82 Main St · East Hampton, CT 06424

$3,900,000

594 bd · 429.0 ba · 16,973 sqft · MultiFamily · 43 Days on market

Built 1905 Good condition 0.38 ac lot

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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 +27.3/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +4.8/10.0
• Livability +4.1/5.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 22 units. confirmed

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

The Village at 82 Main is - a pristine 22-unit asset located in the true heart of one of Connecticut's most charming small towns! Positioned directly on Main Street in East Hampton, this beautifully renovated property offers 17 apartments and 5 storefronts, creating a stable, diversified income stream within an exceptional lake-community setting. The property has become a recognizable destination woven into the fabric of the community, home to local favorites like ECO Coffee House, Tiny Paws Dog Grooming, 9 Lives Barber Shop, and Executive RE. Each apartment features beautifully updated interiors with modern finishes throughout, including stylish kitchens with granite countertops, stainless steel appliances, upgraded flooring, and open living spaces that continue to attract strong tenant demand. Extensive property-wide improvements and meticulous ownership have created a true turnkey investment opportunity with exceptional pride of ownership throughout. The commercial storefronts benefit from excellent visibility and steady foot traffic surrounded by popular local restaurants, boutiques, cafes, and recreational amenities. Residents enjoy immediate access to Lake Pocotopaug and the Air Line State Park Trail, while ownership benefits from tenant-paid electric, owner-paid gas heat, ample off-street parking w/ EV chargers, and ancillary laundry income. 82 Main Street represents a rare opportunity to acquire one of the area's premier mixed-use investment properties!

Key facts

• Open living spaces
• Renovated property
• Upgraded flooring

Tags

• RENOVATED PROPERTY
• MODERN FINISHES
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• UPGRADED FLOORING
• OPEN LIVING SPACES

What this means for you Summary

Snapshot

• This is a 22 × 1-bed/1-bath units multifamily listed at $3.90M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $11k ($135k/yr) — positive. Per door: $513/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($48k rent vs $3.90M).
• Recommended offer: $3.78M (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 82/100 on livability (#13 in CT, #1,301 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: amenities C-, commute F.
• East Hampton School District (town): math 43% / reading 59% proficiency, ranked #70 of 153 in CT (top 46%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 10% free/reduced lunch — higher-income household profile.
• Market conditions: 62 active listings in the ZIP; 278 units permitted in Lower Connecticut River Valley Planning Region in 2024 (89 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $27k of loan paydown is wiped out by about $117k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $1.09M cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($3.78M) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 17y 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.

Risks & watch-outs

• Watch-outs: built in 1905 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $3,783,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% 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 1905 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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.
8. 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.
9. 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: 1.24% ✓
• Cap rate: 9.76%
• Cash-on-cash: 12.40%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.1%
• Equity multiple: 1.08×
• Total profit: $87,445
• Equity at exit: $581,503

10-year hold

• IRR: 11.7%
• Equity multiple: 1.92×
• Total profit: $1,004,531
• Equity at exit: $337,201

Cash invested: $1,092,000 (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 06424

• Home prices YoY: -34.6%
• Active inventory: 62
• Price-to-rent: 147.7×

Monthly cashflow live

• Estimated rent: $48,400 medium
• Mortgage (P&I): −$20,452
• Tax est. 1.5%: −$4,875 /mo · $58,500/yr
• Insurance: −$1,625
• HOA: −$0
• Vacancy / Maint / Mgmt: −$10,164
• Net cashflow: $11,284

Break-even live

Break-even rent $34,116

Max offer price $3,900,000

Occupancy floor 72%

Sensitivity live

Price	-10% $13,979	-5% $12,632	+0% $11,284	+5% $9,936	+10% $8,589
Rent	-10% $7,460	-5% $9,372	+0% $11,284	+5% $13,196	+10% $15,108
Rate	-1.0pp $13,248	-0.5pp $12,276	base $11,284	+0.5pp $10,273	+1.0pp $9,245

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

Units	Beds	Baths	Est. rent
▸ 22× units	1	1	$48,400
Total (22 units)			$48,400

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: $975,000
• Closing costs: $117,000
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-21
   days on market $3,900,000 Active 43 DOM
2. 2026-06-18
   days on market $3,900,000 Active 41 DOM
3. 2026-06-17
   days on market $3,900,000 Active 40 DOM
4. 2026-06-16
   days on market $3,900,000 Active 39 DOM
5. 2026-06-15
   days on market $3,900,000 Active 38 DOM
6. 2026-06-13
   days on market $3,900,000 Active 36 DOM
7. 2026-06-12
   days on market $3,900,000 Active 35 DOM
8. 2026-06-09
   days on market $3,900,000 Active 32 DOM
9. 2026-06-08
   days on market $3,900,000 Active 31 DOM
10. 2026-06-07
    days on market $3,900,000 Active 30 DOM
11. 2026-06-07
    days on market $3,900,000 Active 29 DOM
12. 2026-06-04
    days on market $3,900,000 Active 26 DOM
13. 2026-06-02
    days on market $3,900,000 Active 25 DOM
14. 2026-06-01
    days on market $3,900,000 Active 24 DOM
15. 2026-05-31
    days on market $3,900,000 Active 23 DOM
16. 2026-05-31
    days on market $3,900,000 Active 22 DOM
17. 2026-05-08
    listed $3,900,000 Active 1485-char remark

