155-157 Seymour St · Hartford, CT 06106

$1,600,000

6 bd · 3.0 ba · 3,978 sqft · MultiFamily public records · 182 Days on market

Built 1910 0.50 ac lot

---

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
• Appreciation +5.7/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• 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: 16 units. estimate disagrees with records

Listing remarks MLS

Pride of ownership clearly reflected in this 16 unit parcel! Solid 8 cap at current rents, significant upside if rents brought up to market, they have not been raised in some time. These buildings have been maintained perfectly inside and out, there is absolutely no deferred maintence to be found. Condition of exterior, interior units and mechanicals impressive! To find buildings in this excellent a condition is rare. Two large brownstones and one large frame building adjacent to Hartford Hospital, total 3 buildings: 155-157 Seymour St. (3 units, two 4BR & one 2BR), 159 Seymour St. (6 units, 5BR & 1 efficiency), and 161 Seymour St. (7 units, 4 efficiencies, two 1BR's & one 2BR). Owner paid gas heat. Huge, private parking lot in the back of all 3 buildings, plus multiple sets of private garages which could be rented out separately for add'l income. Please see attachments for income/expense sheet details. Buildings must convey together. Development opportunity also exists to convert to medical offices, see plan details in attachments. Please do not walk the property without a confirmed appointment.

Key facts

• Gas heat hot water
• Walking distance
• Well maintained

Tags

• INVESTMENT OPPORTUNITY
• MULTIFAMILY PORTFOLIO
• WELL MAINTAINED
• FULLY OCCUPIED
• WALKING DISTANCE
• GAS HEAT HOT WATER

What this means for you Summary

Snapshot

• This is a 16 × 1-bed/?-bath units multifamily listed at $1.60M.

Deal economics

• At list price, monthly cash flow is $11k ($132k/yr) — positive. Per door: $690/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($26k rent vs $1.60M).
• Recommended offer: $1.41M (12.0% 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: 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.
• Zoned schools: Sanchez School (math 8% / reading 8%, grade F, #529 of 553 statewide, top 97%, 322 students, 87% FRL); Bulkeley High School (math 5% / reading 15%, grade F, #185 of 194 statewide, top 96%, 548 students, 87% FRL) — zoned schools at 87% FRL track the district average.
• 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 $26,088/mo this rent would consume 676% 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 $33k of equity ($11k loan paydown + $22k appreciation (1.4% local appreciation)).
• At projected returns (1.4% appreciation + 2.4% rent growth), your $448k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$117k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($1.41M) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y 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 1910 — 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 $1,408,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 days. Have you received any prior offers? Is the seller open to a 12% 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
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: 1.63% ✓
• Cap rate: 14.57%
• Cash-on-cash: 29.56%
• DSCR: 2.32
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 32.0%
• Equity multiple: 2.66×
• Total profit: $745,337
• Equity at exit: $577,691

10-year hold

• IRR: 33.7%
• Equity multiple: 5.07×
• Total profit: $1,822,753
• Equity at exit: $792,656

Cash invested: $448,000 (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: 81.8×

Monthly cashflow live

• Estimated rent: $26,088 high
• Mortgage (P&I): −$8,391
• Tax from tax record: −$518 /mo · $6,216/yr
• Insurance: −$667
• HOA: −$0
• Vacancy / Maint / Mgmt: −$5,478
• Net cashflow: $11,034

Break-even live

Break-even rent $12,121

Max offer price $1,600,000

Occupancy floor 53%

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

Units	Beds	Baths	Est. rent
▸ 16× units	1	—	$26,080
Total (16 units)			$26,088

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: $400,000
• Closing costs: $48,000
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $1,600,000 Active 182 DOM
2. 2026-06-17
   days on market $1,600,000 Active 181 DOM
3. 2026-06-16
   days on market $1,600,000 Active 180 DOM
4. 2026-06-15
   days on market $1,600,000 Active 179 DOM
5. 2026-06-13
   days on market $1,600,000 Active 177 DOM
6. 2026-06-13
   statusdays on market $1,600,000 Active 176 DOM
7. 2026-04-13
   status Under Contract
8. 2025-10-18
   listed $1,600,000 Active
9. 2022-11-11
   soldstatus $1,393,950 Closed 1125-char remark

   Show marketing remark (1125 chars)

   Pride of ownership clearly reflected in this 16 unit parcel! Solid 8 cap at current rents, significant upside if rents brought up to market, they have not been raised in some time. These buildings have been maintained perfectly inside and out, there is absolutely no deferred maintence to be found. Condition of exterior, interior units and mechanicals impressive! To find buildings in this excellent a condition is rare. Two large brownstones and one large frame building adjacent to Hartford Hospital, total 3 buildings: 155-157 Seymour St. (3 units, two 4BR & one 2BR), 159 Seymour St. (6 units, 5BR & 1 efficiency), and 161 Seymour St. (7 units, 4 efficiencies, two 1BR's & one 2BR). Owner paid gas heat. Huge, private parking lot in the back of all 3 buildings, plus multiple sets of private garages which could be rented out separately for add'l income. Please see attachments for income/expense sheet details. Buildings must convey together. Development opportunity also exists to convert to medical offices, see plan details in attachments. Please do not walk the property without a confirmed appointment.

