126 Willow St · Meriden, CT 06450

$385,000

6 bd · 4.0 ba · 2,436 sqft · MultiFamily public records · 9 Days on market

Built 1900 5,227 sqft lot $158/sqft · 12% above area Est $344k · 12% 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 +27.4/30.0
• DSCR +9.5/10.0
• 1% rule +7.5/10.0
• Livability +4.2/5.0
• Schools +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. 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 MLS

Fantastic addition to your investment portfolio. Fully rented, comes with tenants in place. No units will be vacated for any sale. Please request income and expense sheet from your agent (tell them it's in the agent document download section) and please do drive by before requesting a showing time. 24 hour notice, no same day showings, do not to approach tenants without confirmed appointment with an agent. Cash, commercial or hard money loans only, cash 15 day close, all other 30 day close. Absolutely no FHA loans. Property sold separate and apart, no package or portfolio offers.

Key facts

• 5,227 sq ft lot
• 2 garage spots
• Built 1900

Property features AI

Exterior

• Parking: Detached garage; 2-car garage; Off-street parking; 6 total parking spaces
• Utilities: Public water connected; Public sewer connected; Natural gas service
• Home design: Multi-family property (3-family)
• Construction: Built with frame construction; Stone foundation; Asphalt shingle roof
• Exterior features: Level lot; Vinyl siding; Grey exterior color

Interior

• Bedrooms: 7 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Hot water heating; Natural gas heat
• Interior features: 14 total rooms; Partial, unfinished basement; Window unit cooling
• Laundry & utility: Laundry located on 1st and 3rd floors (in units); 40-gallon natural gas hot water tank

What this means for you Summary

Snapshot

• This is a 6-bed/4.0-bath multifamily listed at $385k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $385k).
• Cap rate 9.8% vs local median 4.2% in Meriden — 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 85/100 on livability (#4 in CT, #505 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, housing A+, health & safety A+.
• Meriden School District (suburban): math 27% / reading 41% proficiency, ranked #116 of 153 in CT (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.6%/yr); 98 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 in 5+ unit buildings).
• At $4,807/mo this rent would consume 81% of the median local household income ($71k/yr) (locally 1516% 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 $12k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 23y 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 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $385,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.25% ✓
• Cap rate: 9.78%
• Cash-on-cash: 12.47%
• DSCR: 1.55
• GRM: 6.7

CMA / ARV

• ARV (median comp): $344,299
• List price: $385,000
• Delta: 11.82%
• 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
126 Willow St	0.00mi	7/3.0 (+1)	2,436 (0%)	0mo	$400,000	$164	91
52 Cherry St	0.20mi	6/4.0	2,728 (+12%)	10mo	$420,000	$154	62
80 Willow St	0.09mi	5/2.0 (-1)	2,112 (-13%)	3mo	$285,000	$135	58
2 Springdale Ave	0.57mi	6/4.0	2,604 (+7%)	6mo	$295,000	$113	57
24 North St	0.69mi	6/3.0	2,478 (+2%)	9mo	$430,000	$174	53
121 Liberty St	0.39mi	5/3.0 (-1)	2,738 (+12%)	1mo	$360,000	$131	51
31 Wall St	0.65mi	7/3.0 (+1)	2,510 (+3%)	8mo	$415,000	$165	49
27 Windsor Ave	0.74mi	6/2.0	2,578 (+6%)	2mo	$385,000	$149	46
85 Goodwill Ave	0.59mi	6/3.0	2,705 (+11%)	6mo	$500,000	$185	44
31 Winthrop St	0.54mi	5/3.0 (-1)	2,738 (+12%)	1mo	$430,000	$157	44
18 Hobart St	0.51mi	5/3.0 (-1)	2,093 (-14%)	5mo	$475,000	$227	40
70 Cottage St	0.71mi	5/2.5 (-1)	2,248 (-8%)	12mo	$400,000	$178	33

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 · 1.65% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $2,595
• Equity at exit: $57,405

10-year hold

• IRR: 8.9%
• Equity multiple: 1.64×
• Total profit: $68,730
• Equity at exit: $33,288

Cash invested: $107,800 (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 06450

• Rents YoY: 1.6%
• Active inventory: 98
• Price-to-rent: 20.0×

Monthly cashflow live

• Estimated rent: $4,807 high
• Mortgage (P&I): −$2,019
• Tax from tax record: −$498 /mo · $5,976/yr
• Insurance: −$160
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,009
• Net cashflow: $1,120

Break-even live

Break-even rent $3,389

Max offer price $385,000

Occupancy floor 72%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$4,806
Total (3 units)			$4,807

