87 Amity St · Hartford, CT 06106

$399,999

5 bd · 3.0 ba · 2,366 sqft · MultiFamily public records · 73 Days on market

Built 1875 4,791 sqft lot Est $532k · 25% under

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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 +5.7/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Perfect for owner occupant or investor. The building features 5 bedrooms and 3 bathrooms. Many updates have been made. The roof is about 10 years old, all 3 water heaters are new, all 3 units have been updated with windows, flooring and paint. A new electric service and panels have been installed (2023). Plenty of off street parking as well as all separate tenant paid utilities. Schedule your showing today!

Key facts

• 11 year old roof
• Fresh paint
• Updated windows

Tags

• 11 YEAR OLD ROOF
• NEW WATER HEATERS
• UPDATED WINDOWS
• UPDATED FLOORING
• FRESH PAINT
• NEW ELECTRICAL SERVICE

🏷️ Possibly a rental listed for sale. The $399,999 price doesn't fit this home's estimated sale value (~$532,350) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $400k.

Deal economics

• At list price, monthly cash flow is $2k ($25k/yr) — positive. Per door: $688/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $400k).
• Recommended offer: $376k (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: 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.
• Zoned schools: Kennelly School (math 7% / reading 12%, grade F, #522 of 553 statewide, top 95%, 598 students, 85% FRL); Mcdonough Middle School (math 0% / reading 6%, grade F, #175 of 175 statewide, top 100%, 317 students, 83% FRL) — zoned schools at 84% FRL track the district average.
• Market conditions: Rents rising (+2.4%/yr); 61 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• At $6,048/mo this rent would consume 157% of the median local household income ($46k/yr) (locally 3400% 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 $8k of equity ($3k loan paydown + $6k appreciation (1.4% local appreciation)).
• At projected returns (1.4% appreciation + 2.4% rent growth), your $112k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($376k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $25k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1875 — 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 $375,999 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 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. Built in 1875 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.51% ✓
• Cap rate: 12.49%
• Cash-on-cash: 22.13%
• DSCR: 1.98
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $532,350
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 Fairlawn St	0.47mi	4/2.0 (-1)	2,236 (-6%)	7mo	$595,000	$266	54
11 Crosby St	0.62mi	4/2.0 (-1)	2,484 (+5%)	4mo	$535,000	$215	50
169 Arnoldale Rd	0.65mi	4/2.0 (-1)	2,076 (-12%)	4mo	$550,000	$265	37
182 Arnoldale Rd	0.60mi	6/2.0 (+1)	2,596 (+10%)	15mo	$582,900	$225	34
188 Whiting Ln	0.68mi	4/2.0 (-1)	2,547 (+8%)	18mo	$512,500	$201	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.38% appreciation · 2.37% rent growth · sell at horizon

5-year hold

• IRR: 24.5%
• Equity multiple: 2.27×
• Total profit: $142,655
• Equity at exit: $144,422

10-year hold

• IRR: 26.6%
• Equity multiple: 4.24×
• Total profit: $362,759
• Equity at exit: $198,164

Cash invested: $112,000 (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 06106

• Home prices YoY: 0.4%
• Rents YoY: 2.4%
• Active inventory: 61
• Price-to-rent: 16.5×

Monthly cashflow live

• Estimated rent: $6,048 high
• Mortgage (P&I): −$2,098
• Tax from tax record: −$448 /mo · $5,382/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,270
• Net cashflow: $2,065

Break-even live

Break-even rent $3,434

Max offer price $399,999

Occupancy floor 61%

Sensitivity live

Price	-10% $2,292	-5% $2,178	+0% $2,065	+5% $1,952	+10% $1,839
Rent	-10% $1,587	-5% $1,826	+0% $2,065	+5% $2,304	+10% $2,543
Rate	-1.0pp $2,267	-0.5pp $2,167	base $2,065	+0.5pp $1,961	+1.0pp $1,856

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$6,048
Total (3 units)			$6,048

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
260-262 Oxford St Fl 1 Hartford, CT	5.0	2.5	2200	$3,500	$1.59	25d	1	0.86mi
103 Seymour Ave West Hartford, CT	4.0	2.0	2080	$2,500	$1.20	45d	1	1.01mi

Listing history 20 events

1. 2026-06-10
   status $399,999 Under Contract 73 DOM
2. 2026-06-09
   days on market $399,999 Active 73 DOM
3. 2026-06-08
   days on market $399,999 Active 72 DOM
4. 2026-06-07
   days on market $399,999 Active 71 DOM
5. 2026-06-05
   days on market $399,999 Active 68 DOM
6. 2026-06-03
   days on market $399,999 Active 67 DOM
7. 2026-06-02
   days on market $399,999 Active 66 DOM
8. 2026-06-01
   days on market $399,999 Active 65 DOM
9. 2026-05-31
   days on market $399,999 Active 64 DOM
10. 2026-03-09
    status Under Contract
11. 2026-02-23
    price $399,999
12. 2026-01-09
    listed $425,000 Active
13. 2024-02-08
    soldstatus $365,000 Closed 410-char remark

    Show marketing remark (410 chars)

    Perfect for owner occupant or investor. The building features 5 bedrooms and 3 bathrooms. Many updates have been made. The roof is about 10 years old, all 3 water heaters are new, all 3 units have been updated with windows, flooring and paint. A new electric service and panels have been installed (2023). Plenty of off street parking as well as all separate tenant paid utilities. Schedule your showing today!

