41 Walnut St · Thompsonville, CT 06082

$374,900

5 bd · 2.0 ba · 2,618 sqft · MultiFamily public records · 48 Days on market

Built 1902 6,969 sqft lot $143/sqft · 6% below area Est $397k · 6% under

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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 +24.1/30.0
• ARV discount +10.0/15.0
• DSCR +7.8/10.0
• 1% rule +6.1/10.0
• Rent growth +3.5/5.0
• Livability +3.5/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• 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

"THE BOX CHECKER!" This fabulous 2-family home is perfect for investors OR owner occupied! Separate boilers, one was replaced in 2025, the other replaced in 2021, separate electric panels & separate laundry in the shared basement. The 1st floor unit is a 2 bedroom, 1094sqft, 1 full bathroom that was REMODELED in 2025, large kitchen and is currently occupied by lovely tenants that have been there for 10 years and would like to stay. The 2nd floor is a 3 bedroom, approx 1500sqft, kitchen with PANTRY, enclosed porch perfect for an office space and 1 full bathroom that was just REMODELED days ago! This unit was getting $1800/month when last rented. The carpet and LVP flooring are approx 18 months young. The roof was done in 2019 when the solar panels were put on for the 1st floor. The $59/month payment keeps that bill low. The windows were replaced in 2018, (minus a few in non-living spaces.) SEPARATE DRIVEWAYS, level, fenced yard with shed. Shared front porch. Great location in the west central portion of town, close to shopping, restaurants, entertainment, easy access to I-91, RT 5, Rt 220, Rt 190, everything you need at your fingertips! Owner is a licensed real estate agent in Virginia. BACK ON MARKET THROUGH NOT FAULT OF THE SELLER. If you missed it before, this is your chance!

Key facts

• Separate laundry
• Remodeled kitchen
• Separate boilers

Tags

• SEPARATE BOILERS
• GAS BOILER REPLACED
• OIL BOILER REPLACED
• SEPARATE ELECTRIC PANELS
• SEPARATE LAUNDRY
• REMODELED KITCHEN

What this means for you Summary

Snapshot

• This is a 1×2bd/1ba + 1×3bd/1ba units multifamily listed at $375k.

Deal economics

• At list price, monthly cash flow is $738 ($9k/yr) — positive. Per door: $369/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $375k).
• Recommended offer: $364k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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.
• Market conditions: Rents rising (+3.9%/yr); 182 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• At $4,170/mo this rent would consume 55% 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 $11k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($364k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y 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 $174k; list at $375k implies a 115% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1902 — 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 $363,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1902 — 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. 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: 1.11% ✓
• Cap rate: 8.66%
• Cash-on-cash: 8.44%
• DSCR: 1.38
• GRM: 7.5

CMA / ARV

• ARV (median comp): $396,835
• List price: $374,900
• Delta: -5.53%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Walnut St	0.00mi	5/2.0	2,618 (0%)	0mo	$355,000	$136	100
20 Walnut St	0.05mi	6/2.0 (+1)	2,858 (+9%)	3mo	$300,000	$105	75
60 Lincoln St	0.49mi	4/2.0 (-1)	2,716 (+4%)	3mo	$300,000	$110	64
12 Thompson Ct	0.29mi	6/2.0 (+1)	2,880 (+10%)	5mo	$345,000	$120	61
8 Park Ave	0.40mi	6/3.0 (+1)	2,532 (-3%)	10mo	$350,000	$138	59
21 Bigelow Ave	0.57mi	6/2.0 (+1)	2,676 (+2%)	10mo	$385,000	$144	56
13 Mountain View Ave	0.23mi	6/2.0 (+1)	2,960 (+13%)	8mo	$450,000	$152	56
86 Windsor St	0.70mi	5/3.0	2,560 (-2%)	6mo	$385,000	$150	55
41 Bigelow Ave	0.63mi	6/2.0 (+1)	2,676 (+2%)	10mo	$280,000	$105	54
24 Ohear Ave	0.40mi	5/3.5	2,296 (-12%)	2mo	$425,000	$185	53
71 Park Ave	0.50mi	5/2.0	2,280 (-13%)	8mo	$425,000	$186	48
97 Pleasant St	0.64mi	6/4.0 (+1)	2,968 (+13%)	1mo	$528,000	$178	34

