47 Maple Ave · Thompsonville, CT 06082

$464,999

7 bd · 2.0 ba · 2,820 sqft · MultiFamily public records · 38 Days on market

Built 1923 6,969 sqft lot Est $406k · 15% over

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Why this score? — see what drove the D+ 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 +20.8/30.0
• DSCR +6.6/10.0
• 1% rule +5.1/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Spacious vintage home offers great potential for rehab. Nice location near highways, library, shopping and other amenities. Large yard and a floor plan that may be configured to your needs. Not for the faint of heart, but there could be tremendous upside. Get to work to build some equity and transform this property into an income-generating holding. Property sold "AS-IS".

Key facts

• Updated duplex
• Renovated kitchen
• Private yard

Tags

• UPDATED DUPLEX
• RENOVATED KITCHEN
• STAINLESS STEEL APPLIANCES
• BUTCHER BLOCK COUNTERS
• CUSTOM TILE SHOWER
• PRIVATE YARD

Property features AI

Finance

• Financial info: Assessed value listed (public record)

Exterior

• Utilities: Public water (in street); Public sewer (in street); Natural gas
• Home design: Multi-family property (2-family)
• Construction: Frame construction; Brick foundation
• Exterior features: Level lot; Vinyl siding; Asphalt shingle roof

Interior

• Bedrooms: 7 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heat; Wall unit cooling; Natural gas hot water with 40-gallon tank
• Interior features: 11 total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/1.0-bath units multifamily listed at $465k.

Deal economics

• At list price, monthly cash flow is $637 ($8k/yr) — positive. Per door: $319/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $465k).
• Recommended offer: $451k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 5.3% in Thompsonville — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 69/100 on livability (#103 in CT) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing A, crime B+; Watch: amenities F, commute F, employment D-.
• Enfield School District (suburban): math 25% / reading 41% proficiency, ranked #114 of 153 in CT (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hazardville Memorial School (329 students, 44% FRL); Enfield High School (math 29% / reading 54%, grade F, #102 of 194 statewide, top 53%, 1,490 students, 40% FRL).
• Market conditions: Rents rising (+3.9%/yr); 182 active listings in the ZIP; solid renter incomes; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• At $4,716/mo this rent would consume 63% of the median local household income ($90k/yr) (locally 954% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($451k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask is 16216% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $245k; list at $465k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $451,049 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 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 1923 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.01% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.87%
• DSCR: 1.26
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $406,080
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20 Walnut St	0.16mi	6/2.0 (-1)	2,858 (+1%)	3mo	$300,000	$105	83
12 Thompson Ct	0.29mi	6/2.0 (-1)	2,880 (+2%)	5mo	$345,000	$120	74
13 Mountain View Ave	0.35mi	6/2.0 (-1)	2,960 (+5%)	8mo	$450,000	$152	64
21 Bigelow Ave	0.73mi	6/2.0 (-1)	2,676 (-5%)	10mo	$385,000	$144	44
8 Park Ave	0.60mi	6/3.0 (-1)	2,532 (-10%)	10mo	$350,000	$138	38
81 West St	0.74mi	8/4.0 (+1)	2,912 (+3%)	21mo	$435,000	$149	29
4 Martin St	0.71mi	6/4.0 (-1)	2,520 (-11%)	16mo	$391,000	$155	23
98 Church St	0.73mi	7/3.5	3,180 (+13%)	19mo	$289,250	$91	23

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 · 3.9% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-30,473
• Equity at exit: $69,333

10-year hold

• IRR: 4.4%
• Equity multiple: 1.34×
• Total profit: $43,695
• 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 06082

• Rents YoY: 3.9%
• Active inventory: 182
• Price-to-rent: 16.4×

Monthly cashflow live

• Estimated rent: $4,716 high
• Mortgage (P&I): −$2,439
• Tax from tax record: −$456 /mo · $5,476/yr
• Insurance: −$194
• HOA: −$0
• Vacancy / Maint / Mgmt: −$990
• Net cashflow: $637

