176 Brewer St · East Hartford, CT 06118

$525,000

6 bd · 3.0 ba · 2,840 sqft · MultiFamily public records · 1 Days on market

Built 1840 0.58 ac lot

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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 +23.4/30.0
• DSCR +7.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Rare Investment Opportunity - Well-maintained 3-family property located in East Hartford near the Glastonbury Line. This unique multi-unit home offers an ideal blend of classic character and modern updates, making it perfect for both investors and owner-occupants. Featuring a versatile unit mix of 1-bedroom, 2-bedroom, and 3-bedroom apartments, each unit offers generously sized bedrooms, comfortable living spaces, and vinyl replacement windows. Two units include washer and dryer hookups, while the third unit features a portable washer and a solar dryer in the yard, adding convenience and tenant appeal. Major improvements include updated electrical breaker panels. Situated on an oversized lo

Key facts

• 0.58 acre lot
• Garage
• Built 1840

Property features AI

Finance

• Other: Multi-unit property with 3 total units

Exterior

• Parking: Detached garage (1 garage); Driveway and off-street paved parking; Total parking for about 10 vehicles
• Utilities: Public water connected; Public sewer (in street); Natural gas service
• Home design: Three-family multi-family property; Frame construction; Blue exterior siding (vinyl)
• Construction: Asphalt shingle roof; Vinyl siding; Brick and concrete foundation
• Exterior features: Level lot; Shed; Porch; Gutters; Garden area; Exterior lighting; Private paved asphalt driveway

Interior

• Bedrooms: 6 total bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Hot water heating fueled by natural gas; Natural gas hot water (30 gallon tank)
• Interior features: 13 total rooms; Full unfinished basement with concrete floor, interior access, hatchway access and storage; Attic with floored storage space and pull-down stairs; One fireplace; Ceiling fans and window units for cooling
• Laundry & utility: Main-floor laundry room; Washer/dryer hookups in Unit 1 and Unit 2; some units include washer/dryer

What this means for you Summary

Snapshot

• This is a 2×2bd/1.0ba + 1×1bd/1.0ba units multifamily listed at $525k.

Deal economics

• At list price, monthly cash flow is $967 ($12k/yr) — positive. Per door: $322/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $525k).
• Cap rate 8.5% vs local median 4.2% in East Hartford — 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 73/100 on livability (#76 in CT) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, commute A-; Watch: amenities F, health & safety F.
• East Hartford School District (urban): math 17% / reading 30% proficiency, ranked #140 of 153 in CT (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Joseph O. Goodwin School (math 22% / reading 42%, grade F, #361 of 553 statewide, top 68%, 344 students, 71% FRL); East Hartford High School (math 11% / reading 33%, grade F, #156 of 194 statewide, top 82%, 1,698 students, 63% FRL).
• Market conditions: 100 active listings in the ZIP; solid renter incomes; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• At $5,830/mo this rent would consume 88% of the median local household income ($80k/yr) (locally 820% 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 $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $125k; list at $525k implies a 320% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1840 — 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 $525,000

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 1840 — 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. 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?
6. 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.
7. 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.
8. 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: 1.11% ✓
• Cap rate: 8.50%
• Cash-on-cash: 7.89%
• DSCR: 1.35
• GRM: 7.5

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-23,392
• Equity at exit: $78,279

10-year hold

• IRR: 5.5%
• Equity multiple: 1.40×
• Total profit: $59,317
• Equity at exit: $45,392

Cash invested: $147,000 (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 06118

• Home prices YoY: -33.7%
• Active inventory: 100
• Price-to-rent: 21.4×

Monthly cashflow live

• Estimated rent: $5,830 medium
• Mortgage (P&I): −$2,753
• Tax from tax record: −$667 /mo · $8,002/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,224
• Net cashflow: $967

Break-even live

Break-even rent $4,606

Max offer price $525,000

Occupancy floor 78%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$4,092
1× unit	1	1	$1,738
Total (3 units)			$5,830

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-18
   statusdays on market $525,000 Active 1 DOM
2. 2026-06-17
   days on market $525,000 Coming Soon 10 DOM
3. 2026-06-16
   days on market $525,000 Coming Soon 9 DOM
4. 2026-06-15
   days on market $525,000 Coming Soon 8 DOM
5. 2026-06-13
   days on market $525,000 Coming Soon 6 DOM
6. 2026-06-10
   days on market $525,000 Coming Soon 3 DOM
7. 2026-06-09
   days on market $525,000 Coming Soon 2 DOM
8. 2026-06-08
   remarks 699-char remark
9. 2026-06-08
   listed $525,000 Coming Soon 1 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: $8,002 · $667/mo
• Projected year-2 tax: $9,618 · $802/mo
• Expected delta: +$1,616/yr (+$135/mo · 20.2%)

ⓘ 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: $69,960
• − Mortgage interest: −$29,408
• − Property taxes: −$8,002
• − Insurance: −$2,625
• − Repairs & maintenance: −$5,597
• − Management: −$5,597
• − Depreciation: −$15,273
• Taxable income: $3,459
• Est. tax owed @ 24.0%: −$830
• After-tax cash flow: $10,773/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: East Hartford School District
• NCES district ID: 0901260
• Math proficiency: 17% ▼ -5.00%
• Reading proficiency: 30% ▼ -7.00%
• Median HH income: $49,691
• Composite: 20.74/100
• National rank: #8519
• State rank: #140 of 153 in CT

Livability — East Hartford

• Score: 73/100
• State rank: #76
• US rank: #5527

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Hartford, CT
• County: Hartford County · 754,208 people
• City population: 50,918
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 27,419
• Household income: $79,740
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 820.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.69)
• Race & ethnicity: White 40% Hispanic / Latino 33% Black 20% Two or more races 14% Asian 4%
• Hispanic origin (detail): Puerto Rican 22% Dominican 3%
• Common ancestry: Romanian 4% Lithuanian 4% Scotch-Irish 2%
• Foreign-born: 17% · Canada, Vietnam, Jamaica
• Languages at home: 65% English-only · Spanish 23% Other Indo-European 3% Russian/Polish/Slavic 2%

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: ▼ -127.16%
• Current HPI: 250.5647
• Rent YoY: —
• 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

+320.0% since first listed

2 events — show timeline

• 2026-06-07 Coming Soon $525,000 Smart MLS
• 2000-01-06 Sold (Public Records) $125,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $8,002 · +4.3% YoY. Source: county tax records.