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: -2.5%
• Equity multiple: 0.91×
• Total profit: $-9,864
• Equity at exit: $55,899

10-year hold

• IRR: 8.2%
• Equity multiple: 1.65×
• Total profit: $68,067
• Equity at exit: $32,415

Cash invested: $104,972 (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: 15.5×

Monthly cashflow live

• Estimated rent: $4,170 high
• Mortgage (P&I): −$1,966
• Tax from tax record: −$434 /mo · $5,203/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$876
• Net cashflow: $738

Break-even live

Break-even rent $3,235

Max offer price $374,900

Occupancy floor 77%

Sensitivity live

Price	-10% $951	-5% $845	+0% $738	+5% $632	+10% $526
Rent	-10% $409	-5% $574	+0% $738	+5% $903	+10% $1,068
Rate	-1.0pp $927	-0.5pp $834	base $738	+0.5pp $641	+1.0pp $543

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

Units	Beds	Baths	Est. rent
1× unit	2	1	$2,015
1× unit	3	1	$2,156
Total (2 units)			$4,170

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: $93,725
• Closing costs: $11,247
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
54 Prospect St Enfield, CT	4.0	2.0	2016	$3,200	$1.59	2d	1	0.23mi

Listing history 9 events

1. 2026-05-17
   status Under Contract 1312-char remark

   Show marketing remark (1312 chars)

   "THE BOX CHECKER!" This fabulous 2-family home is perfect for investors OR owner occupied! Separate boilers, one was replaced in 2025, the other replaced in 2021, separate electric panels & separate laundry in the shared basement. The 1st floor unit is a 2 bedroom, 1094sqft, 1 full bathroom that was REMODELED in 2025, large kitchen and is currently occupied by lovely tenants that have been there for 10 years and would like to stay. The 2nd floor is a 3 bedroom, approx 1500sqft, kitchen with PANTRY, enclosed porch perfect for an office space and 1 full bathroom that was just REMODELED days ago! This unit was getting $1800/month when last rented. The carpet and LVP flooring are approx 18 months young. The roof was done in 2019 when the solar panels were put on for the 1st floor. The $59/month payment keeps that bill low. The windows were replaced in 2018, (minus a few in non-living spaces.) SEPARATE DRIVEWAYS, level, fenced yard with shed. Shared front porch. Great location in the west central portion of town, close to shopping, restaurants, entertainment, easy access to I-91, RT 5, Rt 220, Rt 190, everything you need at your fingertips! Owner is a licensed real estate agent in Virginia. BACK ON MARKET THROUGH NOT FAULT OF THE SELLER. If you missed it before, this is your chance!

2. 2026-04-26
   status Active 1312-char remark

   Show marketing remark (1312 chars)

   "THE BOX CHECKER!" This fabulous 2-family home is perfect for investors OR owner occupied! Separate boilers, one was replaced in 2025, the other replaced in 2021, separate electric panels & separate laundry in the shared basement. The 1st floor unit is a 2 bedroom, 1094sqft, 1 full bathroom that was REMODELED in 2025, large kitchen and is currently occupied by lovely tenants that have been there for 10 years and would like to stay. The 2nd floor is a 3 bedroom, approx 1500sqft, kitchen with PANTRY, enclosed porch perfect for an office space and 1 full bathroom that was just REMODELED days ago! This unit was getting $1800/month when last rented. The carpet and LVP flooring are approx 18 months young. The roof was done in 2019 when the solar panels were put on for the 1st floor. The $59/month payment keeps that bill low. The windows were replaced in 2018, (minus a few in non-living spaces.) SEPARATE DRIVEWAYS, level, fenced yard with shed. Shared front porch. Great location in the west central portion of town, close to shopping, restaurants, entertainment, easy access to I-91, RT 5, Rt 220, Rt 190, everything you need at your fingertips! Owner is a licensed real estate agent in Virginia. BACK ON MARKET THROUGH NOT FAULT OF THE SELLER. If you missed it before, this is your chance!