Break-even live

Break-even rent $3,910

Max offer price $464,999

Occupancy floor 81%

Sensitivity live

Price	-10% $900	-5% $769	+0% $637	+5% $505	+10% $374
Rent	-10% $264	-5% $451	+0% $637	+5% $823	+10% $1,010
Rate	-1.0pp $871	-0.5pp $755	base $637	+0.5pp $517	+1.0pp $394

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	1	$4,716
Total (2 units)			$4,716

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 11 events

1. 2026-04-27
   historical $2,850
2. 2026-04-27
   status Under Contract
3. 2026-04-23
   price $464,999
4. 2026-04-21
   status Active
5. 2026-04-12
   status Under Contract
6. 2026-03-13
   listed $2,850
7. 2026-03-10
   listed $470,000 Active
8. 2025-11-20
   soldstatus $245,000
9. 2025-11-18
   soldstatus $245,000 Closed 384-char remark

   Show marketing remark (384 chars)

   Spacious vintage home offers great potential for rehab. Nice location near highways, library, shopping and other amenities. Large yard and a floor plan that may be configured to your needs. Not for the faint of heart, but there could be tremendous upside. Get to work to build some equity and transform this property into an income-generating holding. Property sold "AS-IS".

10. 2025-09-01
    status Under Contract 384-char remark

    Show marketing remark (384 chars)

    Spacious vintage home offers great potential for rehab. Nice location near highways, library, shopping and other amenities. Large yard and a floor plan that may be configured to your needs. Not for the faint of heart, but there could be tremendous upside. Get to work to build some equity and transform this property into an income-generating holding. Property sold "AS-IS".

11. 2025-08-12
    listed $249,900 Active 384-char remark

    Show marketing remark (384 chars)

    Spacious vintage home offers great potential for rehab. Nice location near highways, library, shopping and other amenities. Large yard and a floor plan that may be configured to your needs. Not for the faint of heart, but there could be tremendous upside. Get to work to build some equity and transform this property into an income-generating holding. Property sold "AS-IS".

ⓘ 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: $5,476 · $456/mo
• Projected year-2 tax: $7,713 · $643/mo
• Expected delta: +$2,237/yr (+$186/mo · 40.9%)

ⓘ 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 4/10 Moderate 7 d/yr ≥98°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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $56,592
• − Mortgage interest: −$26,047
• − Property taxes: −$5,476
• − Insurance: −$2,325
• − Repairs & maintenance: −$4,527
• − Management: −$4,527
• − Depreciation: −$13,527
• Taxable income: $162
• Est. tax owed @ 24.0%: −$39
• After-tax cash flow: $7,606/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: Enfield School District
• NCES district ID: 0901470
• Math proficiency: 25% ▼ -14.00%
• Reading proficiency: 41% ▼ -10.00%
• Median HH income: $68,750
• Composite: 30.42/100
• National rank: #6238
• State rank: #114 of 153 in CT

Livability — Thompsonville

• Score: 69/100
• State rank: #103
• US rank: #8941

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Thompsonville, CT
• County: Hartford County · 754,208 people
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 41,090
• Household income: $90,404
• Rent vs Own: 24.3% rent · 75.7% own
• Severe rent burden: 954.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 11% Two or more races 9% Black 5% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 7%
• Common ancestry: Romanian 10% Lithuanian 9% Slovak 2%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 5% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -494.72%
• Current HPI: 192.4011
• Rent YoY: ▲ 3.90%
• 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

-98.9% since first listed

11 events — show timeline

• 2026-04-27 Rental Removed $2,850 SMARTMLS
• 2026-04-27 Pending — Smart MLS
• 2026-04-23 Price Changed $464,999 Smart MLS
• 2026-04-21 Relisted — Smart MLS
• 2026-04-12 Pending — Smart MLS
• 2026-03-13 Listed for Rent $2,850 SMARTMLS
• 2026-03-10 Listed $470,000 Smart MLS
• 2025-11-20 Sold (Public Records) $245,000 Public Records
• 2025-11-18 Sold (MLS) $245,000 Smart MLS
• 2025-09-01 Pending — Smart MLS
• 2025-08-12 Listed $249,900 Smart MLS

Property tax history

+2.0%/yr

Latest (2025): $5,476 · +2.8% YoY. Source: county tax records.