120 Bond St · Hartford, CT 06114

$350,000

4 bd · 2.0 ba · 2,320 sqft · MultiFamily public records · 95 Days on market

Built 1910 6,969 sqft lot $151/sqft · 36% below area Est $549k · 36% 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 +21.2/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.8/10.0
• 1% rule +5.7/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• 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

Investors take notice! Great opportunity to add to your portfolio or jump into investing! Fully occupied by long standing tenants. Come see this recently updated 2 family home. Conveniently located close to public transportation and downtown. New heating unit, bathrooms have been updated, and both units have new appliances. Second floor has been painted as well! The basement can also be converted to a studio apartment, giving you a third rental! Water meters are separate for both units and there is a huge lot in the back for parking! Don't miss this opportunity, schedule your showing today! Property is being sold "as is." 24 hrs. notice needed for showings.

Key facts

• Updated bathrooms
• New appliances
• Huge lot for parking

Tags

• NEW HEATING UNIT
• UPDATED BATHROOMS
• NEW APPLIANCES
• SEPARATE WATER METERS
• HUGE LOT FOR PARKING

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $350k.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive. Per door: $252/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Recommended offer: $318k (9.0% 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: Rents rising (+1.5%/yr); 54 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• At $3,743/mo this rent would consume 86% of the median local household income ($52k/yr) (locally 1897% 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 $37k of equity ($2k loan paydown + $35k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 1.5% rent growth), your $98k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($318k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 23y ago; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $190k; list at $350k implies a 84% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $318,500 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.07% ✓
• Cap rate: 8.02%
• Cash-on-cash: 6.18%
• DSCR: 1.28
• GRM: 7.8

CMA / ARV

• ARV (median comp): $548,565
• List price: $350,000
• Delta: -36.20%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

10.0% appreciation · 1.47% rent growth · sell at horizon

5-year hold

• IRR: 28.2%
• Equity multiple: 3.22×
• Total profit: $217,170
• Equity at exit: $315,308

10-year hold

• IRR: 24.1%
• Equity multiple: 7.16×
• Total profit: $603,589
• Equity at exit: $679,973

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 06114

• Home prices YoY: 4.7%
• Rents YoY: 1.5%
• Active inventory: 54
• Price-to-rent: 15.6×

Monthly cashflow live

• Estimated rent: $3,743 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$471 /mo · $5,651/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$786
• Net cashflow: $505

Break-even live

Break-even rent $3,104

Max offer price $350,000

Occupancy floor 82%

Sensitivity live

Price	-10% $703	-5% $604	+0% $505	+5% $406	+10% $307
Rent	-10% $209	-5% $357	+0% $505	+5% $653	+10% $800
Rate	-1.0pp $681	-0.5pp $594	base $505	+0.5pp $414	+1.0pp $322

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,744
Total (2 units)			$3,743

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 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
218 Grandview Ter Hartford, CT	3.0	1.0	2648	$2,000	$0.76	25d	1	0.83mi
34 Goodrich St Hartford, CT	3.0	1.5	2392	$2,200	$0.92	4d	1	0.88mi
99 Victoria Rd Hartford, CT	4.0	2.0	3355	$2,700	$0.80	13d	1	1.15mi
97 Bates St Hartford, CT	3.0	2.0	2240	$2,900	$1.29	3d	1	1.32mi

Listing history 36 events

1. 2026-06-18
   days on market $350,000 Active 95 DOM
2. 2026-06-17
   days on market $350,000 Active 94 DOM
3. 2026-06-16
   days on market $350,000 Active 93 DOM
4. 2026-06-15
   days on market $350,000 Active 92 DOM
5. 2026-06-13
   days on market $350,000 Active 90 DOM
6. 2026-06-13
   days on market $350,000 Active 89 DOM
7. 2026-06-10
   days on market $350,000 Active 87 DOM
8. 2026-06-09
   days on market $350,000 Active 86 DOM
9. 2026-06-08
   days on market $350,000 Active 85 DOM
10. 2026-06-07
    days on market $350,000 Active 84 DOM
11. 2026-06-05
    days on market $350,000 Active 81 DOM
12. 2026-06-03
    days on market $350,000 Active 80 DOM
13. 2026-06-02
    days on market $350,000 Active 79 DOM
14. 2026-06-01
    days on market $350,000 Active 78 DOM
15. 2026-05-31
    days on market $350,000 Active 77 DOM
16. 2026-05-04
    status Under Contract 675-char remark

    Show marketing remark (675 chars)

    Investors take notice! Great opportunity to add to your portfolio or jump into investing! Fully occupied by long standing tenants. Come see this recently updated 2 family home. Conveniently located close to public transportation and downtown. New heating unit, bathrooms have been updated, and both units have new appliances. Second floor has been painted as well! The basement can also be converted to a studio apartment, giving you a third rental! Water meters are separate for both units and there is a huge lot in the back for parking! Don't miss this opportunity, schedule your showing today! Property is being sold "as is." 24 hrs. notice needed for showings.

17. 2026-03-31
    price $360,000 675-char remark

    Show marketing remark (675 chars)

    Investors take notice! Great opportunity to add to your portfolio or jump into investing! Fully occupied by long standing tenants. Come see this recently updated 2 family home. Conveniently located close to public transportation and downtown. New heating unit, bathrooms have been updated, and both units have new appliances. Second floor has been painted as well! The basement can also be converted to a studio apartment, giving you a third rental! Water meters are separate for both units and there is a huge lot in the back for parking! Don't miss this opportunity, schedule your showing today! Property is being sold "as is." 24 hrs. notice needed for showings.

