73 Main St · Hazardville, CT 06071

$500,000

10 bd · 4.0 ba · 3,960 sqft · MultiFamily public records · 9 Days on market

Built 1900 0.80 ac 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

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 MLS

Excellent income return for the investor from this 4-family in very good condition.Good location. 2Nd.Fl.Apartments with 3rd.Fl.Bedrooms. Vinyl sided,large yard,newer ext.Stairs and deck. Water assess.Approx.1900.Balance.

Key facts

• Brand new roof
• New carpet
• New flooring

Tags

• BRAND NEW ROOF
• FRESHLY PAINTED
• NEW FLOORING
• NEW CARPET

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $500k.

Deal economics

• At list price, monthly cash flow is $3k ($35k/yr) — positive. Per door: $736/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $500k).
• Cap rate 13.4% vs local median 3.7% in Hazardville — 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 72/100 on livability (#82 in CT) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F.
• Somers School District (suburban): math 49% / reading 63% proficiency, ranked #53 of 153 in CT (top 35%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 5% free/reduced lunch — higher-income household profile.
• Zoned schools: Somers Elementary School (math 46% / reading 56%, grade C-, #232 of 553 statewide, top 42%, 649 students, 7% FRL); Somers High School (math 52% / reading 77%, grade B-, #33 of 194 statewide, top 18%, 384 students, 4% FRL) — zoned schools at 6% FRL track the district average.
• Market conditions: 47 active listings in the ZIP; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $15k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $140k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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.
• Current owner paid $210k; list at $500k implies a 138% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $500,000

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 1900 — 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. 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.
6. 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.
7. 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: 1.55% ✓
• Cap rate: 13.36%
• Cash-on-cash: 25.24%
• DSCR: 2.12
• GRM: 5.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 18.8%
• Equity multiple: 1.76×
• Total profit: $106,467
• Equity at exit: $74,552

10-year hold

• IRR: 27.1%
• Equity multiple: 3.39×
• Total profit: $334,003
• Equity at exit: $43,231

Cash invested: $140,000 (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 06071

• Active inventory: 47
• Price-to-rent: 21.5×

Monthly cashflow live

• Estimated rent: $7,765 medium
• Mortgage (P&I): −$2,622
• Tax from tax record: −$360 /mo · $4,314/yr
• Insurance: −$208
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,631
• Net cashflow: $2,944

Break-even live

Break-even rent $4,038

Max offer price $500,000

Occupancy floor 57%

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$7,764
Total (4 units)			$7,765

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: $125,000
• Closing costs: $15,000
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-02
   statusdays on market $500,000 Under Contract 9 DOM
2. 2026-06-01
   days on market $500,000 Active 8 DOM
3. 2026-05-31
   days on market $500,000 Active 7 DOM
4. 2026-04-21
   status Under Contract
5. 2026-04-17
   listed $500,000 Active
6. 2011-12-21
   soldstatus $210,000
7. 2003-12-04
   soldstatus $218,750
8. 2003-12-02
   soldstatus $216,000 221-char remark

   Show marketing remark (221 chars)

   Excellent income return for the investor from this 4-family in very good condition.Good location. 2Nd.Fl.Apartments with 3rd.Fl.Bedrooms. Vinyl sided,large yard,newer ext.Stairs and deck. Water assess.Approx.1900.Balance.

9. 2003-10-27
   listed $218,900 221-char remark

   Show marketing remark (221 chars)

   Excellent income return for the investor from this 4-family in very good condition.Good location. 2Nd.Fl.Apartments with 3rd.Fl.Bedrooms. Vinyl sided,large yard,newer ext.Stairs and deck. Water assess.Approx.1900.Balance.

ⓘ 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: $4,314 · $360/mo
• Projected year-2 tax: $7,507 · $626/mo
• Expected delta: +$3,193/yr (+$266/mo · 74.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $93,180
• − Mortgage interest: −$28,008
• − Property taxes: −$4,314
• − Insurance: −$2,500
• − Repairs & maintenance: −$7,454
• − Management: −$7,454
• − Depreciation: −$14,545
• Taxable income: $28,904
• Est. tax owed @ 24.0%: −$6,937
• After-tax cash flow: $28,397/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: Somers School District
• NCES district ID: 0904140
• Math proficiency: 49% ▼ -3.00%
• Reading proficiency: 63% ▼ -1.00%
• Median HH income: $96,412
• Composite: 52.14/100
• National rank: #1615
• State rank: #53 of 153 in CT

Livability — Hazardville

• Score: 72/100
• State rank: #82
• US rank: #6039

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 41,100
• Population (ZIP): 10,554

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Hispanic / Latino 6% Black 4% Two or more races 3%
• Hispanic origin (detail): Puerto Rican 2%
• Common ancestry: Romanian 14% Lithuanian 10% Slovak 3%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Spanish 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: ▼ -141.15%
• Current HPI: 167.3798
• Rent YoY: —
• Metro: —
• 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

+128.4% since first listed

6 events — show timeline

• 2026-04-21 Pending — Smart MLS
• 2026-04-17 Listed $500,000 Smart MLS
• 2011-12-21 Sold (Public Records) $210,000 Public Records
• 2003-12-04 Sold (Public Records) $218,750 Public Records
• 2003-12-02 Sold (MLS) $216,000 Smart MLS
• 2003-10-27 Listed $218,900 Smart MLS

Property tax history

+1.1%/yr

Latest (2023): $4,314 · +2.7% YoY. Source: county tax records.