75 Clark St · New Britain, CT 06051

$1,100,000

14 bd · 10.0 ba · 7,134 sqft · MultiFamily public records · 206 Days on market

Built 1912 7,840 sqft lot $154/sqft · 39% above area Est $794k · 39% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.0/10.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 11 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

A rare opportunity to acquire a high-performing 11-unit multifamily building in the heart of New Britain. This income-producing property features a mix of well-maintained units with strong occupancy and consistent cash flow. Tenants enjoy comfortable layouts and access to nearby shopping, dining, and public transportation. The property includes separate utilities, making management efficient and overhead low. Ideal for seasoned investors looking to expand their portfolio in a stable rental market. Schedule your private showing today!

Key facts

• Separate utilities
• Strong occupancy
• Consistent cash flow

Tags

• 11 UNIT MULTIFAMILY BUILDING
• INCOME PRODUCING PROPERTY
• WELL MAINTAINED UNITS
• STRONG OCCUPANCY
• CONSISTENT CASH FLOW
• SEPARATE UTILITIES

What this means for you Summary

Snapshot

• This is a 11 × 13-bed/11.0-bath units multifamily listed at $1.10M.

Deal economics

• At list price, monthly cash flow is $9k ($109k/yr) — positive. Per door: $828/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($22k rent vs $1.10M).
• Recommended offer: $968k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.2% vs local median 4.4% in New Britain — 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 74/100 on livability (#67 in CT, #4,936 nationally) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living A, housing A; Watch: crime D, employment D, schools F.
• New Britain School District (suburban): math 6% / reading 17% proficiency, ranked #153 of 153 in CT (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 71% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents soft (-0.6%/yr); 63 active listings in the ZIP; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• At $21,886/mo this rent would consume 515% of the median local household income ($51k/yr) (locally 2100% 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 $118k of equity ($8k loan paydown + $110k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 0.0% rent growth), your $308k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$189k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 206 days — a 12% lower offer ($968k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y ago; this cycle's ask has dropped $100k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $850k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1912 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $968,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 206 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 1912 — 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 F-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 D 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: 1.99% ✓
• Cap rate: 16.23%
• Cash-on-cash: 35.49%
• DSCR: 2.58
• GRM: 4.2

CMA / ARV

• ARV (median comp): $794,051
• List price: $1,100,000
• Delta: 38.53%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
77 Booth St	0.65mi	15/6.0 (+1)	6,333 (-11%)	2mo	$790,000	$125	29

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

Projected returns pro-forma

10.0% appreciation · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 49.5%
• Equity multiple: 4.62×
• Total profit: $1,115,809
• Equity at exit: $990,967

10-year hold

• IRR: 42.0%
• Equity multiple: 9.82×
• Total profit: $2,716,148
• Equity at exit: $2,137,058

Cash invested: $308,000 (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 06051

• Home prices YoY: 9.0%
• Rents YoY: -0.6%
• Active inventory: 63
• Price-to-rent: 46.1×

Monthly cashflow live

• Estimated rent: $21,886 medium
• Mortgage (P&I): −$5,769
• Tax from tax record: −$1,954 /mo · $23,446/yr
• Insurance: −$458
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,596
• Net cashflow: $9,109

Break-even live

Break-even rent $10,355

Max offer price $1,100,000

Occupancy floor 53%

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

Units	Beds	Baths	Est. rent
▸ 11× units	13	11	$21,890
Total (11 units)			$21,886

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: $275,000
• Closing costs: $33,000
• Reserves months: —
• Total cash needed: —

Listing history 27 events

1. 2026-06-18
   days on market $1,100,000 Active 206 DOM
2. 2026-06-17
   days on market $1,100,000 Active 205 DOM
3. 2026-06-16
   days on market $1,100,000 Active 204 DOM
4. 2026-06-15
   days on market $1,100,000 Active 203 DOM
5. 2026-06-13
   days on market $1,100,000 Active 201 DOM
6. 2026-06-13
   days on market $1,100,000 Active 200 DOM
7. 2026-06-10
   days on market $1,100,000 Active 198 DOM
8. 2026-06-09
   days on market $1,100,000 Active 197 DOM
9. 2026-06-08
   days on market $1,100,000 Active 196 DOM
10. 2026-06-07
    days on market $1,100,000 Active 195 DOM
11. 2026-06-05
    days on market $1,100,000 Active 192 DOM
12. 2026-06-03
    days on market $1,100,000 Active 191 DOM
13. 2026-06-02
    days on market $1,100,000 Active 190 DOM
14. 2026-06-01
    days on market $1,100,000 Active 189 DOM
15. 2026-05-31
    days on market $1,100,000 Active 188 DOM
16. 2026-04-02
    price $1,100,000 539-char remark

    Show marketing remark (539 chars)

    A rare opportunity to acquire a high-performing 11-unit multifamily building in the heart of New Britain. This income-producing property features a mix of well-maintained units with strong occupancy and consistent cash flow. Tenants enjoy comfortable layouts and access to nearby shopping, dining, and public transportation. The property includes separate utilities, making management efficient and overhead low. Ideal for seasoned investors looking to expand their portfolio in a stable rental market. Schedule your private showing today!