14. 2023-11-28
    status Under Contract 410-char remark

    Show marketing remark (410 chars)

    Perfect for owner occupant or investor. The building features 5 bedrooms and 3 bathrooms. Many updates have been made. The roof is about 10 years old, all 3 water heaters are new, all 3 units have been updated with windows, flooring and paint. A new electric service and panels have been installed (2023). Plenty of off street parking as well as all separate tenant paid utilities. Schedule your showing today!

15. 2023-11-15
    listed $360,000 Active 410-char remark

    Show marketing remark (410 chars)

    Perfect for owner occupant or investor. The building features 5 bedrooms and 3 bathrooms. Many updates have been made. The roof is about 10 years old, all 3 water heaters are new, all 3 units have been updated with windows, flooring and paint. A new electric service and panels have been installed (2023). Plenty of off street parking as well as all separate tenant paid utilities. Schedule your showing today!

16. 2022-05-02
    soldstatus $282,470 Closed 841-char remark

    Show marketing remark (841 chars)

    Investor Opportunity! This is your chance to own an income-generating 3-family in the West End of Hartford! Cheerful curb appeal, private, off-street parking and spacious, light-filled 1, 3 and 4 bedroom units make this property incredibly desirable. Whether your goal is to add to your real estate portfolio, start a new investment property or have your very own owner-occupied multi-family, this property is ideal. Close to Hartford Hospital, Hartford Academy of the Arts, Trinity College and Real Art Ways, Parkville is a walkable neighborhood with easy access for tenants to shopping, dining, buslines and CTFastrak, minutes from Union Station, and equidistant from West Hartford Center and downtown Hartford for work or entertainment. Don't miss out on this profitable property: schedule your showing today! Property is being sold As-Is

17. 2022-02-18
    listed $285,000 Active 841-char remark

    Show marketing remark (841 chars)

    Investor Opportunity! This is your chance to own an income-generating 3-family in the West End of Hartford! Cheerful curb appeal, private, off-street parking and spacious, light-filled 1, 3 and 4 bedroom units make this property incredibly desirable. Whether your goal is to add to your real estate portfolio, start a new investment property or have your very own owner-occupied multi-family, this property is ideal. Close to Hartford Hospital, Hartford Academy of the Arts, Trinity College and Real Art Ways, Parkville is a walkable neighborhood with easy access for tenants to shopping, dining, buslines and CTFastrak, minutes from Union Station, and equidistant from West Hartford Center and downtown Hartford for work or entertainment. Don't miss out on this profitable property: schedule your showing today! Property is being sold As-Is

18. 2021-12-30
    historical
19. 2021-10-22
    price $290,000
20. 2021-09-07
    listed $300,000 Active

ⓘ 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: $5,382 · $448/mo
• Projected year-2 tax: $6,971 · $581/mo
• Expected delta: +$1,589/yr (+$132/mo · 29.5%)

ⓘ 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: $72,576
• − Mortgage interest: −$22,406
• − Property taxes: −$5,382
• − Insurance: −$2,000
• − Repairs & maintenance: −$5,806
• − Management: −$5,806
• − Depreciation: −$11,636
• Taxable income: $19,539
• Est. tax owed @ 24.0%: −$4,689
• After-tax cash flow: $20,092/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): 36,322
• Household income: $46,304
• Rent vs Own: 76.7% rent · 23.3% own
• Severe rent burden: 3400.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 60% Two or more races 25% Black 18% White 15% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 42% Dominican 6%
• Common ancestry: Lithuanian 2% Russian 1% Romanian 1%
• Foreign-born: 20% · Canada, Jamaica, China
• Languages at home: 46% English-only · Spanish 47% Other Indo-European 3% Other Asian/Pacific 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: ▲ 1.38%
• Current HPI: 314.0899
• Rent YoY: ▲ 2.37%
• 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

+33.3% since first listed

11 events — show timeline

• 2026-03-09 Pending — Smart MLS
• 2026-02-23 Price Changed $399,999 Smart MLS
• 2026-01-09 Listed $425,000 Smart MLS
• 2024-02-08 Sold (MLS) $365,000 Smart MLS
• 2023-11-28 Pending — Smart MLS
• 2023-11-15 Listed $360,000 Smart MLS
• 2022-05-02 Sold (MLS) $282,470 Smart MLS
• 2022-02-18 Listed $285,000 Smart MLS
• 2021-12-30 Listing Removed — Smart MLS
• 2021-10-22 Price Changed $290,000 Smart MLS
• 2021-09-07 Listed $300,000 Smart MLS

Property tax history

+3.7%/yr

Latest (2025): $5,382 · +0.0% YoY. Source: county tax records.