10 Warner St · Hartford, CT 06114

$699,000

12 bd · 6.0 ba · 5,028 sqft · MultiFamily public records · 62 Days on market

Built 1900 5,662 sqft lot

---

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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 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 (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Welcome to 10 Warner St, a legal 6-family home located in the South end of Hartford, 06114. This beautiful home has been passed down from generation to generation and is a MUST SEE. This property offers an excellent opportunity for both homeowners and investors. Recent improvements include steel-beam foundation reinforcement, roof, fire-graded doors and exit signs, 1 remodeled unit, renovated back decks and gas hookups to allow the split all units for heat and hot water (currently 1 gas meter). Currently 4 of 6 units have an individual furnace with hook-ups available for the remaining 2 furnaces. Needs some cosmetic updates in some units, however this beautiful home has interior charm, including beautiful fireplace mantels in W facing units, a well maintained exterior, as well as separate electric meters. Quick access to public transportation on Franklin Ave and Wethersfield Ave and nearby shopping, restaurants, hospital, and schools. Home is being offered AS-IS.

Key facts

• Many units renovated
• Fully fenced
• Ample parking

Tags

• 6 UNIT MULTIFAMILY
• MANY UNITS RENOVATED
• NEW ROOF INSTALLED
• FULLY FENCED
• AMPLE PARKING
• SEPARATE ELECTRIC METERS

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/1.0-bath units multifamily listed at $699k.

Deal economics

• At list price, monthly cash flow is $4k ($43k/yr) — positive. Per door: $598/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $699k).
• Recommended offer: $657k (6.0% 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; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• At $11,414/mo this rent would consume 263% 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 $75k of equity ($5k loan paydown + $70k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 1.5% rent growth), your $196k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$120k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($657k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 25y 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 $510k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1900 — 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 $657,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.63% ✓
• Cap rate: 12.45%
• Cash-on-cash: 21.98%
• DSCR: 1.98
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 39.9%
• Equity multiple: 4.03×
• Total profit: $592,274
• Equity at exit: $629,715

10-year hold

• IRR: 33.8%
• Equity multiple: 8.83×
• Total profit: $1,532,685
• Equity at exit: $1,358,003

Cash invested: $195,720 (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: 30.6×

Monthly cashflow live

• Estimated rent: $11,414 high
• Mortgage (P&I): −$3,666
• Tax from tax record: −$1,475 /mo · $17,699/yr
• Insurance: −$291
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,397
• Net cashflow: $3,585

Break-even live

Break-even rent $6,876

Max offer price $699,000

Occupancy floor 64%

Sensitivity live

Price	-10% $3,981	-5% $3,783	+0% $3,585	+5% $3,387	+10% $3,190
Rent	-10% $2,684	-5% $3,134	+0% $3,585	+5% $4,036	+10% $4,487
Rate	-1.0pp $3,937	-0.5pp $3,763	base $3,585	+0.5pp $3,404	+1.0pp $3,220

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

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$11,412
Total (6 units)			$11,414

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-03-27
   status Under Contract
2. 2026-03-20
   historical Under Contract - Continue to Show
3. 2026-01-23
   listed $699,000 Active
4. 2026-01-01
   historical
5. 2025-11-05
   price $849,900
6. 2025-10-29
   listed $899,900 Active
7. 2024-04-05
   soldstatus $510,000 Closed 977-char remark

   Show marketing remark (977 chars)

   Welcome to 10 Warner St, a legal 6-family home located in the South end of Hartford, 06114. This beautiful home has been passed down from generation to generation and is a MUST SEE. This property offers an excellent opportunity for both homeowners and investors. Recent improvements include steel-beam foundation reinforcement, roof, fire-graded doors and exit signs, 1 remodeled unit, renovated back decks and gas hookups to allow the split all units for heat and hot water (currently 1 gas meter). Currently 4 of 6 units have an individual furnace with hook-ups available for the remaining 2 furnaces. Needs some cosmetic updates in some units, however this beautiful home has interior charm, including beautiful fireplace mantels in W facing units, a well maintained exterior, as well as separate electric meters. Quick access to public transportation on Franklin Ave and Wethersfield Ave and nearby shopping, restaurants, hospital, and schools. Home is being offered AS-IS.

