24-26 Grafton St · Hartford, CT 06106

$519,000

5 bd · 3.0 ba · 2,925 sqft · MultiFamily public records · 1 Days on market

Built 2007 9,147 sqft lot

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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).

• Cash flow +9.6/30.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• 1% rule +2.9/10.0
• DSCR +2.7/10.0
• 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: 2 units. confirmed

Listing remarks MLS

Beautiful new two family home by cil affordadle housing.Income guidelines apply. These homes are heated and air-conditioned with geothermal system ( will reduced utility bills) open floor plan.Energy star certified.Handicap accessible. There are residency requirements and resale restrictions. Call la for more details.Special financing.

Key facts

• Spacious layouts
• Perimeter fencing
• Natural light

Tags

• NEWER-CONSTRUCTION
• SPACIOUS LAYOUTS
• NATURAL LIGHT
• INCOME-PRODUCING POTENTIAL
• PRIVATE LEVEL REAR YARD
• PERIMETER FENCING

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: Off-street parking; 4 total parking spaces
• Security:
• Utilities: Public water connected; Public sewer connected; Hot water: other
• Home design: Multi-family property (2-family)
• Construction: Other construction; No foundation listed
• Exterior features: Vinyl siding; Level lot

Interior

• Kitchen:
• Bedrooms: 5 bedrooms
• Flooring:
• Bathrooms: 3 full bathrooms
• Heating & cooling: Hot water heating; Fuel tank located in basement
• Interior features: Central air conditioning; Full unfinished basement with walk-out; Attic with walk-up access and storage space; 12 total rooms
• Laundry & utility:

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.5-bath units multifamily listed at $519k.

Deal economics

• At list price, monthly cash flow is $-349 ($-4k/yr) — negative. Per door: $-174/mo.
• To cash-flow at today's rent, offer at most $457k (11.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $408k (21.3% below list).
• Recommended offer: $408k (21.3% below list) — sets the bar for 1% rule.

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 $4,082/mo this rent would consume 106% 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 $11k of equity ($4k loan paydown + $7k appreciation (1.4% local appreciation)).
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 18y ago; this cycle's ask is 92% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $265k; list at $519k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $408,200 (21.3% 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. 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. 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?
7. 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?
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: 0.79% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.88%
• DSCR: 0.87
• GRM: 10.6

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: -0.7%
• Equity multiple: 0.96×
• Total profit: $-5,426
• Equity at exit: $187,389

10-year hold

• IRR: 3.6%
• Equity multiple: 1.45×
• Total profit: $65,940
• Equity at exit: $257,118

Cash invested: $145,320 (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: 21.2×

Monthly cashflow live

• Estimated rent: $4,082 high
• Mortgage (P&I): −$2,722
• Tax from tax record: −$636 /mo · $7,627/yr
• Insurance: −$216
• HOA: −$0
• Vacancy / Maint / Mgmt: −$857
• Net cashflow: $-349

Break-even live

Break-even rent $4,523

Max offer price $457,393

Occupancy floor —

Sensitivity live

Price	-10% $-55	-5% $-202	+0% $-349	+5% $-496	+10% $-643
Rent	-10% $-671	-5% $-510	+0% $-349	+5% $-188	+10% $-26
Rate	-1.0pp $-87	-0.5pp $-217	base $-349	+0.5pp $-483	+1.0pp $-620

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$4,082
Total (2 units)			$4,082

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: $129,750
• Closing costs: $15,570
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-18
   statusdays on market $519,000 Active 1 DOM
2. 2026-06-17
   days on market $519,000 Coming Soon 5 DOM
3. 2026-06-16
   days on market $519,000 Coming Soon 4 DOM
4. 2026-06-15
   days on market $519,000 Coming Soon 3 DOM
5. 2026-06-13
   remarks 616-char remark
6. 2026-06-13
   listed $519,000 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: $7,627 · $636/mo
• Projected year-2 tax: $9,367 · $781/mo
• Expected delta: +$1,740/yr (+$145/mo · 22.8%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $48,984
• − Mortgage interest: −$29,072
• − Property taxes: −$7,627
• − Insurance: −$2,595
• − Repairs & maintenance: −$3,919
• − Management: −$3,919
• − Depreciation: −$15,098
• Taxable loss: −$13,246
• Est. tax savings @ 24.0%: +$3,179
• After-tax cash flow: $-1,006/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

+92.2% since first listed

6 events — show timeline

• 2026-06-13 Coming Soon $519,000 Smart MLS
• 2009-06-19 Sold (Public Records) $265,000 Public Records
• 2009-06-18 Sold (MLS) $265,000 Smart MLS
• 2009-01-12 Listed $270,000 Smart MLS
• 2009-01-07 Listing Removed — Smart MLS
• 2008-05-12 Listed $270,000 Smart MLS

Property tax history

+1.9%/yr

Latest (2025): $7,627 · +0.0% YoY. Source: county tax records.