207 Greenfield St · Hartford, CT 06112

$409,900

4 bd · 2.0 ba · 3,158 sqft · MultiFamily public records · 41 Days on market

Built 1905 9,147 sqft 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 +28.8/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• 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: 2 units. confirmed

Listing remarks

Welcome to 207 Greenfield Street, Hartford, CT. A rare opportunity to own a spacious, income-producing two-family home in an established Hartford neighborhood. Ideal for investors or owner-occupants, this versatile property allows you to live in one unit while generating rental income from the other. The first-floor unit features 2 generously sized bedrooms, 1 full bathroom, and a large eat-in kitchen, offering comfortable and functional living space. The second unit has been fully updated and spans two floors, boasting 5 bedrooms and 2 full bathrooms, perfect for maximizing rental potential or accommodating extended living needs. The renovated kitchen shines with new shaker cabinets, quart

Key facts

• Large corner lot
• Fully updated
• Renovated kitchen

Tags

• TWO FAMILY HOME
• LARGE CORNER LOT
• FULLY UPDATED
• RENOVATED KITCHEN
• STAINLESS STEEL APPLIANCES
• NEAR PARKS

What this means for you Summary

Snapshot

• This is a 1×4bd/1.5ba + 1×5bd/2ba units multifamily listed at $410k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $688/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $410k).
• Recommended offer: $398k (3.0% 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: schools D-, 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.
• Market conditions: 47 active listings in the ZIP; 2 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• At $5,264/mo this rent would consume 142% of the median local household income ($44k/yr) (locally 1466% 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 $44k of equity ($3k loan paydown + $41k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $115k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$70k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($398k) is reasonable based on typical stale-listing flexibility.
• 7 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.
• Current owner paid $235k; list at $410k implies a 74% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1905 — 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 $397,603 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 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 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.28% ✓
• Cap rate: 10.32%
• Cash-on-cash: 14.39%
• DSCR: 1.64
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 34.9%
• Equity multiple: 3.71×
• Total profit: $310,927
• Equity at exit: $369,270

10-year hold

• IRR: 30.1%
• Equity multiple: 8.38×
• Total profit: $846,808
• Equity at exit: $796,346

Cash invested: $114,772 (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 06112

• Home prices YoY: 4.9%
• Active inventory: 47
• Price-to-rent: 13.4×

Monthly cashflow live

• Estimated rent: $5,264 medium
• Mortgage (P&I): −$2,150
• Tax from tax record: −$462 /mo · $5,547/yr
• Insurance: −$171
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,105
• Net cashflow: $1,376

Break-even live

Break-even rent $3,522

Max offer price $409,900

Occupancy floor 69%

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

Units	Beds	Baths	Est. rent
1× unit	4	1.5	$2,550
1× unit	5	2	$2,714
Total (2 units)			$5,264

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: $102,475
• Closing costs: $12,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
349 Blue Hills Ave Unit 2 Hartford, CT	3.0	1.0	3328	$2,000	$0.60	43d	1	0.78mi
260-262 Oxford St Fl 1 Hartford, CT	5.0	2.5	2200	$3,500	$1.59	23d	1	1.30mi

Listing history 16 events

1. 2026-03-02
   status Under Contract
2. 2026-02-19
   price $409,900
3. 2026-01-20
   listed $419,900 Active
4. 2025-07-12
   historical
5. 2025-06-19
   listed $399,900 Active
6. 2024-07-25
   soldstatus $235,000
7. 2016-03-12
   historical
8. 2016-02-03
   listed $105,900
9. 2011-09-23
   historical
10. 2011-07-03
    listed $139,900
11. 2009-12-05
    historical
12. 2009-08-15
    listed $149,900
13. 2009-05-28
    historical
14. 2009-03-25
    historical
15. 2009-03-24
    listed $89,900
16. 2009-03-24
    listed $89,900

ⓘ 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: $5,547 · $462/mo
• Projected year-2 tax: $7,159 · $597/mo
• Expected delta: +$1,612/yr (+$134/mo · 29.1%)

ⓘ 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 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $63,168
• − Mortgage interest: −$22,961
• − Property taxes: −$5,547
• − Insurance: −$2,050
• − Repairs & maintenance: −$5,053
• − Management: −$5,053
• − Depreciation: −$11,924
• Taxable income: $10,579
• Est. tax owed @ 24.0%: −$2,539
• After-tax cash flow: $13,972/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): 22,333
• Household income: $44,460
• Rent vs Own: 60.4% rent · 39.6% own
• Severe rent burden: 1466.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (68%)
• Race & ethnicity: Black 68% Hispanic / Latino 19% White 9% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 15% Dominican 1%
• Common ancestry: Hispanic 2%
• Foreign-born: 26% · Canada
• Languages at home: 81% English-only · Spanish 14% French/Haitian/Cajun 2% Other Indo-European 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: ▲ 14.58%
• Current HPI: 310.7763
• Rent YoY: —
• 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

+356.0% since first listed

16 events — show timeline

• 2026-03-02 Pending — Smart MLS
• 2026-02-19 Price Changed $409,900 Smart MLS
• 2026-01-20 Listed $419,900 Smart MLS
• 2025-07-12 Listing Removed — Smart MLS
• 2025-06-19 Listed $399,900 Smart MLS
• 2024-07-25 Sold (Public Records) $235,000 Public Records
• 2016-03-12 Listing Removed — Smart MLS
• 2016-02-03 Listed $105,900 Smart MLS
• 2011-09-23 Listing Removed — Smart MLS
• 2011-07-03 Listed $139,900 Smart MLS
• 2009-12-05 Listing Removed — Smart MLS
• 2009-08-15 Listed $149,900 Smart MLS
• 2009-05-28 Listing Removed — Smart MLS
• 2009-03-25 Listing Removed — Smart MLS
• 2009-03-24 Listed $89,900 Smart MLS
• 2009-03-24 Listed $89,900 Smart MLS

Property tax history

+3.0%/yr

Latest (2025): $5,547 · +0.0% YoY. Source: county tax records.