10. 2022-10-25
    soldstatus $368,950
11. 2022-08-01
    status Active 1125-char remark

    Show marketing remark (1125 chars)

    Pride of ownership clearly reflected in this 16 unit parcel! Solid 8 cap at current rents, significant upside if rents brought up to market, they have not been raised in some time. These buildings have been maintained perfectly inside and out, there is absolutely no deferred maintence to be found. Condition of exterior, interior units and mechanicals impressive! To find buildings in this excellent a condition is rare. Two large brownstones and one large frame building adjacent to Hartford Hospital, total 3 buildings: 155-157 Seymour St. (3 units, two 4BR & one 2BR), 159 Seymour St. (6 units, 5BR & 1 efficiency), and 161 Seymour St. (7 units, 4 efficiencies, two 1BR's & one 2BR). Owner paid gas heat. Huge, private parking lot in the back of all 3 buildings, plus multiple sets of private garages which could be rented out separately for add'l income. Please see attachments for income/expense sheet details. Buildings must convey together. Development opportunity also exists to convert to medical offices, see plan details in attachments. Please do not walk the property without a confirmed appointment.

12. 2022-07-30
    historical 1125-char remark

    Show marketing remark (1125 chars)

    Pride of ownership clearly reflected in this 16 unit parcel! Solid 8 cap at current rents, significant upside if rents brought up to market, they have not been raised in some time. These buildings have been maintained perfectly inside and out, there is absolutely no deferred maintence to be found. Condition of exterior, interior units and mechanicals impressive! To find buildings in this excellent a condition is rare. Two large brownstones and one large frame building adjacent to Hartford Hospital, total 3 buildings: 155-157 Seymour St. (3 units, two 4BR & one 2BR), 159 Seymour St. (6 units, 5BR & 1 efficiency), and 161 Seymour St. (7 units, 4 efficiencies, two 1BR's & one 2BR). Owner paid gas heat. Huge, private parking lot in the back of all 3 buildings, plus multiple sets of private garages which could be rented out separately for add'l income. Please see attachments for income/expense sheet details. Buildings must convey together. Development opportunity also exists to convert to medical offices, see plan details in attachments. Please do not walk the property without a confirmed appointment.

13. 2021-11-28
    listed $1,450,000 Active 1125-char remark

    Show marketing remark (1125 chars)

    Pride of ownership clearly reflected in this 16 unit parcel! Solid 8 cap at current rents, significant upside if rents brought up to market, they have not been raised in some time. These buildings have been maintained perfectly inside and out, there is absolutely no deferred maintence to be found. Condition of exterior, interior units and mechanicals impressive! To find buildings in this excellent a condition is rare. Two large brownstones and one large frame building adjacent to Hartford Hospital, total 3 buildings: 155-157 Seymour St. (3 units, two 4BR & one 2BR), 159 Seymour St. (6 units, 5BR & 1 efficiency), and 161 Seymour St. (7 units, 4 efficiencies, two 1BR's & one 2BR). Owner paid gas heat. Huge, private parking lot in the back of all 3 buildings, plus multiple sets of private garages which could be rented out separately for add'l income. Please see attachments for income/expense sheet details. Buildings must convey together. Development opportunity also exists to convert to medical offices, see plan details in attachments. Please do not walk the property without a confirmed appointment.

14. 1988-05-17
    soldstatus $170,700
15. 1988-05-01
    soldstatus $170,700

ⓘ 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: $6,216 · $518/mo
• Projected year-2 tax: $20,228 · $1,686/mo
• Expected delta: +$14,012/yr (+$1,168/mo · 225.4%)

ⓘ 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 · 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: $313,056
• − Mortgage interest: −$89,625
• − Property taxes: −$6,216
• − Insurance: −$8,000
• − Repairs & maintenance: −$25,044
• − Management: −$25,044
• − Depreciation: −$46,545
• Taxable income: $112,581
• Est. tax owed @ 24.0%: −$27,019
• After-tax cash flow: $105,392/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): 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

+837.3% since first listed

9 events — show timeline

• 2026-04-13 Pending — Smart MLS
• 2025-10-18 Listed $1,600,000 Smart MLS
• 2022-11-11 Sold (MLS) $1,393,950 Smart MLS
• 2022-10-25 Sold (Public Records) $368,950 Public Records
• 2022-08-01 Relisted — Smart MLS
• 2022-07-30 Listing Removed — Smart MLS
• 2021-11-28 Listed $1,450,000 Smart MLS
• 1988-05-17 Sold (Public Records) $170,700 Public Records
• 1988-05-01 Sold (Public Records) $170,700 Public Records

Property tax history

+2.2%/yr

Latest (2025): $6,216 · +0.0% YoY. Source: county tax records.