3. 2026-04-04
   status Under Contract 1312-char remark

   Show marketing remark (1312 chars)

   "THE BOX CHECKER!" This fabulous 2-family home is perfect for investors OR owner occupied! Separate boilers, one was replaced in 2025, the other replaced in 2021, separate electric panels & separate laundry in the shared basement. The 1st floor unit is a 2 bedroom, 1094sqft, 1 full bathroom that was REMODELED in 2025, large kitchen and is currently occupied by lovely tenants that have been there for 10 years and would like to stay. The 2nd floor is a 3 bedroom, approx 1500sqft, kitchen with PANTRY, enclosed porch perfect for an office space and 1 full bathroom that was just REMODELED days ago! This unit was getting $1800/month when last rented. The carpet and LVP flooring are approx 18 months young. The roof was done in 2019 when the solar panels were put on for the 1st floor. The $59/month payment keeps that bill low. The windows were replaced in 2018, (minus a few in non-living spaces.) SEPARATE DRIVEWAYS, level, fenced yard with shed. Shared front porch. Great location in the west central portion of town, close to shopping, restaurants, entertainment, easy access to I-91, RT 5, Rt 220, Rt 190, everything you need at your fingertips! Owner is a licensed real estate agent in Virginia. BACK ON MARKET THROUGH NOT FAULT OF THE SELLER. If you missed it before, this is your chance!

4. 2026-03-07
   listed $374,900 Active 1312-char remark

   Show marketing remark (1312 chars)

   "THE BOX CHECKER!" This fabulous 2-family home is perfect for investors OR owner occupied! Separate boilers, one was replaced in 2025, the other replaced in 2021, separate electric panels & separate laundry in the shared basement. The 1st floor unit is a 2 bedroom, 1094sqft, 1 full bathroom that was REMODELED in 2025, large kitchen and is currently occupied by lovely tenants that have been there for 10 years and would like to stay. The 2nd floor is a 3 bedroom, approx 1500sqft, kitchen with PANTRY, enclosed porch perfect for an office space and 1 full bathroom that was just REMODELED days ago! This unit was getting $1800/month when last rented. The carpet and LVP flooring are approx 18 months young. The roof was done in 2019 when the solar panels were put on for the 1st floor. The $59/month payment keeps that bill low. The windows were replaced in 2018, (minus a few in non-living spaces.) SEPARATE DRIVEWAYS, level, fenced yard with shed. Shared front porch. Great location in the west central portion of town, close to shopping, restaurants, entertainment, easy access to I-91, RT 5, Rt 220, Rt 190, everything you need at your fingertips! Owner is a licensed real estate agent in Virginia. BACK ON MARKET THROUGH NOT FAULT OF THE SELLER. If you missed it before, this is your chance!

5. 2015-07-10
   historical
6. 2015-05-25
   listed $154,900
7. 2004-06-21
   soldstatus $174,500
8. 2004-06-21
   soldstatus $174,500
9. 2004-03-31
   listed $174,500

ⓘ 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: $5,203 · $434/mo
• Projected year-2 tax: $6,613 · $551/mo
• Expected delta: +$1,410/yr (+$117/mo · 27.1%)

ⓘ 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: $50,040
• − Mortgage interest: −$21,000
• − Property taxes: −$5,203
• − Insurance: −$1,874
• − Repairs & maintenance: −$4,003
• − Management: −$4,003
• − Depreciation: −$10,906
• Taxable income: $3,050
• Est. tax owed @ 24.0%: −$732
• After-tax cash flow: $8,130/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

+114.8% since first listed

9 events — show timeline

• 2026-05-17 Pending — Smart MLS
• 2026-04-26 Relisted — Smart MLS
• 2026-04-04 Pending — Smart MLS
• 2026-03-07 Listed $374,900 Smart MLS
• 2015-07-10 Listing Removed — Smart MLS
• 2015-05-25 Listed $154,900 Smart MLS
• 2004-06-21 Sold (Public Records) $174,500 Public Records
• 2004-06-21 Sold (MLS) $174,500 Smart MLS
• 2004-03-31 Listed $174,500 Smart MLS

Property tax history

+1.9%/yr

Latest (2025): $5,203 · +2.7% YoY. Source: county tax records.