77 Hubbard St · Winsted, CT 06098

$299,900

5 bd · 2.0 ba · 2,699 sqft · MultiFamily public records · 35 Days on market

Built 1864 0.28 ac lot Est $310k · at est.

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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 +27.5/30.0
• DSCR +9.6/10.0
• ARV discount +9.0/15.0
• 1% rule +7.0/10.0
• Schools +4.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

Discover this versatile two-family residence offering a blend of modern updates and timeless charm. Each unit boasts three bedrooms and a full bath, providing ample space and comfort for tenants or multi-generational living. The first-floor unit has been beautifully renovated, featuring a brand-new kitchen with stylish finishes, updated bath, gleaming hardwood floors, and plush new carpet in the bedrooms. This level offers a fresh, move-in-ready appeal that renters or owners will love. The second-floor unit retains its original character, ideal for those looking to add personal touches or appreciate classic details. With newer siding and a recently updated roof, this property promises low-m

Key facts

• 0.28 acre lot
• Built 1864
• Listed 35 days

Tags

• VERSATILE TWO-FAMILY RESIDENCE
• LOW-MAINTENANCE LIVING

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $882 ($11k/yr) — positive. Per door: $441/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $291k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.8% vs local median 3.9% in Winsted — 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 80/100 on livability (#25 in CT, #1,955 nationally) — a professional / high-income tenant draw. Strengths: housing A+, health & safety A+, cost of living A; Watch: amenities F, employment D-.
• Winchester School District (town): math 53% / reading 49% proficiency, ranked #131 of 192 in CT (top 68%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Pearson School (math 42% / reading 47%, grade F, #272 of 553 statewide, top 50%, 294 students, 60% FRL) — zoned schools average 60% FRL vs 41% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 63 active listings in the ZIP; 154 units permitted in Northwest Hills Planning Region in 2024 (6 in 5+ unit buildings).
• At $3,604/mo this rent would consume 65% of the median local household income ($66k/yr) (locally 576% 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 $9k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 26y 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.
• Current owner paid $180k; list at $300k implies a 67% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1864 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $290,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% 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 1864 — 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. 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: 1.20% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.61%
• DSCR: 1.56
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $310,385
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
63 Meadow St	0.19mi	5/3.0	2,602 (-4%)	17mo	$330,000	$127	67
267 Rockwell St	0.38mi	4/3.0 (-1)	2,861 (+6%)	9mo	$302,500	$106	56
18 Upland Rd	0.27mi	5/2.0	2,338 (-13%)	14mo	$290,000	$124	54
10 Crescent St	0.73mi	4/2.0 (-1)	2,444 (-9%)	6mo	$280,000	$115	41
30 Rock St	0.59mi	4/2.0 (-1)	2,299 (-15%)	7mo	$235,000	$102	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 2.4%
• Equity multiple: 1.09×
• Total profit: $7,593
• Equity at exit: $44,716

10-year hold

• IRR: 11.9%
• Equity multiple: 1.94×
• Total profit: $78,931
• Equity at exit: $25,930

Cash invested: $83,972 (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 06098

• Home prices YoY: -19.2%
• Active inventory: 63
• Price-to-rent: 13.9×

Monthly cashflow live

• Estimated rent: $3,604 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$267 /mo · $3,205/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$757
• Net cashflow: $882

Break-even live

Break-even rent $2,487

Max offer price $299,900

Occupancy floor 71%

Sensitivity live

Price	-10% $1,052	-5% $967	+0% $882	+5% $798	+10% $713
Rent	-10% $598	-5% $740	+0% $882	+5% $1,025	+10% $1,167
Rate	-1.0pp $1,033	-0.5pp $959	base $882	+0.5pp $805	+1.0pp $726

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,604
Total (2 units)			$3,604

