100 Campfield Ave · Hartford, CT 06114

$250,000

4 bd · 1.0 ba · 1,628 sqft · SingleFamily public records · 11 Days on market

Built 1910 8,276 sqft lot

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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 +18.5/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.8/10.0
• 1% rule +5.2/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Totally renovated 4 bedroom home in excellent condition. Must be sold to owner occupant. Land lease applies of $20.00/Month

Key facts

• 8,276 sq ft lot
• Built 1910
• Listed 11 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $239 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).

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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• At $2,555/mo this rent would consume 59% 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 $27k of equity ($2k loan paydown + $25k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 1.5% rent growth), your $70k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 21y 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 $185k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $250,000

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.02% ✓
• Cap rate: 7.44%
• Cash-on-cash: 4.09%
• DSCR: 1.18
• GRM: 8.2

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: 26.7%
• Equity multiple: 3.11×
• Total profit: $147,559
• Equity at exit: $225,220

10-year hold

• IRR: 22.9%
• Equity multiple: 6.93×
• Total profit: $415,339
• Equity at exit: $485,695

Cash invested: $70,000 (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 06114

• Home prices YoY: 4.7%
• Rents YoY: 1.5%
• Active inventory: 54
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,555 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$364 /mo · $4,374/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$537
• Net cashflow: $239

Break-even live

Break-even rent $2,253

Max offer price $250,000

Occupancy floor 86%

Sensitivity live

Price	-10% $380	-5% $310	+0% $239	+5% $168	+10% $97
Rent	-10% $37	-5% $138	+0% $239	+5% $340	+10% $441
Rate	-1.0pp $365	-0.5pp $302	base $239	+0.5pp $174	+1.0pp $108

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
452 Hillside Ave Hartford, CT	4.0	1.0	1233	$2,700	$2.19	24d	1	0.78mi
97 Bates St Hartford, CT	3.0	2.0	2240	$2,900	$1.29	2d	1	1.01mi
158 Seymour St Hartford, CT	3.0	1.0	1114	$2,025	$1.82	24d	2	1.14mi

Listing history 14 events

1. 2026-05-14
   status Under Contract
2. 2026-03-30
   historical
3. 2026-03-20
   listed $250,000 Active
4. 2026-03-12
   historical $250,000
5. 2007-07-25
   soldstatus $185,000 123-char remark

   Show marketing remark (123 chars)

   Totally renovated 4 bedroom home in excellent condition. Must be sold to owner occupant. Land lease applies of $20.00/Month

6. 2007-06-12
   listed $185,000 123-char remark

   Show marketing remark (123 chars)

   Totally renovated 4 bedroom home in excellent condition. Must be sold to owner occupant. Land lease applies of $20.00/Month

7. 2007-05-18
   historical
8. 2006-10-27
   listed $179,900
9. 2006-04-30
   historical
10. 2005-12-28
    listed $185,000
11. 2003-08-28
    soldstatus $100,000
12. 2003-08-28
    soldstatus $100,000
13. 1999-09-13
    soldstatus $105,900
14. 1992-03-01
    soldstatus $105,000

ⓘ 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: $4,374 · $364/mo
• Projected year-2 tax: $4,862 · $405/mo
• Expected delta: +$488/yr (+$41/mo · 11.2%)

ⓘ 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 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: $30,660
• − Mortgage interest: −$14,004
• − Property taxes: −$4,374
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,453
• − Management: −$2,453
• − Depreciation: −$7,273
• Taxable loss: −$1,146
• Est. tax savings @ 24.0%: +$275
• After-tax cash flow: $3,140/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

+138.1% since first listed

14 events — show timeline

• 2026-05-14 Pending — Smart MLS
• 2026-03-30 Listing Removed — Smart MLS
• 2026-03-20 Listed $250,000 Smart MLS
• 2026-03-12 Coming Soon $250,000 Smart MLS
• 2007-07-25 Sold (MLS) $185,000 Smart MLS
• 2007-06-12 Listed $185,000 Smart MLS
• 2007-05-18 Listing Removed — Smart MLS
• 2006-10-27 Listed $179,900 Smart MLS
• 2006-04-30 Listing Removed — Smart MLS
• 2005-12-28 Listed $185,000 Smart MLS
• 2003-08-28 Sold (Public Records) $100,000 Public Records
• 2003-08-28 Sold (Public Records) $100,000 Public Records
• 1999-09-13 Sold (Public Records) $105,900 Public Records
• 1992-03-01 Sold (Public Records) $105,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $4,374 · +0.0% YoY. Source: county tax records.