27 Soule St · Jewett City, CT 06351

$465,000

5 bd · 4.0 ba · 3,166 sqft · MultiFamily public records · 15 Days on market

Built 1920 7,840 sqft lot $147/sqft · 28% above area Est $362k · 28% over

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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 +27.0/30.0
• DSCR +9.3/10.0
• 1% rule +6.6/10.0
• Livability +3.5/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• 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

Excellent investment opportunity in the heart of Jewett City! This 4-family property offers a strong, steady income stream with a desirable unit mix of two 2-bedroom units and two 1-bedroom units. Each unit features separate utilities with each tenant responsible for their own electric, heat, and hot water, allowing for reduced owner expenses and simplified management. The property also includes a private driveway leading to a spacious parking lot, providing ample off-street parking for all tenants. Located within walking distance to parks, grocery stores, downtown amenities, and public transportation, this property benefits from a prime, tenant-friendly location that supports consistent oc

Key facts

• Private driveway
• Spacious parking lot
• 7,840 sq ft lot

Tags

• PRIVATE DRIVEWAY
• SPACIOUS PARKING LOT
• TENANT FRIENDLY LOCATION

Property features AI

Finance

• Other: Property listed as multi-family for sale; Total of 4 separate units

Exterior

• Parking: Driveway parking; Off-street parking; Total of 6 parking spaces
• Utilities: Public water connected; Public sewer connected; Power available (standard connections)
• Home design: Multi-family property (4-family)
• Construction: Frame construction; Clapboard siding; Brick foundation; Asphalt shingle roof; Green exterior color
• Exterior features: Private driveway; Off-street parking; Nearby amenities: basketball court, lake, park, playground/tot lot, public recreation facilities, public transportation, walkable to bus lines

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 4 full bathrooms
• Heating & cooling: Hot water heating; Oil-fired heat (oil tank located in basement); Domestic hot water from oil
• Interior features: 14 total rooms; Full, unfinished shared basement with walk-out access
• Laundry & utility: Laundry hookups located in the basement (basement hook-ups)

What this means for you Summary

Snapshot

• This is a 2×2bd/1ba + 2×1bd/1ba units multifamily listed at $465k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $325/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $465k).
• Recommended offer: $458k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 70/100 on livability (#96 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: employment D, schools F, amenities F.
• Griswold School District (rural): math 29% / reading 42% proficiency, ranked #111 of 153 in CT (top 72%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 76 active listings in the ZIP; 487 units permitted in Southeastern Connecticut Planning Region in 2024 (244 in 5+ unit buildings).

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 + 3.0% rent growth), your $130k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($458k) is reasonable based on typical stale-listing flexibility.
• 2 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 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 64% 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 $458,025 (1.5% below list)

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 1920 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 1.16% ✓
• Cap rate: 9.65%
• Cash-on-cash: 11.97%
• DSCR: 1.53
• GRM: 7.2

CMA / ARV

• ARV (median comp): $362,460
• List price: $465,000
• Delta: 28.29%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
164 Mathewson St	0.37mi	6/5.0 (+1)	2,800 (-12%)	13mo	$432,000	$154	44
9 Jennings St	0.54mi	6/2.0 (+1)	2,840 (-10%)	9mo	$360,000	$127	37

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: 1.5%
• Equity multiple: 1.06×
• Total profit: $7,321
• Equity at exit: $69,333

10-year hold

• IRR: 11.1%
• Equity multiple: 1.87×
• Total profit: $112,641
• Equity at exit: $40,205

Cash invested: $130,200 (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 06351

• Home prices YoY: -22.8%
• Active inventory: 76
• Price-to-rent: 26.6×

Monthly cashflow live

• Estimated rent: $5,406 high
• Mortgage (P&I): −$2,439
• Tax from tax record: −$339 /mo · $4,073/yr
• Insurance: −$194
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,135
• Net cashflow: $1,299

Break-even live

Break-even rent $3,762

Max offer price $465,000

Occupancy floor 71%

Sensitivity live

Price	-10% $1,562	-5% $1,431	+0% $1,299	+5% $1,167	+10% $1,036
Rent	-10% $872	-5% $1,086	+0% $1,299	+5% $1,513	+10% $1,726
Rate	-1.0pp $1,533	-0.5pp $1,417	base $1,299	+0.5pp $1,179	+1.0pp $1,056

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,910
▸ 2× units	1	1	$2,496
Total (4 units)			$5,406

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: $116,250
• Closing costs: $13,950
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-18
   status Under Contract 885-char remark
2. 2026-05-12
   status Active 885-char remark
3. 2026-05-07
   status Under Contract 885-char remark
4. 2026-04-28
   listed $465,000 Active 885-char remark

ⓘ 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: $4,073 · $339/mo
• Projected year-2 tax: $7,012 · $584/mo
• Expected delta: +$2,939/yr (+$245/mo · 72.2%)

ⓘ 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 ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $64,872
• − Mortgage interest: −$26,047
• − Property taxes: −$4,073
• − Insurance: −$2,325
• − Repairs & maintenance: −$5,190
• − Management: −$5,190
• − Depreciation: −$13,527
• Taxable income: $8,520
• Est. tax owed @ 24.0%: −$2,045
• After-tax cash flow: $13,544/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: Griswold School District
• NCES district ID: 0901740
• Math proficiency: 29% ▼ -22.00%
• Reading proficiency: 42% ▼ -13.00%
• Median HH income: $59,711
• Composite: 31.64/100
• National rank: #5932
• State rank: #111 of 153 in CT

Livability — Jewett City

• Score: 70/100
• State rank: #96
• US rank: #7502

Category grades

Amenities F Commute F Cost of living A Crime A+ Employment D Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Jewett City, CT
• Population (ZIP): 15,697

Population outlook (Southeastern Connecticut County) Hauer SSP2

• By 2040: 293,442

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Two or more races 7% Hispanic / Latino 4% Native American 1%
• Common ancestry: Lithuanian 15% Romanian 10% Slovak 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 1% 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: ▼ -67.06%
• Current HPI: 227.571
• Rent YoY: —
• Metro: —
• 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

4 events — show timeline

• 2026-05-18 Pending — Smart MLS
• 2026-05-12 Relisted — Smart MLS
• 2026-05-07 Pending — Smart MLS
• 2026-04-28 Listed $465,000 Smart MLS

Property tax history

+0.3%/yr

Latest (2023): $4,073 · +1.2% YoY. Source: county tax records.