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2024-12-16
   status Under Contract
2. 2024-12-13
   historical Under Contract - Continue to Show
3. 2024-11-11
   listed $299,900 Active
4. 2013-04-10
   historical
5. 2011-04-10
   listed $78,900
6. 2010-11-22
   historical
7. 2009-11-22
   listed $153,999
8. 2009-09-16
   historical
9. 2008-12-15
   listed $174,900
10. 2008-11-09
    historical
11. 2008-05-10
    listed $189,900
12. 2008-04-22
    historical
13. 2007-11-12
    listed $194,900
14. 2005-08-05
    soldstatus $180,000
15. 2005-08-05
    soldstatus $180,000
16. 2005-08-05
    soldstatus $180,000
17. 2005-08-05
    soldstatus $180,000
18. 2005-03-18
    listed $205,000
19. 2004-12-18
    listed $189,000
20. 2000-12-15
    soldstatus $139,700
21. 2000-05-03
    listed $134,900

ⓘ 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: $3,205 · $267/mo
• Projected year-2 tax: $4,811 · $401/mo
• Expected delta: +$1,606/yr (+$134/mo · 50.1%)

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

Taxation est. · year 1

• Rental income: $43,248
• − Mortgage interest: −$16,799
• − Property taxes: −$3,205
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,460
• − Management: −$3,460
• − Depreciation: −$8,724
• Taxable income: $6,100
• Est. tax owed @ 24.0%: −$1,464
• After-tax cash flow: $9,125/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: Winchester School District
• NCES district ID: 0905160
• Math proficiency: 53% ▲ 5.00%
• Reading proficiency: 49% ▲ 2.00%
• Median HH income: $58,334
• Composite: 46.4/100
• National rank: #5353
• State rank: #131 of 192 in CT

Livability — Winsted

• Score: 80/100
• State rank: #25
• US rank: #1955

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Winsted, CT
• County: Litchfield County · 81,203 people
• City population: 10,263
• Metro: Torrington, CT
• Population (ZIP): 10,263
• Household income: $66,269
• Rent vs Own: 34.3% rent · 65.7% own
• Severe rent burden: 576.0

Population outlook (Northwest Hills County) Hauer SSP2

• By 2040: 118,998

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Hispanic / Latino 9% Two or more races 8% Black 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Dominican 4%
• Common ancestry: Romanian 6% Lithuanian 5% Slovak 3%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 1%

Political lean MEDSL · Northwest Hills

• 2024 margin: Toss-up / Even · D 48.6% · R 49.9% · Other 1.6%
• All cycles: 2024: R+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.68%
• Current HPI: 263.2141
• Rent YoY: —
• Metro: Torrington, 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

+122.3% since first listed

21 events — show timeline

• 2024-12-16 Pending — Smart MLS
• 2024-12-13 Contingent — Smart MLS
• 2024-11-11 Listed $299,900 Smart MLS
• 2013-04-10 Listing Removed — Smart MLS
• 2011-04-10 Listed $78,900 Smart MLS
• 2010-11-22 Listing Removed — Smart MLS
• 2009-11-22 Listed $153,999 Smart MLS
• 2009-09-16 Listing Removed — Smart MLS
• 2008-12-15 Listed $174,900 Smart MLS
• 2008-11-09 Listing Removed — Smart MLS
• 2008-05-10 Listed $189,900 Smart MLS
• 2008-04-22 Listing Removed — Smart MLS
• 2007-11-12 Listed $194,900 Smart MLS
• 2005-08-05 Sold (Public Records) $180,000 Public Records
• 2005-08-05 Sold (Public Records) $180,000 Public Records
• 2005-08-05 Sold (MLS) $180,000 Smart MLS
• 2005-08-05 Sold (MLS) $180,000 Smart MLS
• 2005-03-18 Listed $205,000 Smart MLS
• 2004-12-18 Listed $189,000 Smart MLS
• 2000-12-15 Sold (MLS) $139,700 Smart MLS
• 2000-05-03 Listed $134,900 Smart MLS

Property tax history

-0.5%/yr

Latest (2022): $3,205 · +0.0% YoY. Source: county tax records.