67 Laurel St · East Hartford, CT 06108

$325,000

2 bd · 2.0 ba · 1,610 sqft · MultiFamily public records · 9 Days on market

Built 1920 6,969 sqft lot ↓ 7% since listing

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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 +16.1/30.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• 1% rule +4.7/10.0
• 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: 1 unit. estimate disagrees with records

Listing remarks

* * OFFER DEADLINE: REQUESTING HIGHEST/BEST OFFERS BY TUESDAY, MARCH 31ST AT 11AM * * * Welcome to 67 Laurel Street in East Hartford-a charming home that blends comfort, convenience, and value. Located in a convenient East Hartford neighborhood, this home offers easy access to local shops, dining, parks, and major highways-making commuting a breeze while still enjoying a quiet residential setting. Each unit includes two bedrooms and 1 bathroom. The spacious driveway provides off street parking, and the backyard has ample room for activities. Additionally, the backyard contains a detached shed for outdoor storage. Whether you're a first-time home-owner, downsizing, or looking for an inve

Key facts

• Off street parking
• 6,969 sq ft lot
• Built 1920

Tags

• EAST HARTFORD NEIGHBORHOOD
• EASY ACCESS TO LOCAL SHOPS
• OFF STREET PARKING
• BACKYARD ROOM FOR ACTIVITIES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath multifamily listed at $325k.

Deal economics

• At list price, monthly cash flow is $167 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $314k (3.4% below list).
• Recommended offer: $314k (3.4% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.1% 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: Anna E. Norris School (math 8% / reading 17%, grade F, #490 of 553 statewide, top 90%, 270 students, 80% FRL); East Hartford Middle School (math 12% / reading 26%, grade F, #163 of 175 statewide, top 94%, 890 students, 70% FRL); East Hartford High School (math 11% / reading 33%, grade F, #156 of 194 statewide, top 82%, 1,698 students, 63% FRL).
• Market conditions: 53 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• At $3,138/mo this rent would consume 66% of the median local household income ($57k/yr) (locally 1205% 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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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 1920 — 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 $313,800 (3.4% below list)

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.97% ✗
• Cap rate: 6.91%
• Cash-on-cash: 2.20%
• DSCR: 1.10
• GRM: 8.6

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: -12.8%
• Equity multiple: 0.54×
• Total profit: $-41,928
• Equity at exit: $48,459

10-year hold

• IRR: -3.7%
• Equity multiple: 0.75×
• Total profit: $-22,442
• Equity at exit: $28,100

Cash invested: $91,000 (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 06108

• Home prices YoY: -17.6%
• Active inventory: 53
• Price-to-rent: 17.3×

Monthly cashflow live

• Estimated rent: $3,138 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$472 /mo · $5,665/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$659
• Net cashflow: $167

Break-even live

Break-even rent $2,926

Max offer price $325,000

Occupancy floor 90%

Sensitivity live

Price	-10% $351	-5% $259	+0% $167	+5% $75	+10% $-17
Rent	-10% $-81	-5% $43	+0% $167	+5% $291	+10% $415
Rate	-1.0pp $331	-0.5pp $250	base $167	+0.5pp $83	+1.0pp $-3

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,138
Total (2 units)			$3,138

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
296 Tolland St Unit 2F East Hartford, CT	1.0	1.0	1125	$1,500	$1.33	25d	1	0.26mi
26-28 Elmer St Unit 2nd floor East Hartford, CT	3.0	1.0	1500	$2,000	$1.33	45d	1	0.56mi
55 Leverich Dr East Hartford, CT	3.0	2.5	2045	$3,300	$1.61	12d	1	1.48mi

Listing history 9 events

1. 2026-04-02
   status Under Contract
2. 2026-03-24
   listed $325,000 Active
3. 2025-12-31
   historical
4. 2025-08-11
   listed $330,000 Active
5. 2025-07-16
   historical
6. 2025-03-05
   status Active
7. 2025-02-03
   status Under Contract
8. 2025-01-16
   price $329,900
9. 2025-01-03
   listed $349,900 Active

ⓘ 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: $5,665 · $472/mo
• Projected year-2 tax: $6,310 · $526/mo
• Expected delta: +$645/yr (+$54/mo · 11.4%)

ⓘ 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: $37,656
• − Mortgage interest: −$18,205
• − Property taxes: −$5,665
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,012
• − Management: −$3,012
• − Depreciation: −$9,455
• Taxable loss: −$3,319
• Est. tax savings @ 24.0%: +$796
• After-tax cash flow: $2,803/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): 23,499
• Household income: $56,663
• Rent vs Own: 54.0% rent · 46.0% own
• Severe rent burden: 1205.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Hispanic / Latino 44% Black 26% White 23% Two or more races 18% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 28% Dominican 2% Salvadoran 1%
• Common ancestry: Romanian 4% Lithuanian 4% Estonian 2%
• Foreign-born: 22% · Canada, Jamaica, Vietnam
• Languages at home: 55% English-only · Spanish 35% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -65.15%
• Current HPI: 306.0426
• 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

-7.1% since first listed

9 events — show timeline

• 2026-04-02 Pending — Smart MLS
• 2026-03-24 Listed $325,000 Smart MLS
• 2025-12-31 Listing Removed — Smart MLS
• 2025-08-11 Listed $330,000 Smart MLS
• 2025-07-16 Listing Removed — Smart MLS
• 2025-03-05 Relisted — Smart MLS
• 2025-02-03 Pending — Smart MLS
• 2025-01-16 Price Changed $329,900 Smart MLS
• 2025-01-03 Listed $349,900 Smart MLS

Property tax history

+2.4%/yr

Latest (2025): $5,665 · +4.3% YoY. Source: county tax records.