroom with a large closet and bathroom with washer/dryer hookups. The 1st floor unit features a living room with hardwood floors, a large kitchen, 2 bedrooms with large closets, bathroom. Washer/dryer hookups for 1st floor are in the basement. Flat, partially fenced in backyard. There is a driveway next to property for 1 or 2 cars and there is dedicated off street parking.

19. 2024-02-27
    status Under Contract 1096-char remark

    Show marketing remark (1096 chars)

    HIGHEST AND BEST OFFERS DUE FEB 25TH BY 6PM.Come check out this fully renovated 2 family. 2nd floor is a 1 bedroom apartment and the 1st floor has 2 bedrooms. Both Apartments have been renovated which includes new white shaker style cabinets, laminate countertops, new appliances, new LVP flooring and carpet, the hardwood floors have been refinished to a gleaming shine. Both units have been freshly painted in a modern color palate. The exterior features new vinyl siding with all new gutters. Some of the windows in the home are brand new replacements. Both units are individually heated by hot water radiators fired by gas boilers. The 2nd floor unit features a living room with hardwood floors, a large kitchen, a bedroom with a large closet and bathroom with washer/dryer hookups. The 1st floor unit features a living room with hardwood floors, a large kitchen, 2 bedrooms with large closets, bathroom. Washer/dryer hookups for 1st floor are in the basement. Flat, partially fenced in backyard. There is a driveway next to property for 1 or 2 cars and there is dedicated off street parking.

20. 2024-02-22
    listed $249,900 Active 1096-char remark

    Show marketing remark (1096 chars)

    HIGHEST AND BEST OFFERS DUE FEB 25TH BY 6PM.Come check out this fully renovated 2 family. 2nd floor is a 1 bedroom apartment and the 1st floor has 2 bedrooms. Both Apartments have been renovated which includes new white shaker style cabinets, laminate countertops, new appliances, new LVP flooring and carpet, the hardwood floors have been refinished to a gleaming shine. Both units have been freshly painted in a modern color palate. The exterior features new vinyl siding with all new gutters. Some of the windows in the home are brand new replacements. Both units are individually heated by hot water radiators fired by gas boilers. The 2nd floor unit features a living room with hardwood floors, a large kitchen, a bedroom with a large closet and bathroom with washer/dryer hookups. The 1st floor unit features a living room with hardwood floors, a large kitchen, 2 bedrooms with large closets, bathroom. Washer/dryer hookups for 1st floor are in the basement. Flat, partially fenced in backyard. There is a driveway next to property for 1 or 2 cars and there is dedicated off street parking.

21. 2023-08-18
    soldstatus $100,000 Closed

    Show marketing remark (594 chars)

    Opportunity knocks. This is the one you have been waiting for. Ideal for either owner occupied or the investor. Second floor unit features an eat-in-kitchen, large living room area, updated bath with washer/dryer hook-up, wood floors that could be stunning once refinished, AND the apt. is currently vacant. This home needs your TLC, but oh look at the potential. First floor is a two bedroom, with a new heating system. Nice size back yard and full basement with washer/dryer for the first floor. Second floor does not have a working heating system. This one is ready to go and priced to move.

22. 2023-07-22
    status Under Contract

    Show marketing remark (594 chars)

    Opportunity knocks. This is the one you have been waiting for. Ideal for either owner occupied or the investor. Second floor unit features an eat-in-kitchen, large living room area, updated bath with washer/dryer hook-up, wood floors that could be stunning once refinished, AND the apt. is currently vacant. This home needs your TLC, but oh look at the potential. First floor is a two bedroom, with a new heating system. Nice size back yard and full basement with washer/dryer for the first floor. Second floor does not have a working heating system. This one is ready to go and priced to move.

23. 2023-07-19
    listed $77,500 Active

    Show marketing remark (594 chars)

    Opportunity knocks. This is the one you have been waiting for. Ideal for either owner occupied or the investor. Second floor unit features an eat-in-kitchen, large living room area, updated bath with washer/dryer hook-up, wood floors that could be stunning once refinished, AND the apt. is currently vacant. This home needs your TLC, but oh look at the potential. First floor is a two bedroom, with a new heating system. Nice size back yard and full basement with washer/dryer for the first floor. Second floor does not have a working heating system. This one is ready to go and priced to move.

24. 2019-12-14
    historical
25. 2019-09-12
    price $85,000
26. 2019-07-15
    price $89,900
27. 2019-06-14
    listed $99,900 Active
28. 1984-04-04
    soldstatus $57,000

ⓘ 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: $5,811 · $484/mo
• Projected year-2 tax: $6,650 · $554/mo
• Expected delta: +$840/yr (+$70/mo · 14.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $52,008
• − Mortgage interest: −$19,605
• − Property taxes: −$5,811
• − Insurance: −$1,750
• − Repairs & maintenance: −$4,161
• − Management: −$4,161
• − Depreciation: −$10,182
• Taxable income: $6,338
• Est. tax owed @ 24.0%: −$1,521
• After-tax cash flow: $9,979/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: Enfield School District
• NCES district ID: 0901470
• Math proficiency: 25% ▼ -14.00%
• Reading proficiency: 41% ▼ -10.00%
• Median HH income: $68,750
• Composite: 30.42/100
• National rank: #6238
• State rank: #114 of 153 in CT

Livability — Thompsonville

• Score: 69/100
• State rank: #103
• US rank: #8941

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thompsonville, CT
• County: Hartford County · 754,208 people
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 41,090
• Household income: $90,404
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 954.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 11% Two or more races 9% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7%
• Common ancestry: Romanian 10% Lithuanian 9% Slovak 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 2% 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: ▼ -494.72%
• Current HPI: 192.4011
• Rent YoY: ▲ 3.90%
• 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

+514.0% since first listed

13 events — show timeline

• 2026-05-01 Listed $350,000 Smart MLS
• 2024-04-18 Sold (Public Records) $300,000 Public Records
• 2024-04-17 Sold (MLS) $300,000 Smart MLS
• 2024-02-27 Pending — Smart MLS
• 2024-02-22 Listed $249,900 Smart MLS
• 2023-08-18 Sold (MLS) $100,000 Smart MLS
• 2023-07-22 Pending — Smart MLS
• 2023-07-19 Listed $77,500 Smart MLS
• 2019-12-14 Listing Removed — Smart MLS
• 2019-09-12 Price Changed $85,000 Smart MLS
• 2019-07-15 Price Changed $89,900 Smart MLS
• 2019-06-14 Listed $99,900 Smart MLS
• 1984-04-04 Sold (Public Records) $57,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $5,811 · +2.7% YoY. Source: county tax records.