185 Grandview Ter · Hartford, CT 06114

$460,000

25 bd · 15.0 ba · 3,202 sqft · MultiFamily · 71 Days on market

Built 1926 Fair condition 6,534 sqft lot $144/sqft · 19% below area Est $567k · 19% under

---

Why this score? — see what drove the A 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.2/5.0
• Schools +1.4/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 5 units. estimate disagrees with records

Listing remarks MLS

Discover this charming 2.5 family home nestled in the heart of Hartford. Offering a perfect blend of investment potential & comfortable living. This well-maintained property features 3 distinct living spaces, ideal for owner-occupants seeking rental income or investors looking to expand their portfolio.Unit Breakdown: Includes 2 spacious full-floor apartments, each boasting 3 bedrooms, 1 bathroom, large living areas, and updated kitchens with modern appliances. The additional "half" unit is a cozy 1-bedroom apartment, perfect for a single tenant or small family. Interior Features: Hardwood floors, ample natural light, and high ceilings create a warm and inviting atmosphere. Each unit offers generous closet space and updated bathrooms, with some featuring recent upgrades like new countertops and energy-efficient windows. Exterior & Lot: Situated on a well-kept lot, the property includes a private backyard, ideal for relaxation or small gatherings. Off-street parking for 3-4 vehicles and a detached garage provide added convenience. Location: Conveniently located in a vibrant Hartford neighborhood, this home is just mins from local schools, parks, dining & public transportation. Easy access to major highways & downtown Hartford ensures connectivity to the city's cultural & business hubs. Investment Potential: With strong rental demand in Hartford, this property offers steady cash flow potential. Live in one unit & rent out the others, or lease all units for max return.

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 1926

What this means for you Summary

Snapshot

• This is a 5 × 5-bed/?-bath units multifamily listed at $460k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $6k ($75k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($12k rent vs $460k).
• Recommended offer: $432k (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 $11,915/mo this rent would consume 274% 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 $49k of equity ($3k loan paydown + $46k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 1.5% rent growth), your $129k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$79k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($432k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1926 — 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 $432,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 2.59% ✓
• Cap rate: 22.56%
• Cash-on-cash: 58.08%
• DSCR: 3.58
• GRM: 3.2

CMA / ARV

• ARV (median comp): $566,584
• List price: $460,000
• Delta: -18.81%
• Verdict: UNDERPRICED
• Comps: 15 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 69.3%
• Equity multiple: 5.89×
• Total profit: $629,680
• Equity at exit: $414,404

10-year hold

• IRR: 62.4%
• Equity multiple: 12.71×
• Total profit: $1,508,013
• Equity at exit: $893,679

Cash invested: $128,800 (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: 16.1×

Monthly cashflow live

• Estimated rent: $11,915 medium
• Mortgage (P&I): −$2,412
• Tax est. 1.5%: −$575 /mo · $6,900/yr
• Insurance: −$192
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,502
• Net cashflow: $6,234

Break-even live

Break-even rent $4,024

Max offer price $460,000

Occupancy floor 43%

Sensitivity live

Price	-10% $6,552	-5% $6,393	+0% $6,234	+5% $6,075	+10% $5,916
Rent	-10% $5,293	-5% $5,763	+0% $6,234	+5% $6,705	+10% $7,175
Rate	-1.0pp $6,466	-0.5pp $6,351	base $6,234	+0.5pp $6,115	+1.0pp $5,993

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

Units	Beds	Baths	Est. rent
▸ 5× units	5	—	$11,915
Total (5 units)			$11,915

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: $115,000
• Closing costs: $13,800
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-18
   days on market $460,000 Active 71 DOM
2. 2026-06-17
   days on market $460,000 Active 70 DOM
3. 2026-06-16
   days on market $460,000 Active 69 DOM
4. 2026-06-15
   days on market $460,000 Active 68 DOM
5. 2026-06-13
   days on market $460,000 Active 66 DOM
6. 2026-06-13
   days on market $460,000 Active 65 DOM
7. 2026-06-10
   days on market $460,000 Active 63 DOM
8. 2026-06-09
   days on market $460,000 Active 62 DOM
9. 2026-06-08
   days on market $460,000 Active 61 DOM
10. 2026-06-07
    days on market $460,000 Active 60 DOM
11. 2026-06-05
    days on market $460,000 Active 57 DOM
12. 2026-06-03
    days on market $460,000 Active 56 DOM
13. 2026-06-02
    days on market $460,000 Active 55 DOM
14. 2026-06-01
    days on market $460,000 Active 54 DOM
15. 2026-05-31
    days on market $460,000 Active 53 DOM
16. 2026-04-08
    historical
17. 2026-04-07
    listed $460,000 Active

    Show marketing remark (1524 chars)