8. 2024-02-23
   status Under Contract 977-char remark

   Show marketing remark (977 chars)

   Welcome to 10 Warner St, a legal 6-family home located in the South end of Hartford, 06114. This beautiful home has been passed down from generation to generation and is a MUST SEE. This property offers an excellent opportunity for both homeowners and investors. Recent improvements include steel-beam foundation reinforcement, roof, fire-graded doors and exit signs, 1 remodeled unit, renovated back decks and gas hookups to allow the split all units for heat and hot water (currently 1 gas meter). Currently 4 of 6 units have an individual furnace with hook-ups available for the remaining 2 furnaces. Needs some cosmetic updates in some units, however this beautiful home has interior charm, including beautiful fireplace mantels in W facing units, a well maintained exterior, as well as separate electric meters. Quick access to public transportation on Franklin Ave and Wethersfield Ave and nearby shopping, restaurants, hospital, and schools. Home is being offered AS-IS.

9. 2024-02-16
   listed $489,900 Active 977-char remark

   Show marketing remark (977 chars)

   Welcome to 10 Warner St, a legal 6-family home located in the South end of Hartford, 06114. This beautiful home has been passed down from generation to generation and is a MUST SEE. This property offers an excellent opportunity for both homeowners and investors. Recent improvements include steel-beam foundation reinforcement, roof, fire-graded doors and exit signs, 1 remodeled unit, renovated back decks and gas hookups to allow the split all units for heat and hot water (currently 1 gas meter). Currently 4 of 6 units have an individual furnace with hook-ups available for the remaining 2 furnaces. Needs some cosmetic updates in some units, however this beautiful home has interior charm, including beautiful fireplace mantels in W facing units, a well maintained exterior, as well as separate electric meters. Quick access to public transportation on Franklin Ave and Wethersfield Ave and nearby shopping, restaurants, hospital, and schools. Home is being offered AS-IS.

10. 2024-02-13
    historical $489,900 977-char remark

    Show marketing remark (977 chars)

    Welcome to 10 Warner St, a legal 6-family home located in the South end of Hartford, 06114. This beautiful home has been passed down from generation to generation and is a MUST SEE. This property offers an excellent opportunity for both homeowners and investors. Recent improvements include steel-beam foundation reinforcement, roof, fire-graded doors and exit signs, 1 remodeled unit, renovated back decks and gas hookups to allow the split all units for heat and hot water (currently 1 gas meter). Currently 4 of 6 units have an individual furnace with hook-ups available for the remaining 2 furnaces. Needs some cosmetic updates in some units, however this beautiful home has interior charm, including beautiful fireplace mantels in W facing units, a well maintained exterior, as well as separate electric meters. Quick access to public transportation on Franklin Ave and Wethersfield Ave and nearby shopping, restaurants, hospital, and schools. Home is being offered AS-IS.

11. 2019-12-24
    historical
12. 2019-08-27
    listed $309,900 Active
13. 2003-11-03
    soldstatus $196,000
14. 2002-01-31
    soldstatus $138,000
15. 2001-11-19
    listed $149,900
16. 1996-07-02
    soldstatus $70,000
17. 1996-07-02
    soldstatus $70,000

ⓘ 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: $17,699 · $1,475/mo
• Projected year-2 tax: $17,699 · $1,475/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $136,968
• − Mortgage interest: −$39,155
• − Property taxes: −$17,699
• − Insurance: −$3,495
• − Repairs & maintenance: −$10,957
• − Management: −$10,957
• − Depreciation: −$20,335
• Taxable income: $34,370
• Est. tax owed @ 24.0%: −$8,249
• After-tax cash flow: $34,774/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

+898.6% since first listed

17 events — show timeline

• 2026-03-27 Pending — Smart MLS
• 2026-03-20 Contingent — Smart MLS
• 2026-01-23 Listed $699,000 Smart MLS
• 2026-01-01 Listing Removed — Smart MLS
• 2025-11-05 Price Changed $849,900 Smart MLS
• 2025-10-29 Listed $899,900 Smart MLS
• 2024-04-05 Sold (MLS) $510,000 Smart MLS
• 2024-02-23 Pending — Smart MLS
• 2024-02-16 Listed $489,900 Smart MLS
• 2024-02-13 Coming Soon $489,900 Smart MLS
• 2019-12-24 Listing Removed — Smart MLS
• 2019-08-27 Listed $309,900 Smart MLS
• 2003-11-03 Sold (Public Records) $196,000 Public Records
• 2002-01-31 Sold (MLS) $138,000 Smart MLS
• 2001-11-19 Listed $149,900 Smart MLS
• 1996-07-02 Sold (Public Records) $70,000 Public Records
• 1996-07-02 Sold (Public Records) $70,000 Public Records

Property tax history

+4.5%/yr

Latest (2025): $17,699 · +40.4% YoY. Source: county tax records.