164 Curtis St · New Britain, CT 06053

$509,900

6 bd · 4.0 ba · 2,532 sqft · MultiFamily public records · 3 Days on market

Built 1880 7,840 sqft lot $201/sqft · 17% above area Est $435k · 17% over

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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 +24.7/30.0
• Appreciation +10.0/10.0
• DSCR +8.0/10.0
• 1% rule +6.6/10.0
• Rent growth +3.7/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

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

A colonial 4-family located in the Little Poland section of New Britain, featuring a unit mix of (2) 2-bedroom units, and (2) 1-bedroom units. 164 Curtis St offers a great opportunity for investors and owner occupants alike. This is your chance to maximize this property's rental potential and create major cash flow every month! Both the 1st and 2nd levels feature 9-foot ceilings, with lots of lighting. A large lot, with room for additional parking. The building has a walk-up attic that is owner access only. Owner pays oil heating, all other tenant paid utilities - electricity (separately metered), tenant paid gas (separate gas meters) for gas cooking. This property has gone through many cap

Key facts

• Walk up attic
• 9 foot ceilings
• Large lot

Tags

• 9 FOOT CEILINGS
• LARGE LOT
• WALK UP ATTIC
• NEW VINYL WINDOWS
• UPGRADED LVP FLOORING
• BRAND NEW SIDE ENTRY DOOR

Property features AI

Finance

• Financial info: Assessed value listed ($223,370)

Exterior

• Parking: Detached garage (1-car)
• Utilities: Public water connected; Public sewer connected
• Home design: Multi-family property (4-family)
• Construction: Frame construction; Brick and stone foundation
• Exterior features: Corner lot; Level lot; Vinyl siding; Asphalt shingle roof

Interior

• Bedrooms: 6 bedrooms
• Bathrooms: 4 full bathrooms
• Heating & cooling: Baseboard heating; Oil-fired heat (fuel tank located in basement)
• Interior features: 18 total rooms; Full basement; Walk-up attic

What this means for you Summary

Snapshot

• This is a 2×2bd/1ba + 2×1bd/1ba units multifamily listed at $510k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $268/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $510k).
• Cap rate 8.8% vs local median 4.2% in New Britain — 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 74/100 on livability (#67 in CT, #4,936 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing A; Watch: crime D, employment D.
• New Britain School District (suburban): math 6% / reading 17% proficiency, ranked #153 of 153 in CT (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Diloreto Elementary & Middle School (math 4% / reading 15%, grade F, #522 of 553 statewide, top 95%, 842 students, 73% FRL); Pulaski Middle School (math 0% / reading 13%, grade F, #171 of 175 statewide, top 98%, 867 students, 80% FRL); New Britain High School (math 10% / reading 31%, grade F, #162 of 194 statewide, top 83%, 2,331 students, 71% FRL) — zoned schools at 75% FRL track the district average.
• Market conditions: Rents rising fast (+4.9%/yr); 71 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• At $5,932/mo this rent would consume 114% of the median local household income ($63k/yr) (locally 1835% 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 $55k of equity ($4k loan paydown + $51k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 4.9% rent growth), your $143k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$88k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 11y 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 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $509,900

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is D 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?
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: 1.16% ✓
• Cap rate: 8.81%
• Cash-on-cash: 9.00%
• DSCR: 1.40
• GRM: 7.2

CMA / ARV

• ARV (median comp): $435,160
• List price: $509,900
• Delta: 20.65%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Albany Ave	0.32mi	6/2.0	2,496 (-1%)	6mo	$480,000	$192	70
272 Burritt St	0.23mi	6/3.0	2,771 (+9%)	1mo	$506,000	$183	69
527 Burritt St	0.59mi	6/2.0	2,428 (-4%)	1mo	$375,000	$154	57
19 Ridgewood St	0.44mi	6/2.0	2,408 (-5%)	8mo	$410,000	$170	57
7 Doris St	0.46mi	5/3.0 (-1)	2,358 (-7%)	4mo	$456,000	$193	55
96 Garden St	0.67mi	5/4.0 (-1)	2,393 (-6%)	6mo	$400,000	$167	50
38 Brown St	0.72mi	6/2.0	2,392 (-6%)	7mo	$403,000	$168	43
19 Hayes St	0.73mi	6/3.0	2,727 (+8%)	7mo	$298,000	$109	43
42 Prospect St	0.68mi	6/2.0	2,284 (-10%)	5mo	$460,000	$201	40
116 Miller St	0.61mi	6/3.0	2,838 (+12%)	10mo	$491,000	$173	39
74 Garden St	0.66mi	6/2.0	2,780 (+10%)	10mo	$420,000	$151	37
134-136 Black Rock Ave	0.69mi	5/3.0 (-1)	2,862 (+13%)	3mo	$490,000	$171	35

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

Projected returns pro-forma

10.0% appreciation · 4.94% rent growth · sell at horizon

5-year hold

• IRR: 31.7%
• Equity multiple: 3.51×
• Total profit: $357,835
• Equity at exit: $459,358

10-year hold

• IRR: 28.1%
• Equity multiple: 8.19×
• Total profit: $1,026,352
• Equity at exit: $990,624

Cash invested: $142,772 (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 06053

