143 Putnam St · Hartford, CT 06106

$575,000

15 bd · 6.0 ba · 6,099 sqft · MultiFamily · 60 Days on market

Built 1924 Good condition 4,791 sqft lot $94/sqft · 33% below area Est $862k · 33% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +5.7/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +3.1/5.0
• Schools +1.4/10.0

Multi-family units

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

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

12% CAP with full occupancy. Rare opportunity to acquire a six-unit multifamily on a prominent corner lot in Frog Hollow, featuring a strong unit mix of spacious 2- and 3-bedroom layouts, each approximately 1,000 SF. Units have been updated with a range of improvements including hardwood flooring in select units, renovated kitchens and baths, and updated paint and fixtures. The property is serviced by gas heat (owner paid), while tenants are responsible for gas hot water, cooking, and separately metered electricity. The building offers limited off-street parking at the rear (tandem configuration), with ample on-street parking available. Well-positioned for tenant demand, the location provides immediate access to Downtown Hartford, Trinity College Athletic Fields, and Hartford Hospital, along with convenient proximity to major highways, public transportation, and neighborhood retail and dining.

Key facts

• Hardwood flooring
• Renovated kitchens
• Updated paint

Tags

• SIX-UNIT MULTIFAMILY
• CORNER LOT
• HARDWOOD FLOORING
• RENOVATED KITCHENS
• UPDATED PAINT
• PROXIMITY TO MAJOR HIGHWAYS

🏷️ Possibly a rental listed for sale. The $575,000 price doesn't fit this home's estimated sale value (~$862,476) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 5 × 3-bed/?-bath units multifamily listed at $575k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $5k ($58k/yr) — positive. Per door: $971/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $575k).
• Recommended offer: $558k (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: Rents rising (+2.4%/yr); 62 active listings in the ZIP; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• At $11,176/mo this rent would consume 290% of the median local household income ($46k/yr) (locally 3400% 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 $12k of equity ($4k loan paydown + $8k appreciation (1.4% local appreciation)).
• At projected returns (1.4% appreciation + 2.4% rent growth), your $161k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($558k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 1924 — 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 $557,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 60 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 1924 — 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: 1.94% ✓
• Cap rate: 16.43%
• Cash-on-cash: 36.19%
• DSCR: 2.61
• GRM: 4.3

CMA / ARV

• ARV (median comp): $862,476
• List price: $575,000
• Delta: -33.33%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

1.38% appreciation · 2.37% rent growth · sell at horizon

5-year hold

• IRR: 38.7%
• Equity multiple: 3.01×
• Total profit: $323,754
• Equity at exit: $207,608

10-year hold

• IRR: 40.0%
• Equity multiple: 5.80×
• Total profit: $773,553
• Equity at exit: $284,861

Cash invested: $161,000 (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 06106

• Home prices YoY: 0.4%
• Rents YoY: 2.4%
• Active inventory: 62
• Price-to-rent: 21.4×

Monthly cashflow live

• Estimated rent: $11,176 high
• Mortgage (P&I): −$3,015
• Tax est. 1.5%: −$719 /mo · $8,625/yr
• Insurance: −$240
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,347
• Net cashflow: $4,855

Break-even live

Break-even rent $5,030

Max offer price $575,000

Occupancy floor 52%

Sensitivity live

Price	-10% $5,253	-5% $5,054	+0% $4,855	+5% $4,657	+10% $4,458
Rent	-10% $3,972	-5% $4,414	+0% $4,855	+5% $5,297	+10% $5,738
Rate	-1.0pp $5,145	-0.5pp $5,002	base $4,855	+0.5pp $4,706	+1.0pp $4,555

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

Units	Beds	Baths	Est. rent
▸ 5× units	3	—	$11,175
Total (5 units)			$11,176

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: $143,750
• Closing costs: $17,250
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-18
   days on market $575,000 Active 60 DOM
2. 2026-06-17
   days on market $575,000 Active 59 DOM
3. 2026-06-16
   days on market $575,000 Active 58 DOM
4. 2026-06-15
   days on market $575,000 Active 57 DOM
5. 2026-06-13
   days on market $575,000 Active 55 DOM
6. 2026-06-13
   days on market $575,000 Active 54 DOM
7. 2026-06-10
   days on market $575,000 Active 52 DOM
8. 2026-06-09
   days on market $575,000 Active 51 DOM
9. 2026-06-08
   days on market $575,000 Active 50 DOM
10. 2026-06-07
    days on market $575,000 Active 49 DOM
11. 2026-06-05
    days on market $575,000 Active 46 DOM
12. 2026-06-03
    days on market $575,000 Active 45 DOM
13. 2026-06-02
    days on market $575,000 Active 44 DOM
14. 2026-06-01
    days on market $575,000 Active 43 DOM
15. 2026-05-31
    days on market $575,000 Active 42 DOM
16. 2026-05-04
    status Active 906-char remark

