14 Asnuntuck St · Thompsonville, CT 06082

$333,777

8 bd · 2.0 ba · 2,614 sqft · MultiFamily public records · 3 Days on market

Built 1900 4,791 sqft lot Est $389k · 14% 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 +30.0/30.0
• ARV discount +13.9/15.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• 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

There is much opportunity present in this 2 unit property. The units are side-by-side, and each unit has 4 bedrooms. The property is move in ready for you or your tenants. Brand-new high efficiency Navien natural gas boilers in each unit. Lots of updates including new flooring, paint and vinyl windows throughout. Separate utilities. Schedule your showing today! ** The seller is in receipt of multiple offers and has asked that anyone with an interest in making an offer do so by 8pm, August 16th **

Key facts

• Spacious layouts
• Easy access
• Appliances included

Tags

• TWO-FAMILY
• INCOME-PRODUCING OPPORTUNITY
• SPACIOUS LAYOUTS
• APPLIANCES INCLUDED
• COMFORTABLE LIVING SPACE
• EASY ACCESS

Property features AI

Exterior

• Utilities: Public water connected; Public sewer connected; Natural gas service
• Home design: Multi-family (2-family) property
• Construction: Frame construction; Asbestos siding; Block and brick foundation; Asphalt shingle roof; Gray exterior color
• Exterior features: Front porch; Level lot

Interior

• Bedrooms: 8 total bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heat; Natural gas heat and domestic hot water
• Interior features: 12 total rooms; Full basement; Walk-up attic
• Laundry & utility: Laundry hookups in Unit 2; Basement laundry in Unit 16

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/1.0-bath units multifamily listed at $334k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $802/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $334k).
• Cap rate 12.1% 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); 189 active listings in the ZIP; solid renter incomes; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• At $4,924/mo this rent would consume 65% 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 $93k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 26y ago; this cycle's ask is 40% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $250k; 34% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: 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 $333,777

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 1900 — 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: 1.48% ✓
• Cap rate: 12.06%
• Cash-on-cash: 20.60%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $389,486
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
90 West St	0.47mi	8/4.0	2,800 (+7%)	16mo	$365,000	$130	45
81 West St	0.42mi	8/4.0	2,912 (+11%)	21mo	$435,000	$149	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: 13.9%
• Equity multiple: 1.56×
• Total profit: $52,646
• Equity at exit: $49,767

10-year hold

• IRR: 23.4%
• Equity multiple: 3.10×
• Total profit: $196,457
• Equity at exit: $28,859

Cash invested: $93,458 (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: 189
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $4,924 high
• Mortgage (P&I): −$1,750
• Tax from tax record: −$396 /mo · $4,756/yr
• Insurance: −$139
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,034
• Net cashflow: $1,604

Break-even live

Break-even rent $2,893

Max offer price $333,777

Occupancy floor 62%

Sensitivity live

Price	-10% $1,793	-5% $1,699	+0% $1,604	+5% $1,510	+10% $1,415
Rent	-10% $1,215	-5% $1,410	+0% $1,604	+5% $1,799	+10% $1,993
Rate	-1.0pp $1,772	-0.5pp $1,689	base $1,604	+0.5pp $1,518	+1.0pp $1,430

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	1	$4,924
Total (2 units)			$4,924

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: $83,444
• Closing costs: $10,013
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-22
   days on market $333,777 Active 3 DOM
2. 2026-06-22
   statusdays on market $333,777 Active 2 DOM
3. 2026-06-18
   remarks 699-char remark
4. 2026-06-18
   listed $333,777 Coming Soon 1 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: $4,756 · $396/mo
• Projected year-2 tax: $5,949 · $496/mo
• Expected delta: +$1,193/yr (+$99/mo · 25.1%)

ⓘ 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: $59,088
• − Mortgage interest: −$18,697
• − Property taxes: −$4,756
• − Insurance: −$1,669
• − Repairs & maintenance: −$4,727
• − Management: −$4,727
• − Depreciation: −$9,710
• Taxable income: $14,802
• Est. tax owed @ 24.0%: −$3,553
• After-tax cash flow: $15,698/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

+595.4% since first listed

18 events — show timeline

• 2026-06-18 Coming Soon $333,777 Smart MLS
• 2022-09-28 Sold (Public Records) $250,000 Public Records
• 2022-09-27 Sold (MLS) $250,000 Smart MLS
• 2022-08-17 Pending — Smart MLS
• 2022-08-12 Relisted — Smart MLS
• 2022-05-27 Listed $239,000 Smart MLS
• 2022-05-26 Coming Soon $239,000 Smart MLS
• 2021-01-15 Sold (Public Records) $98,000 Public Records
• 2021-01-08 Sold (MLS) $98,000 Smart MLS
• 2020-09-16 Contingent — Smart MLS
• 2020-05-11 Listed $99,000 Smart MLS
• 2003-08-28 Sold (Public Records) $120,000 Public Records
• 2003-08-27 Sold (MLS) $120,000 Smart MLS
• 2003-06-05 Listed $124,900 Smart MLS
• 2000-11-17 Sold (Public Records) $65,000 Public Records
• 2000-11-15 Sold (MLS) $65,000 Smart MLS
• 2000-09-25 Listed $69,900 Smart MLS
• 1983-06-29 Sold (Public Records) $48,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $4,756 · +2.8% YoY. Source: county tax records.