30 Vine St · New Britain, CT 06052

$449,000

6 bd · 2.0 ba · 3,224 sqft · MultiFamily public records · 10 Days on market

Built 1890 10,454 sqft lot Est $490k · 8% under

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Why this score? — see what drove the D+ 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).

• ARV discount +11.3/15.0
• Appreciation +10.0/10.0
• Cash flow +9.7/30.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Enormous, historic 2 Family home. First floor freshly remodeled. 6&7 room units,3BR each. Walk to fabulous Walnut Hill Park. Bike to new CTfastrak. Generous lot with 2 car garage. Natural gas utilities. Updated mechanicals, windows. Rare 'RO' zone, Residential Office zone allows professional use. Second unit pays the mortgage. Seller will consider SELLER FINANCING or lease with OPTION TO BUY!!!

Key facts

• 0.24 acre lot
• 2 garage spots
• Built 1890

Property features AI

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Public water connected; Public sewer connected; Natural gas hot water; Natural gas heat; Thermopane windows
• Home design: Multi-family property (2-family)
• Construction: Frame construction; Brick and stone foundation; Asphalt shingle roof
• Exterior features: Gutters; Aluminum siding

Interior

• Bedrooms: 6 bedrooms (total)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Radiator heating; Ductless cooling; Window unit cooling
• Interior features: 13 total rooms; Full basement; Walk-up attic; Located in a historic district
• Laundry & utility: First unit has in-unit laundry; Second unit has basement laundry hook-ups; Basement hook-up(s)

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $449k.

Deal economics

• At list price, monthly cash flow is $-295 ($-4k/yr) — negative. Per door: $-148/mo.
• To cash-flow at today's rent, offer at most $397k (11.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $366k (18.5% below list).
• Recommended offer: $366k (18.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.2% in New Britain — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: Lincoln Elementary School (math 4% / reading 10%, grade F, #538 of 553 statewide, top 97%, 527 students, 80% FRL); Slade Middle School (math 0% / reading 8%, grade F, #174 of 175 statewide, top 99%, 795 students, 77% FRL); New Britain High School (math 10% / reading 31%, grade F, #162 of 194 statewide, top 83%, 2,331 students, 71% FRL).
• Market conditions: 23 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).

Forward outlook

• In year one you build about $48k of equity ($3k loan paydown + $45k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$77k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y ago; this cycle's ask is 138% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $180k; list at $449k implies a 149% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $365,900 (18.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
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 1890 — 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 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.81% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.82%
• DSCR: 0.87
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $490,048
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
93 S Burritt St	0.33mi	6/3.0	3,126 (-3%)	8mo	$470,000	$150	69
574 W Main St	0.42mi	6/3.0	3,216 (-0%)	16mo	$436,500	$136	63
168 Black Rock Ave	0.51mi	6/3.0	3,476 (+8%)	1mo	$556,000	$160	58
57 Vance St	0.46mi	6/2.0	3,312 (+3%)	21mo	$366,000	$111	57
101 S Burritt St	0.35mi	6/3.0	3,104 (-4%)	21mo	$425,000	$137	56
67 Brooklawn St	0.68mi	6/3.0	3,348 (+4%)	2mo	$510,000	$152	56
54 S High St	0.46mi	7/2.0 (+1)	3,359 (+4%)	16mo	$385,000	$115	54
73 Brooklawn St	0.69mi	6/3.0	3,348 (+4%)	7mo	$535,000	$160	52
126 Winthrop St	0.49mi	6/2.0	2,772 (-14%)	3mo	$485,000	$175	51
74 Garden St	0.40mi	6/2.0	2,780 (-14%)	10mo	$420,000	$151	50
134-136 Black Rock Ave	0.46mi	5/3.0 (-1)	2,862 (-11%)	3mo	$490,000	$171	48
272 Burritt St	0.59mi	6/3.0	2,771 (-14%)	1mo	$506,000	$183	44