• Home prices YoY: 15.4%
• Rents YoY: 4.9%
• Active inventory: 71
• Price-to-rent: 27.8×

Monthly cashflow live

• Estimated rent: $5,932 high
• Mortgage (P&I): −$2,674
• Tax from tax record: −$729 /mo · $8,752/yr
• Insurance: −$212
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,246
• Net cashflow: $1,071

Break-even live

Break-even rent $4,577

Max offer price $509,900

Occupancy floor 77%

Sensitivity live

Price	-10% $1,359	-5% $1,215	+0% $1,071	+5% $926	+10% $782
Rent	-10% $602	-5% $836	+0% $1,071	+5% $1,305	+10% $1,539
Rate	-1.0pp $1,327	-0.5pp $1,200	base $1,071	+0.5pp $938	+1.0pp $804

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,056
▸ 2× units	1	1	$2,876
Total (4 units)			$5,932

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: $127,475
• Closing costs: $15,297
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45 Union St New Britain, CT	5.0	2.0	2060	$2,800	$1.36	25d	1	0.86mi

Listing history 21 events

1. 2026-06-02
   status $509,900 Under Contract 3 DOM
2. 2026-06-01
   days on market $509,900 Active 3 DOM
3. 2026-05-31
   days on market $509,900 Active 2 DOM
4. 2026-05-14
   status Active 1347-char remark
5. 2026-04-28
   historical Under Contract - Continue to Show 1347-char remark
6. 2026-04-21
   historical
7. 2026-04-21
   listed $525,000 Active 1347-char remark
8. 2026-04-16
   listed $525,000 Active
9. 2026-04-11
   historical
10. 2026-04-08
    price $535,000
11. 2026-03-15
    price $545,000
12. 2026-02-27
    listed $550,000 Active
13. 2026-02-24
    historical
14. 2024-03-14
    historical $1,400
15. 2024-01-12
    listed $1,400
16. 2022-11-26
    historical
17. 2022-10-25
    status Active
18. 2022-09-25
    status Under Contract
19. 2022-09-05
    listed $349,999 Active
20. 2015-08-01
    historical
21. 2015-02-01
    listed $84,900

ⓘ 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: $8,752 · $729/mo
• Projected year-2 tax: $9,832 · $819/mo
• Expected delta: +$1,080/yr (+$90/mo · 12.3%)

ⓘ 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 · 15 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: $71,184
• − Mortgage interest: −$28,562
• − Property taxes: −$8,752
• − Insurance: −$2,550
• − Repairs & maintenance: −$5,695
• − Management: −$5,695
• − Depreciation: −$14,833
• Taxable income: $5,097
• Est. tax owed @ 24.0%: −$1,223
• After-tax cash flow: $11,623/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: New Britain School District
• NCES district ID: 0902670
• Math proficiency: 6% ▼ -6.00%
• Reading proficiency: 17% ▼ -5.00%
• Median HH income: $40,827
• Composite: 9.95/100
• National rank: #9816
• State rank: #153 of 153 in CT

Livability — New Britain

• Score: 74/100
• State rank: #67
• US rank: #4936

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Britain, CT
• County: Hartford County · 754,208 people
• City population: 66,322
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 36,774
• Household income: $62,645
• Rent vs Own: 48.9% rent · 51.1% own
• Severe rent burden: 1835.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 47% Hispanic / Latino 36% Two or more races 13% Black 10% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 25% Dominican 4%
• Common ancestry: Romanian 19% Lithuanian 3% Russian 1%
• Foreign-born: 22% · Canada, Vietnam, China
• Languages at home: 50% English-only · Spanish 26% Russian/Polish/Slavic 15% French/Haitian/Cajun 3%

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: ▲ 65.76%
• Current HPI: 491.4724
• Rent YoY: ▲ 4.94%
• 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

+500.6% since first listed

21 events — show timeline

• 2026-06-01 Pending — Smart MLS
• 2026-05-28 Listed $509,900 Smart MLS
• 2026-05-20 Listing Removed — Smart MLS
• 2026-05-14 Relisted — Smart MLS
• 2026-04-28 Contingent — Smart MLS
• 2026-04-21 Listing Removed — Smart MLS
• 2026-04-21 Listed $525,000 Smart MLS
• 2026-04-16 Listed $525,000 Smart MLS
• 2026-04-11 Listing Removed — Smart MLS
• 2026-04-08 Price Changed $535,000 Smart MLS
• 2026-03-15 Price Changed $545,000 Smart MLS
• 2026-02-27 Listed $550,000 Smart MLS
• 2026-02-24 Coming Soon — Smart MLS
• 2024-03-14 Rental Removed $1,400 APPFOLIO
• 2024-01-12 Listed for Rent $1,400 APPFOLIO
• 2022-11-26 Listing Removed — Smart MLS
• 2022-10-25 Relisted — Smart MLS
• 2022-09-25 Pending — Smart MLS
• 2022-09-05 Listed $349,999 Smart MLS
• 2015-08-01 Listing Removed — Smart MLS
• 2015-02-01 Listed $84,900 Smart MLS

Property tax history

+8.1%/yr

Latest (2025): $8,752 · -1.0% YoY. Source: county tax records.