40 Church St · Thompsonville, CT 06082

$475,000

9 bd · 4.0 ba · 3,741 sqft · MultiFamily public records · 13 Days on market

Built 1900 7,840 sqft lot Est $535k · 11% 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 +12.5/15.0
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• 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 (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

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

Just listed !Great investment or owner occupied property ! Live in one unit, and have the other three units more than pay for your mortgage! 3,650.00 monthly rent being collected! Steady tenants, great ROI !

Key facts

• 7,840 sq ft lot
• Built 1900
• Listed 13 days

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.1-bath units multifamily listed at $475k.

Deal economics

• At list price, monthly cash flow is $2k ($26k/yr) — positive. Per door: $547/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $475k).
• Cap rate 11.8% vs local median 5.3% 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.
• Market conditions: Rents rising (+3.9%/yr); 182 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 $6,782/mo this rent would consume 90% 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 $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $133k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 10y 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 $190k; list at $475k implies a 150% gain — meaningful room to come down on a strong offer.

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→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $475,000

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 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: 1.43% ✓
• Cap rate: 11.82%
• Cash-on-cash: 19.75%
• DSCR: 1.88
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $534,963
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40 Church St	0.00mi	9/4.5	3,741 (0%)	1mo	$485,000	$130	98
64 Hartford Ave	0.34mi	8/4.0 (-1)	3,218 (-14%)	2mo	$460,000	$143	54
44-46 Spring St	0.38mi	8/2.5 (-1)	3,456 (-8%)	12mo	$329,900	$95	48
1015 Enfield St	0.61mi	8/3.5 (-1)	3,456 (-8%)	6mo	$615,000	$178	47

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: 12.8%
• Equity multiple: 1.52×
• Total profit: $68,676
• Equity at exit: $70,824

10-year hold

• IRR: 22.4%
• Equity multiple: 3.00×
• Total profit: $265,353
• Equity at exit: $41,069

Cash invested: $133,000 (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: 182
• Price-to-rent: 23.3×

Monthly cashflow live

• Estimated rent: $6,782 medium
• Mortgage (P&I): −$2,491
• Tax from tax record: −$480 /mo · $5,759/yr
• Insurance: −$198
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,424
• Net cashflow: $2,189

Break-even live

Break-even rent $4,011

Max offer price $475,000

Occupancy floor 63%

Sensitivity live

Price	-10% $2,458	-5% $2,323	+0% $2,189	+5% $2,055	+10% $1,920
Rent	-10% $1,653	-5% $1,921	+0% $2,189	+5% $2,457	+10% $2,725
Rate	-1.0pp $2,428	-0.5pp $2,310	base $2,189	+0.5pp $2,066	+1.0pp $1,941

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1.1	$6,784
Total (4 units)			$6,782

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: $118,750
• Closing costs: $14,250
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-01
   status Under Contract
2. 2026-03-20
   listed $475,000 Active
3. 2026-03-18
   historical $475,000
4. 2016-12-12
   soldstatus $190,000 207-char remark

   Show marketing remark (207 chars)

   Just listed !Great investment or owner occupied property ! Live in one unit, and have the other three units more than pay for your mortgage! 3,650.00 monthly rent being collected! Steady tenants, great ROI !

5. 2016-12-12
   soldstatus $190,000

   Show marketing remark (207 chars)

   Just listed !Great investment or owner occupied property ! Live in one unit, and have the other three units more than pay for your mortgage! 3,650.00 monthly rent being collected! Steady tenants, great ROI !

6. 2016-10-23
   listed $199,500 207-char remark

   Show marketing remark (207 chars)

   Just listed !Great investment or owner occupied property ! Live in one unit, and have the other three units more than pay for your mortgage! 3,650.00 monthly rent being collected! Steady tenants, great ROI !

7. 1990-04-05
   soldstatus $230,000
8. 1981-12-02
   soldstatus $42,000

ⓘ 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: $5,759 · $480/mo
• Projected year-2 tax: $7,962 · $664/mo
• Expected delta: +$2,203/yr (+$184/mo · 38.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 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: $81,384
• − Mortgage interest: −$26,607
• − Property taxes: −$5,759
• − Insurance: −$2,375
• − Repairs & maintenance: −$6,511
• − Management: −$6,511
• − Depreciation: −$13,818
• Taxable income: $19,803
• Est. tax owed @ 24.0%: −$4,753
• After-tax cash flow: $21,515/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

+1031.0% since first listed

8 events — show timeline

• 2026-04-01 Pending — Smart MLS
• 2026-03-20 Listed $475,000 Smart MLS
• 2026-03-18 Coming Soon $475,000 Smart MLS
• 2016-12-12 Sold (Public Records) $190,000 Public Records
• 2016-12-12 Sold (MLS) $190,000 Smart MLS
• 2016-10-23 Listed $199,500 Smart MLS
• 1990-04-05 Sold (Public Records) $230,000 Public Records
• 1981-12-02 Sold (Public Records) $42,000 Public Records

Property tax history

+1.3%/yr

Latest (2025): $5,759 · +2.7% YoY. Source: county tax records.