    Show marketing remark (906 chars)

    12% CAP with full occupancy. Rare opportunity to acquire a six-unit multifamily on a prominent corner lot in Frog Hollow, featuring a strong unit mix of spacious 2- and 3-bedroom layouts, each approximately 1,000 SF. Units have been updated with a range of improvements including hardwood flooring in select units, renovated kitchens and baths, and updated paint and fixtures. The property is serviced by gas heat (owner paid), while tenants are responsible for gas hot water, cooking, and separately metered electricity. The building offers limited off-street parking at the rear (tandem configuration), with ample on-street parking available. Well-positioned for tenant demand, the location provides immediate access to Downtown Hartford, Trinity College Athletic Fields, and Hartford Hospital, along with convenient proximity to major highways, public transportation, and neighborhood retail and dining.

17. 2026-05-03
    historical Under Contract - Continue to Show 906-char remark

    Show marketing remark (906 chars)

    12% CAP with full occupancy. Rare opportunity to acquire a six-unit multifamily on a prominent corner lot in Frog Hollow, featuring a strong unit mix of spacious 2- and 3-bedroom layouts, each approximately 1,000 SF. Units have been updated with a range of improvements including hardwood flooring in select units, renovated kitchens and baths, and updated paint and fixtures. The property is serviced by gas heat (owner paid), while tenants are responsible for gas hot water, cooking, and separately metered electricity. The building offers limited off-street parking at the rear (tandem configuration), with ample on-street parking available. Well-positioned for tenant demand, the location provides immediate access to Downtown Hartford, Trinity College Athletic Fields, and Hartford Hospital, along with convenient proximity to major highways, public transportation, and neighborhood retail and dining.

18. 2026-04-19
    listed $575,000 Active 906-char remark

    Show marketing remark (906 chars)

    12% CAP with full occupancy. Rare opportunity to acquire a six-unit multifamily on a prominent corner lot in Frog Hollow, featuring a strong unit mix of spacious 2- and 3-bedroom layouts, each approximately 1,000 SF. Units have been updated with a range of improvements including hardwood flooring in select units, renovated kitchens and baths, and updated paint and fixtures. The property is serviced by gas heat (owner paid), while tenants are responsible for gas hot water, cooking, and separately metered electricity. The building offers limited off-street parking at the rear (tandem configuration), with ample on-street parking available. Well-positioned for tenant demand, the location provides immediate access to Downtown Hartford, Trinity College Athletic Fields, and Hartford Hospital, along with convenient proximity to major highways, public transportation, and neighborhood retail and dining.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 16 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: $134,112
• − Mortgage interest: −$32,209
• − Property taxes: −$8,625
• − Insurance: −$2,875
• − Repairs & maintenance: −$10,729
• − Management: −$10,729
• − Depreciation: −$16,727
• Taxable income: $52,218
• Est. tax owed @ 24.0%: −$12,532
• After-tax cash flow: $45,732/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.

Condition & rehab AI · 14 photos

Good 75/100 Cosmetic rehab

The property is in good condition with recent updates, but a fresh coat of paint and landscaping improvements could further enhance its value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value.
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Enhances curb appeal and can increase both resale and rental value. ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 36,322
• Household income: $46,304
• Rent vs Own: 76.7% rent · 23.3% own
• Severe rent burden: 3400.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 60% Two or more races 25% Black 18% White 15% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 42% Dominican 6%
• Common ancestry: Lithuanian 2% Russian 1% Romanian 1%
• Foreign-born: 20% · Canada, Jamaica, China
• Languages at home: 46% English-only · Spanish 47% Other Indo-European 3% Other Asian/Pacific 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: ▲ 1.38%
• Current HPI: 314.0899
• Rent YoY: ▲ 2.37%
• 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

3 events — show timeline

• 2026-05-04 Relisted — Smart MLS
• 2026-05-03 Contingent — Smart MLS
• 2026-04-19 Listed $575,000 Smart MLS