    Show marketing remark (1485 chars)

    The Village at 82 Main is - a pristine 22-unit asset located in the true heart of one of Connecticut's most charming small towns! Positioned directly on Main Street in East Hampton, this beautifully renovated property offers 17 apartments and 5 storefronts, creating a stable, diversified income stream within an exceptional lake-community setting. The property has become a recognizable destination woven into the fabric of the community, home to local favorites like ECO Coffee House, Tiny Paws Dog Grooming, 9 Lives Barber Shop, and Executive RE. Each apartment features beautifully updated interiors with modern finishes throughout, including stylish kitchens with granite countertops, stainless steel appliances, upgraded flooring, and open living spaces that continue to attract strong tenant demand. Extensive property-wide improvements and meticulous ownership have created a true turnkey investment opportunity with exceptional pride of ownership throughout. The commercial storefronts benefit from excellent visibility and steady foot traffic surrounded by popular local restaurants, boutiques, cafes, and recreational amenities. Residents enjoy immediate access to Lake Pocotopaug and the Air Line State Park Trail, while ownership benefits from tenant-paid electric, owner-paid gas heat, ample off-street parking w/ EV chargers, and ancillary laundry income. 82 Main Street represents a rare opportunity to acquire one of the area's premier mixed-use investment properties!

18. 2025-08-06
    listed $1,700
19. 2025-05-05
    listed $1,450
20. 2025-05-05
    historical $1,450
21. 2025-05-01
    historical $1,450
22. 2025-05-01
    listed $1,450
23. 2025-04-02
    listed $1,450
24. 2011-07-31
    historical
25. 2011-03-08
    listed $1,000,000
26. 2010-08-03
    historical
27. 2009-11-13
    historical
28. 2009-11-11
    listed $750
29. 2009-08-03
    listed $900,000

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

Taxation est. · year 1

• Rental income: $580,800
• − Mortgage interest: −$218,461
• − Property taxes: −$58,500
• − Insurance: −$19,500
• − Repairs & maintenance: −$46,464
• − Management: −$46,464
• − Depreciation: −$113,455
• Taxable income: $77,957
• Est. tax owed @ 24.0%: −$18,710
• After-tax cash flow: $116,698/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 · 13 photos

Good 80/100 Cosmetic rehab

This 22-unit multi-family property is in excellent condition with modern updates and a prime location. It's ready for immediate occupancy and would benefit from some exterior updates to maximize its value.

Value-add opportunities

• Both landscaping — improve curb appeal and attract tenants
• Both exterior paint — refresh exterior and improve curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — improve curb appeal and attract tenants ↑
• Both exterior paint — refresh exterior and improve curb appeal ↑

ⓘ 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: East Hampton School District
• NCES district ID: 0901230
• Math proficiency: 43% ▼ -13.00%
• Reading proficiency: 59% ▼ -8.00%
• Median HH income: $91,846
• Composite: 47.55/100
• National rank: #2265
• State rank: #70 of 153 in CT

Livability — East Hampton

• Score: 82/100
• State rank: #13
• US rank: #1301

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Hampton, CT
• Population (ZIP): 12,401

Population outlook (Lower Connecticut River Valley County) Hauer SSP2

• By 2040: 188,651

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 6% Hispanic / Latino 6% Asian 3%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 11% Lithuanian 4% Italian 4%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Other Indo-European 2% Spanish 2% French/Haitian/Cajun 1%

Political lean MEDSL · Lower Connecticut River Valley

• 2024 margin: D (+13.4) · D 55.9% · R 42.4% · Other 1.7%
• All cycles: 2024: D+13.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -100.67%
• Current HPI: 190.1694
• 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

+333.3% since first listed

13 events — show timeline

• 2026-05-08 Listed $3,900,000 Smart MLS
• 2025-08-06 Listed for Rent $1,700 SHOWMOJO
• 2025-05-05 Listed for Rent $1,450 SHOWMOJO
• 2025-05-05 Rental Removed $1,450 SHOWMOJO2
• 2025-05-01 Rental Removed $1,450 SHOWMOJO
• 2025-05-01 Listed for Rent $1,450 SHOWMOJO2
• 2025-04-02 Listed for Rent $1,450 SHOWMOJO
• 2011-07-31 Listing Removed — Smart MLS
• 2011-03-08 Listed $1,000,000 Smart MLS
• 2010-08-03 Listing Removed — Smart MLS
• 2009-11-13 Listing Removed — Smart MLS
• 2009-11-11 Listed $750 Smart MLS
• 2009-08-03 Listed $900,000 Smart MLS