    Discover this charming 2.5 family home nestled in the heart of Hartford. Offering a perfect blend of investment potential & comfortable living. This well-maintained property features 3 distinct living spaces, ideal for owner-occupants seeking rental income or investors looking to expand their portfolio.Unit Breakdown: Includes 2 spacious full-floor apartments, each boasting 3 bedrooms, 1 bathroom, large living areas, and updated kitchens with modern appliances. The additional "half" unit is a cozy 1-bedroom apartment, perfect for a single tenant or small family. Interior Features: Hardwood floors, ample natural light, and high ceilings create a warm and inviting atmosphere. Each unit offers generous closet space and updated bathrooms, with some featuring recent upgrades like new countertops and energy-efficient windows. Exterior & Lot: Situated on a well-kept lot, the property includes a private backyard, ideal for relaxation or small gatherings. Off-street parking for 3-4 vehicles and a detached garage provide added convenience. Location: Conveniently located in a vibrant Hartford neighborhood, this home is just mins from local schools, parks, dining & public transportation. Easy access to major highways & downtown Hartford ensures connectivity to the city's cultural & business hubs. Investment Potential: With strong rental demand in Hartford, this property offers steady cash flow potential. Live in one unit & rent out the others, or lease all units for max return.

18. 2026-04-07
    listed $460,000 Active 1524-char remark

    Show marketing remark (1524 chars)

    Discover this charming 2.5 family home nestled in the heart of Hartford. Offering a perfect blend of investment potential & comfortable living. This well-maintained property features 3 distinct living spaces, ideal for owner-occupants seeking rental income or investors looking to expand their portfolio.Unit Breakdown: Includes 2 spacious full-floor apartments, each boasting 3 bedrooms, 1 bathroom, large living areas, and updated kitchens with modern appliances. The additional "half" unit is a cozy 1-bedroom apartment, perfect for a single tenant or small family. Interior Features: Hardwood floors, ample natural light, and high ceilings create a warm and inviting atmosphere. Each unit offers generous closet space and updated bathrooms, with some featuring recent upgrades like new countertops and energy-efficient windows. Exterior & Lot: Situated on a well-kept lot, the property includes a private backyard, ideal for relaxation or small gatherings. Off-street parking for 3-4 vehicles and a detached garage provide added convenience. Location: Conveniently located in a vibrant Hartford neighborhood, this home is just mins from local schools, parks, dining & public transportation. Easy access to major highways & downtown Hartford ensures connectivity to the city's cultural & business hubs. Investment Potential: With strong rental demand in Hartford, this property offers steady cash flow potential. Live in one unit & rent out the others, or lease all units for max return.

19. 2025-11-25
    historical
20. 2025-11-20
    historical Under Contract - Continue to Show
21. 2025-11-20
    status Active
22. 2025-11-20
    historical
23. 2025-08-29
    listed $460,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $142,980
• − Mortgage interest: −$25,767
• − Property taxes: −$6,900
• − Insurance: −$2,300
• − Repairs & maintenance: −$11,438
• − Management: −$11,438
• − Depreciation: −$13,382
• Taxable income: $71,754
• Est. tax owed @ 24.0%: −$17,221
• After-tax cash flow: $57,586/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.

Condition & rehab AI · 2 photos

Fair 45/100 Moderate rehab

This multi-family home requires moderate repairs and maintenance to improve its condition and value. Painting, landscaping, and HVAC maintenance are key areas for investment to enhance both resale and rental potential.

Repairs flagged

• Major Painting — Paint is faded and uneven.
• Major Landscaping — Overgrown and needs trimming.
• Major Exterior siding — Weathered and needs repainting or replacement.
• Major Interior walls — Paint is faded and uneven, may need repainting.
• Major Landscaping — Overgrown and needs trimming.
• Major Windows — May need cleaning or replacement for better curb appeal.

Value-add opportunities

• Both Painting and repainting — Enhances curb appeal and interior aesthetics.
• Both Landscaping — Improves curb appeal and enhances property value.
• Both HVAC system maintenance — Ensures comfort and energy efficiency for tenants.
• Both Roof inspection — Prevents costly repairs and ensures safety for tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Painting · Paint is faded and uneven.	Major	$15,000–50,000
Landscaping · Overgrown and needs trimming.	Major	$15,000–50,000
Exterior siding · Weathered and needs repainting or replacement.	Major	$15,000–50,000
Interior walls · Paint is faded and uneven, may need repainting.	Major	$15,000–50,000
Landscaping · Overgrown and needs trimming.	Major	$15,000–50,000
Windows · May need cleaning or replacement for better curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Painting and repainting — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping — Improves curb appeal and enhances property value. ↑
• Both HVAC system maintenance — Ensures comfort and energy efficiency for tenants. ↑
• Both Roof inspection — Prevents costly repairs and ensures safety for tenants. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+0.0% since first listed

8 events — show timeline

• 2026-04-08 Listing Removed — Smart MLS
• 2026-04-07 Listed $460,000 Smart MLS
• 2026-04-07 Listed $460,000 Smart MLS
• 2025-11-25 Listing Removed — Smart MLS
• 2025-11-20 Contingent — Smart MLS
• 2025-11-20 Relisted — Smart MLS
• 2025-11-20 Listing Removed — Smart MLS
• 2025-08-29 Listed $460,000 Smart MLS