100 Bolivia St · Windham, CT 06226

$275,000

2 bd · 2.0 ba · 2,210 sqft · MultiFamily public records · 6 Days on market

Built 1860 0.36 ac lot Est $270k · 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 +22.6/30.0
• DSCR +7.3/10.0
• ARV discount +6.6/15.0
• 1% rule +6.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• 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

Multi family home with two units up and down. Each unit has seperate utilities in unit laundry and seperate driveways and garages. Very large walk up attic with potential for future expansion. Property being sold "as is". Subject to probate approval.

Key facts

• Quiet street
• Individual garages
• Generously sized lot

Tags

• QUIET STREET
• UPPER HILL SECTION
• WELL-MAINTAINED
• SEPARATE DRIVEWAYS
• INDIVIDUAL GARAGES
• GENEROUSLY SIZED LOT

Property features AI

Finance

• Other: Property offered as multi-family for sale (two units)

Exterior

• Parking: Detached garage (2-car); Paved driveway with off-street parking; Driveway and additional paved parking providing a total of 6 parking spaces
• Utilities: Public water connected; Public sewer connected
• Home design: Multi-family (2-family) property; Frame construction; Brown exterior; Private paved driveway
• Construction: Asphalt shingle roof; Shingle and shake siding; Masonry/stone foundation
• Exterior features: Level lot; Balcony; Porch; Patio; Gutters

Interior

• Kitchen: No specific appliances listed
• Bedrooms: 2 bedrooms total
• Bathrooms: 2 full bathrooms
• Heating & cooling: Steam heat fueled by natural gas; Window air conditioning units
• Interior features: 8 total rooms; Full, unfinished basement with concrete floor; Walk-up attic
• Laundry & utility: Unit 1 laundry in basement (hook-ups); Unit 2 in-unit laundry; All units have washer/dryer hook-ups; Electric hot water (other/electric)

What this means for you Summary

Snapshot

• This is a 2 × 1-bed/1.0-bath units multifamily listed at $275k.

Deal economics

• At list price, monthly cash flow is $470 ($6k/yr) — positive. Per door: $235/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Windham School District (town): math 15% / reading 25% proficiency, ranked #143 of 153 in CT (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 68% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 39 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 487 units permitted in Southeastern Connecticut Planning Region in 2024 (244 in 5+ unit buildings).
• At $3,055/mo this rent would consume 78% of the median local household income ($47k/yr) (locally 1122% 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 $8k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 17y 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 $130k; list at $275k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1860 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $275,000

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 1860 — 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. 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.
6. 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.
7. 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: 1.11% ✓
• Cap rate: 8.35%
• Cash-on-cash: 7.33%
• DSCR: 1.33
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $269,620
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
269 Jackson St	0.23mi	3/3.0 (+1)	2,382 (+8%)	9mo	$290,000	$122	60

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.1%
• Equity multiple: 0.81×
• Total profit: $-14,524
• Equity at exit: $41,003

10-year hold

• IRR: 4.6%
• Equity multiple: 1.34×
• Total profit: $26,232
• Equity at exit: $23,777

Cash invested: $77,000 (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 06226

• Home prices YoY: -9.3%
• Active inventory: 39
• Price-to-rent: 15.0×

Monthly cashflow live

• Estimated rent: $3,055 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$386 /mo · $4,635/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$642
• Net cashflow: $470

Break-even live

Break-even rent $2,459

Max offer price $275,000

Occupancy floor 80%

Sensitivity live

Price	-10% $626	-5% $548	+0% $470	+5% $393	+10% $315
Rent	-10% $229	-5% $350	+0% $470	+5% $591	+10% $712
Rate	-1.0pp $609	-0.5pp $540	base $470	+0.5pp $399	+1.0pp $327

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$3,054
Total (2 units)			$3,055

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
249 Church St Willimantic, CT	3.0	1.0	2997	$2,150	$0.72	15d	1	0.20mi
80 North St Willimantic, CT	2.0	1.0	2652	$1,650	$0.62	44d	1	0.49mi
330 Valley St Willimantic, CT	3.0	1.0	1400	$1,800	$1.29	15d	1	0.78mi

Listing history 4 events

1. 2026-06-16
   statusdays on market $275,000 Under Contract 6 DOM
2. 2026-06-15
   days on market $275,000 Active 5 DOM
3. 2026-06-14
   remarks 699-char remark
4. 2026-06-14
   listed $275,000 Active 3 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: $4,635 · $386/mo
• Projected year-2 tax: $5,260 · $438/mo
• Expected delta: +$625/yr (+$52/mo · 13.5%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $36,660
• − Mortgage interest: −$15,404
• − Property taxes: −$4,635
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,933
• − Management: −$2,933
• − Depreciation: −$8,000
• Taxable income: $1,380
• Est. tax owed @ 24.0%: −$331
• After-tax cash flow: $5,315/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: Windham School District
• NCES district ID: 0905190
• Math proficiency: 15% ▼ -16.00%
• Reading proficiency: 25% ▼ -12.00%
• Median HH income: $40,956
• Composite: 17.01/100
• National rank: #9128
• State rank: #143 of 153 in CT

Livability — Windham

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Willimantic, CT
• County: Windham County · 30,529 people
• Metro: Worcester, MA-CT
• Population (ZIP): 19,344
• Household income: $47,162
• Rent vs Own: 63.8% rent · 36.2% own
• Severe rent burden: 1122.0

Population outlook (Southeastern Connecticut County) Hauer SSP2

• By 2040: 293,442

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: Hispanic / Latino 45% White 44% Two or more races 20% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 10% Puerto Rican 30% Dominican 1%
• Common ancestry: Lithuanian 6% Romanian 5% Slovak 1%
• Foreign-born: 9% · Canada, Guatemala, China
• Languages at home: 62% English-only · Spanish 33% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Southeastern Connecticut

• 2024 margin: D (+13.0) · D 55.6% · R 42.6% · Other 1.8%
• All cycles: 2024: D+13.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -31.01%
• Current HPI: 301.9706
• Rent YoY: —
• Metro: Worcester, MA-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

+72.0% since first listed

7 events — show timeline

• 2026-06-10 Listed $275,000 Smart MLS
• 2010-08-20 Sold (Public Records) $97,500 Public Records
• 2010-08-20 Sold (Public Records) $32,500 Public Records
• 2010-08-20 Sold (MLS) $130,000 Smart MLS
• 2010-02-25 Listed $142,000 Smart MLS
• 2010-02-24 Listing Removed — Smart MLS
• 2009-10-19 Listed $159,900 Smart MLS

Property tax history

-0.7%/yr

Latest (2023): $4,635 · +1.5% YoY. Source: county tax records.