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.3%
• Equity multiple: 2.80×
• Total profit: $225,834
• Equity at exit: $404,495

10-year hold

• IRR: 20.0%
• Equity multiple: 6.41×
• Total profit: $680,047
• Equity at exit: $872,308

Cash invested: $125,720 (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 06052

• Home prices YoY: 13.2%
• Active inventory: 23
• Price-to-rent: 20.5×

Monthly cashflow live

• Estimated rent: $3,659 high
• Mortgage (P&I): −$2,355
• Tax from tax record: −$644 /mo · $7,731/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$768
• Net cashflow: $-295

Break-even live

Break-even rent $4,033

Max offer price $396,829

Occupancy floor —

Sensitivity live

Price	-10% $-41	-5% $-168	+0% $-295	+5% $-422	+10% $-549
Rent	-10% $-584	-5% $-440	+0% $-295	+5% $-151	+10% $-6
Rate	-1.0pp $-69	-0.5pp $-181	base $-295	+0.5pp $-412	+1.0pp $-530

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,658
Total (2 units)			$3,659

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: $112,250
• Closing costs: $13,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
151 Fairview St New Britain, CT	6.0	3.0	4098	$1,800	$0.44	5d	1	1.28mi

Listing history 12 events

1. 2026-06-22
   days on market $449,000 Active 10 DOM
2. 2026-06-18
   days on market $449,000 Active 7 DOM
3. 2026-06-17
   days on market $449,000 Active 6 DOM
4. 2026-06-16
   pricedays on market $449,000 Active 5 DOM
5. 2026-06-15
   days on market $465,000 Active 4 DOM
6. 2026-06-13
   days on market $465,000 Active 2 DOM
7. 2026-06-13
   statusdays on market $465,000 Active 1 DOM
8. 2026-06-10
   days on market $465,000 Coming Soon 5 DOM
9. 2026-06-09
   days on market $465,000 Coming Soon 4 DOM
10. 2026-06-08
    days on market $465,000 Coming Soon 3 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $465,000 Coming Soon 2 DOM

ⓘ 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: $7,731 · $644/mo
• Projected year-2 tax: $8,670 · $722/mo
• Expected delta: +$939/yr (+$78/mo · 12.1%)

ⓘ 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 · 14 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: $43,908
• − Mortgage interest: −$25,151
• − Property taxes: −$7,731
• − Insurance: −$2,245
• − Repairs & maintenance: −$3,513
• − Management: −$3,513
• − Depreciation: −$13,062
• Taxable loss: −$11,306
• Est. tax savings @ 24.0%: +$2,713
• After-tax cash flow: $-830/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
• City population: 66,322
• Population (ZIP): 8,232

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 47% Hispanic / Latino 38% Two or more races 17% Black 11%
• Hispanic origin (detail): Puerto Rican 25% Dominican 2% Salvadoran 1%
• Common ancestry: Romanian 13% Lithuanian 3% Italian 1%
• Foreign-born: 13% · Canada
• Languages at home: 64% English-only · Spanish 29% Russian/Polish/Slavic 4% French/Haitian/Cajun 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: ▲ 42.04%
• Current HPI: 359.7743
• 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

+86.7% since first listed

9 events — show timeline

• 2026-06-05 Coming Soon $465,000 Smart MLS
• 2015-04-27 Sold (MLS) $180,500 Smart MLS
• 2015-02-18 Listed $189,000 Smart MLS
• 2008-08-07 Listing Removed — Smart MLS
• 2008-05-07 Listed $229,900 Smart MLS
• 2008-01-28 Listing Removed — Smart MLS
• 2007-12-28 Listed $239,900 Smart MLS
• 2007-12-17 Listing Removed — Smart MLS
• 2007-09-17 Listed $249,000 Smart MLS

Property tax history

+3.1%/yr

Latest (2025): $7,731 · +2.3% YoY. Source: county tax records.