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: $96,250
• Closing costs: $11,550
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55 Liberty St Meriden, CT	5.0	3.0	2215	$2,900	$1.31	3d	1	0.29mi

Listing history 14 events

1. 2026-05-11
   status Under Contract 221-char remark
2. 2026-05-03
   listed $385,000 Active 221-char remark
3. 2026-04-28
   historical $385,000 221-char remark
4. 2021-12-29
   soldstatus $120,000 Closed 586-char remark

   Show marketing remark (586 chars)

   Fantastic addition to your investment portfolio. Fully rented, comes with tenants in place. No units will be vacated for any sale. Please request income and expense sheet from your agent (tell them it's in the agent document download section) and please do drive by before requesting a showing time. 24 hour notice, no same day showings, do not to approach tenants without confirmed appointment with an agent. Cash, commercial or hard money loans only, cash 15 day close, all other 30 day close. Absolutely no FHA loans. Property sold separate and apart, no package or portfolio offers.

5. 2021-10-11
   listed $140,000 Active 586-char remark

   Show marketing remark (586 chars)

   Fantastic addition to your investment portfolio. Fully rented, comes with tenants in place. No units will be vacated for any sale. Please request income and expense sheet from your agent (tell them it's in the agent document download section) and please do drive by before requesting a showing time. 24 hour notice, no same day showings, do not to approach tenants without confirmed appointment with an agent. Cash, commercial or hard money loans only, cash 15 day close, all other 30 day close. Absolutely no FHA loans. Property sold separate and apart, no package or portfolio offers.

6. 2012-08-28
   historical
7. 2012-02-27
   listed $90,000
8. 2009-03-26
   soldstatus $44,100
9. 2009-02-10
   listed $44,100
10. 2008-06-18
    historical
11. 2007-09-10
    listed $217,000
12. 2004-01-27
    soldstatus $122,000
13. 2004-01-27
    soldstatus $122,000
14. 2003-08-11
    listed $129,900

ⓘ 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: $5,976 · $498/mo
• Projected year-2 tax: $7,108 · $592/mo
• Expected delta: +$1,132/yr (+$94/mo · 18.9%)

ⓘ 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 5/10 Major 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 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $57,684
• − Mortgage interest: −$21,566
• − Property taxes: −$5,976
• − Insurance: −$1,925
• − Repairs & maintenance: −$4,615
• − Management: −$4,615
• − Depreciation: −$11,200
• Taxable income: $7,788
• Est. tax owed @ 24.0%: −$1,869
• After-tax cash flow: $11,573/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: Meriden School District
• NCES district ID: 0902400
• Math proficiency: 27% ▼ -8.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $53,883
• Composite: 29.84/100
• National rank: #6413
• State rank: #116 of 153 in CT

Livability — Meriden

• Score: 85/100
• State rank: #4
• US rank: #505

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Meriden, CT
• County: New Haven County · 688,236 people
• City population: 60,545
• Metro: New Haven-Milford, CT
• Population (ZIP): 35,694
• Household income: $71,250
• Rent vs Own: 37.7% rent · 62.3% own
• Severe rent burden: 1516.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 51% Hispanic / Latino 36% Two or more races 16% Black 7% Asian 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 23% Dominican 3%
• Common ancestry: Romanian 8% Lithuanian 4% Scotch-Irish 2%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 70% English-only · Spanish 25% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · South Central Connecticut

• 2024 margin: Strong D (+20.1) · D 59.0% · R 38.9% · Other 2.1%
• All cycles: 2024: D+20.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -154.37%
• Current HPI: 263.7288
• Rent YoY: ▲ 1.65%
• Metro: New Haven-Milford, 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

+207.9% since first listed

15 events — show timeline

• 2026-06-12 Sold (MLS) $400,000 Smart MLS
• 2026-05-11 Pending — Smart MLS
• 2026-05-03 Listed $385,000 Smart MLS
• 2026-04-28 Coming Soon $385,000 Smart MLS
• 2021-12-29 Sold (MLS) $120,000 Smart MLS
• 2021-10-11 Listed $140,000 Smart MLS
• 2012-08-28 Listing Removed — Smart MLS
• 2012-02-27 Listed $90,000 Smart MLS
• 2009-03-26 Sold (MLS) $44,100 Smart MLS
• 2009-02-10 Listed $44,100 Smart MLS
• 2008-06-18 Listing Removed — Smart MLS
• 2007-09-10 Listed $217,000 Smart MLS
• 2004-01-27 Sold (Public Records) $122,000 Public Records
• 2004-01-27 Sold (MLS) $122,000 Smart MLS
• 2003-08-11 Listed $129,900 Smart MLS

Property tax history

+1.8%/yr

Latest (2023): $5,976 · +17.7% YoY. Source: county tax records.