17. 2026-01-15
    price $1,150,000 539-char remark

    Show marketing remark (539 chars)

    A rare opportunity to acquire a high-performing 11-unit multifamily building in the heart of New Britain. This income-producing property features a mix of well-maintained units with strong occupancy and consistent cash flow. Tenants enjoy comfortable layouts and access to nearby shopping, dining, and public transportation. The property includes separate utilities, making management efficient and overhead low. Ideal for seasoned investors looking to expand their portfolio in a stable rental market. Schedule your private showing today!

18. 2025-11-19
    listed $1,200,000 Active 539-char remark

    Show marketing remark (539 chars)

    A rare opportunity to acquire a high-performing 11-unit multifamily building in the heart of New Britain. This income-producing property features a mix of well-maintained units with strong occupancy and consistent cash flow. Tenants enjoy comfortable layouts and access to nearby shopping, dining, and public transportation. The property includes separate utilities, making management efficient and overhead low. Ideal for seasoned investors looking to expand their portfolio in a stable rental market. Schedule your private showing today!

19. 2022-02-17
    soldstatus $850,000
20. 2012-03-01
    soldstatus $212,500
21. 2011-01-17
    historical
22. 2010-10-15
    listed $350,000
23. 2005-12-02
    soldstatus $453,000
24. 2004-09-30
    soldstatus $340,000
25. 2003-05-16
    soldstatus $280,000
26. 2003-05-16
    soldstatus $280,000
27. 2002-06-01
    listed $300,000

ⓘ 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: $23,446 · $1,954/mo
• Projected year-2 tax: $23,493 · $1,958/mo
• Expected delta: +$47/yr (+$4/mo · 0.2%)

ⓘ 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 6/10 Major 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $262,632
• − Mortgage interest: −$61,617
• − Property taxes: −$23,446
• − Insurance: −$5,500
• − Repairs & maintenance: −$21,011
• − Management: −$21,011
• − Depreciation: −$32,000
• Taxable income: $98,048
• Est. tax owed @ 24.0%: −$23,531
• After-tax cash flow: $85,780/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: New Britain School District
• NCES district ID: 0902670
• Math proficiency: 6% ▼ -6.00%
• Reading proficiency: 17% ▼ -5.00%
• Median HH income: $40,827
• Composite: 9.95/100
• National rank: #9816
• State rank: #153 of 153 in CT

Livability — New Britain

• Score: 74/100
• State rank: #67
• US rank: #4936

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Britain, CT
• County: Hartford County · 754,208 people
• City population: 66,322
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 29,548
• Household income: $51,022
• Rent vs Own: 68.9% rent · 31.1% own
• Severe rent burden: 2100.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: Hispanic / Latino 52% White 30% Two or more races 17% Black 11% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 40% Dominican 4%
• Common ancestry: Romanian 7% Lithuanian 6% Slovak 1%
• Foreign-born: 15% · Canada, Jamaica
• Languages at home: 51% English-only · Spanish 39% Russian/Polish/Slavic 6% Arabic 3%

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: ▲ 31.52%
• Current HPI: 382.7816
• Rent YoY: ▼ -0.58%
• 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

+266.7% since first listed

12 events — show timeline

• 2026-04-02 Price Changed $1,100,000 Smart MLS
• 2026-01-15 Price Changed $1,150,000 Smart MLS
• 2025-11-19 Listed $1,200,000 Smart MLS
• 2022-02-17 Sold (Public Records) $850,000 Public Records
• 2012-03-01 Sold (Public Records) $212,500 Public Records
• 2011-01-17 Listing Removed — Smart MLS
• 2010-10-15 Listed $350,000 Smart MLS
• 2005-12-02 Sold (Public Records) $453,000 Public Records
• 2004-09-30 Sold (Public Records) $340,000 Public Records
• 2003-05-16 Sold (Public Records) $280,000 Public Records
• 2003-05-16 Sold (MLS) $280,000 Smart MLS
• 2002-06-01 Listed $300,000 Smart MLS

Property tax history

+5.2%/yr

Latest (2025): $23,446 · +2.3% YoY. Source: county tax records.