36-38 School St · Hartford, CT 06106

$1,249,900

144 bd · 144.0 ba · 8,232 sqft · MultiFamily · 48 Days on market

Built 1927 Good condition 0.28 ac lot ↓ 11% since listing

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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
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Rent growth +3.1/5.0
• Schools +1.4/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 12 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

Well-maintained 12-unit multifamily investment opportunity located in Hartford's Barry Square neighborhood, just minutes from Hartford Hospital and Connecticut Children's Medical Center. This well-maintained 3-story property features twelve one-bedroom units totaling approximately 8,232 square feet on a 0.28-acre lot. Built in 1927, the asset offers a strong unit mix with consistent rental demand driven by its proximity to major employment centers, healthcare institutions, and Trinity College. The walkable location provides easy access to public transportation, downtown Hartford, shopping, and amenities, making it highly attractive to tenants seeking convenience and affordability. This property presents a compelling opportunity for investors seeking stable cash flow with long-term upside, including potential for rent growth through strategic management and improvements. This asset reflects strong investor activity in the area. Ideal for both seasoned and entry-level investors, this is a solid income-producing property in a growing Hartford rental corridor with immediate returns and long-term appreciation potential.

Key facts

• Strong unit mix
• Walkable location
• 0.28 acre lot

Tags

• BARRY SQUARE NEIGHBORHOOD
• PROXIMITY TO HARTFORD HOSPITAL
• STRONG UNIT MIX
• CONSISTENT RENTAL DEMAND
• WALKABLE LOCATION
• ACCESS TO DOWNTOWN HARTFORD

What this means for you Summary

Snapshot

• This is a 12 × 1-bed/1-bath units multifamily listed at $1.25M. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $6k ($75k/yr) — positive. Per door: $518/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($19k rent vs $1.25M).
• Recommended offer: $1.21M (3.0% below list) — sets the bar for market timing.

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 $18,805/mo this rent would consume 487% 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 $26k of equity ($9k loan paydown + $17k appreciation (1.4% local appreciation)).
• At projected returns (1.4% appreciation + 2.4% rent growth), your $350k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$91k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($1.21M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1927 — 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 $1,212,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1927 — 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. 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?
7. 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?
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: 1.50% ✓
• Cap rate: 12.26%
• Cash-on-cash: 21.32%
• DSCR: 1.95
• GRM: 5.5

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: 23.7%
• Equity multiple: 2.23×
• Total profit: $430,964
• Equity at exit: $451,285

10-year hold

• IRR: 25.8%
• Equity multiple: 4.15×
• Total profit: $1,102,024
• Equity at exit: $619,213

Cash invested: $349,972 (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 06106

• Home prices YoY: 0.4%
• Rents YoY: 2.4%
• Active inventory: 62
• Price-to-rent: 66.5×

Monthly cashflow live

• Estimated rent: $18,805 high
• Mortgage (P&I): −$6,555
• Tax est. 1.5%: −$1,562 /mo · $18,748/yr
• Insurance: −$521
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,949
• Net cashflow: $6,218

Break-even live

Break-even rent $10,934

Max offer price $1,249,900

Occupancy floor 62%

Sensitivity live

Price	-10% $7,082	-5% $6,650	+0% $6,218	+5% $5,786	+10% $5,354
Rent	-10% $4,733	-5% $5,475	+0% $6,218	+5% $6,961	+10% $7,704
Rate	-1.0pp $6,848	-0.5pp $6,536	base $6,218	+0.5pp $5,894	+1.0pp $5,565

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

Units	Beds	Baths	Est. rent
▸ 12× units	1	1	$18,804
Total (12 units)			$18,805

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: $312,475
• Closing costs: $37,497
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-13
   statusdays on market $1,249,900 Under Contract 48 DOM
2. 2026-06-10
   days on market $1,249,900 Under Contract - Continue to Show 46 DOM
3. 2026-06-09
   days on market $1,249,900 Under Contract - Continue to Show 45 DOM
4. 2026-06-08
   days on market $1,249,900 Under Contract - Continue to Show 44 DOM
5. 2026-06-07
   days on market $1,249,900 Under Contract - Continue to Show 43 DOM
6. 2026-06-05
   statusdays on market $1,249,900 Under Contract - Continue to Show 40 DOM
7. 2026-06-03
   days on market $1,249,900 Active 39 DOM
8. 2026-06-02
   days on market $1,249,900 Active 38 DOM
9. 2026-06-01
   days on market $1,249,900 Active 37 DOM
10. 2026-05-31
    days on market $1,249,900 Active 36 DOM
11. 2026-05-12
    price $1,249,900 1132-char remark

    Show marketing remark (1132 chars)

    Well-maintained 12-unit multifamily investment opportunity located in Hartford's Barry Square neighborhood, just minutes from Hartford Hospital and Connecticut Children's Medical Center. This well-maintained 3-story property features twelve one-bedroom units totaling approximately 8,232 square feet on a 0.28-acre lot. Built in 1927, the asset offers a strong unit mix with consistent rental demand driven by its proximity to major employment centers, healthcare institutions, and Trinity College. The walkable location provides easy access to public transportation, downtown Hartford, shopping, and amenities, making it highly attractive to tenants seeking convenience and affordability. This property presents a compelling opportunity for investors seeking stable cash flow with long-term upside, including potential for rent growth through strategic management and improvements. This asset reflects strong investor activity in the area. Ideal for both seasoned and entry-level investors, this is a solid income-producing property in a growing Hartford rental corridor with immediate returns and long-term appreciation potential.

12. 2026-04-24
    listed $1,399,900 Active 1132-char remark

    Show marketing remark (1132 chars)

    Well-maintained 12-unit multifamily investment opportunity located in Hartford's Barry Square neighborhood, just minutes from Hartford Hospital and Connecticut Children's Medical Center. This well-maintained 3-story property features twelve one-bedroom units totaling approximately 8,232 square feet on a 0.28-acre lot. Built in 1927, the asset offers a strong unit mix with consistent rental demand driven by its proximity to major employment centers, healthcare institutions, and Trinity College. The walkable location provides easy access to public transportation, downtown Hartford, shopping, and amenities, making it highly attractive to tenants seeking convenience and affordability. This property presents a compelling opportunity for investors seeking stable cash flow with long-term upside, including potential for rent growth through strategic management and improvements. This asset reflects strong investor activity in the area. Ideal for both seasoned and entry-level investors, this is a solid income-producing property in a growing Hartford rental corridor with immediate returns and long-term appreciation potential.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $225,660
• − Mortgage interest: −$70,014
• − Property taxes: −$18,748
• − Insurance: −$6,250
• − Repairs & maintenance: −$18,053
• − Management: −$18,053
• − Depreciation: −$36,361
• Taxable income: $58,182
• Est. tax owed @ 24.0%: −$13,964
• After-tax cash flow: $60,654/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This 12-unit multifamily property in Hartford's Barry Square neighborhood is well-maintained and ready for investment. It offers a strong unit mix with consistent rental demand and is located near major employment centers and healthcare institutions.

Value-add opportunities

• Both paint exterior — enhances curb appeal and value
• Both trim trees — improves landscaping and curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and value ↑
• Both trim trees — improves landscaping and curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-10.7% since first listed

2 events — show timeline

• 2026-05-12 Price Changed $1,249,900 Smart MLS
• 2026-04-24 Listed $1,399,900 Smart MLS