18. 2026-02-20
    listed $375,000 Active 675-char remark

    Show marketing remark (675 chars)

    Investors take notice! Great opportunity to add to your portfolio or jump into investing! Fully occupied by long standing tenants. Come see this recently updated 2 family home. Conveniently located close to public transportation and downtown. New heating unit, bathrooms have been updated, and both units have new appliances. Second floor has been painted as well! The basement can also be converted to a studio apartment, giving you a third rental! Water meters are separate for both units and there is a huge lot in the back for parking! Don't miss this opportunity, schedule your showing today! Property is being sold "as is." 24 hrs. notice needed for showings.

19. 2023-09-15
    soldstatus $190,000
20. 2023-09-14
    status Under Contract 373-char remark

    Show marketing remark (373 chars)

    Amazing opportunity to own this two family house. Convenient location, close to public transportation and Downtown Hartford. Great property for a handyman or an Investor. Property do not pass FHA, CHFA or VA. Property is selling Sold As Is condition and with tenants in possession. Don't miss this opportunity, Schedule your showing today. 24 Hours notice showing required.

21. 2023-09-08
    soldstatus $190,000 Closed 373-char remark

    Show marketing remark (373 chars)

    Amazing opportunity to own this two family house. Convenient location, close to public transportation and Downtown Hartford. Great property for a handyman or an Investor. Property do not pass FHA, CHFA or VA. Property is selling Sold As Is condition and with tenants in possession. Don't miss this opportunity, Schedule your showing today. 24 Hours notice showing required.

22. 2023-04-01
    historical Under Contract - Continue to Show 373-char remark

    Show marketing remark (373 chars)

    Amazing opportunity to own this two family house. Convenient location, close to public transportation and Downtown Hartford. Great property for a handyman or an Investor. Property do not pass FHA, CHFA or VA. Property is selling Sold As Is condition and with tenants in possession. Don't miss this opportunity, Schedule your showing today. 24 Hours notice showing required.

23. 2023-02-22
    listed $202,000 Active 373-char remark

    Show marketing remark (373 chars)

    Amazing opportunity to own this two family house. Convenient location, close to public transportation and Downtown Hartford. Great property for a handyman or an Investor. Property do not pass FHA, CHFA or VA. Property is selling Sold As Is condition and with tenants in possession. Don't miss this opportunity, Schedule your showing today. 24 Hours notice showing required.

24. 2016-02-24
    soldstatus $88,000
25. 2016-02-23
    soldstatus $88,000
26. 2016-02-01
    historical
27. 2015-08-25
    listed $99,900
28. 2011-12-09
    historical
29. 2011-08-09
    listed $74,900
30. 2011-03-29
    historical
31. 2010-12-29
    listed $89,900
32. 2007-01-12
    historical
33. 2006-07-12
    listed $254,900
34. 2004-05-05
    soldstatus $184,500
35. 2004-05-04
    soldstatus $184,500
36. 2003-10-14
    listed $189,900

ⓘ 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: $5,651 · $471/mo
• Projected year-2 tax: $6,570 · $548/mo
• Expected delta: +$920/yr (+$77/mo · 16.3%)

ⓘ 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: $44,916
• − Mortgage interest: −$19,605
• − Property taxes: −$5,651
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,593
• − Management: −$3,593
• − Depreciation: −$10,182
• Taxable income: $541
• Est. tax owed @ 24.0%: −$130
• After-tax cash flow: $5,927/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): 26,458
• Household income: $52,110
• Rent vs Own: 61.6% rent · 38.4% own
• Severe rent burden: 1897.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 60% White 19% Black 19% Two or more races 10% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 36% Dominican 6%
• Common ancestry: American 6% Romanian 1% Lithuanian 1%
• Foreign-born: 31% · Canada, Jamaica
• Languages at home: 36% English-only · Spanish 49% Russian/Polish/Slavic 8% Other Indo-European 4%

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: ▲ 16.02%
• Current HPI: 356.5892
• Rent YoY: ▲ 1.47%
• 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

+89.6% since first listed

21 events — show timeline

• 2026-05-04 Pending — Smart MLS
• 2026-03-31 Price Changed $360,000 Smart MLS
• 2026-02-20 Listed $375,000 Smart MLS
• 2023-09-15 Sold (Public Records) $190,000 Public Records
• 2023-09-14 Pending — Smart MLS
• 2023-09-08 Sold (MLS) $190,000 Smart MLS
• 2023-04-01 Contingent — Smart MLS
• 2023-02-22 Listed $202,000 Smart MLS
• 2016-02-24 Sold (MLS) $88,000 Smart MLS
• 2016-02-23 Sold (Public Records) $88,000 Public Records
• 2016-02-01 Listing Removed — Smart MLS
• 2015-08-25 Listed $99,900 Smart MLS
• 2011-12-09 Listing Removed — Smart MLS
• 2011-08-09 Listed $74,900 Smart MLS
• 2011-03-29 Listing Removed — Smart MLS
• 2010-12-29 Listed $89,900 Smart MLS
• 2007-01-12 Listing Removed — Smart MLS
• 2006-07-12 Listed $254,900 Smart MLS
• 2004-05-05 Sold (Public Records) $184,500 Public Records
• 2004-05-04 Sold (MLS) $184,500 Smart MLS
• 2003-10-14 Listed $189,900 Smart MLS

Property tax history

+3.4%/yr

Latest (2025): $5,651 · +0.0% YoY. Source: county tax records.