107 Mather St · Hartford, CT 06120

$259,900

4 bd · 1.5 ba · 1,236 sqft · SingleFamily public records · 75 Days on market

Built 1900 4,791 sqft lot $210/sqft · 22% above area Est $273k · at est. ↓ 9% since listing

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Why this score? — see what drove the C+ 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 +20.5/30.0
• ARV discount +9.6/15.0
• Appreciation +8.6/10.0
• DSCR +6.5/10.0
• 1% rule +4.8/10.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Fully renovated 4 Bedroom house with 2 full bathrooms. Beautiful modern updated home with off-street parking. Newly designed kitchen with granite counters and new appliances. 2 full bathrooms finished with natural stone and tile. Slider leading to a large backyard! New heating/ hot water systems/ plumbing/ Electrical. Don't miss this move-in-ready updated home!

Key facts

• Large backyard
• New appliances
• Off-street parking

Tags

• OFF-STREET PARKING
• NEWLY DESIGNED KITCHEN
• GRANITE COUNTERS
• NEW APPLIANCES
• LARGE BACKYARD
• NEW HEATING

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/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 $255k (2.0% below list).
• Recommended offer: $244k (6.0% 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 (+2.8%/yr); 21 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• At $2,546/mo this rent would consume 88% of the median local household income ($35k/yr) (locally 1435% 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 $20k of equity ($2k loan paydown + $18k appreciation (7.1% local appreciation)).
• At projected returns (7.1% appreciation + 2.8% rent growth), your $73k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 75 days — a 6% lower offer ($244k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $244,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 75 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.98% ✗
• Cap rate: 7.88%
• Cash-on-cash: 5.66%
• DSCR: 1.25
• GRM: 8.5

CMA / ARV

• ARV (median comp): $272,660
• List price: $259,900
• Delta: -4.68%
• Verdict: FAIR
• Comps: 20 within 2.0 mi

Projected returns pro-forma

7.12% appreciation · 2.83% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 2.57×
• Total profit: $113,997
• Equity at exit: $182,079

10-year hold

• IRR: 20.7%
• Equity multiple: 5.31×
• Total profit: $313,843
• Equity at exit: $347,671

Cash invested: $72,772 (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 06120

• Home prices YoY: 2.4%
• Rents YoY: 2.8%
• Active inventory: 21
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,546 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$197 /mo · $2,364/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$535
• Net cashflow: $343

Break-even live

Break-even rent $2,112

Max offer price $259,900

Occupancy floor 82%

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: $64,975
• Closing costs: $7,797
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
160 Wooster St Hartford, CT	3.0	1.0	1200	$2,080	$1.73	1d	1	0.42mi
1143 Main St Hartford, CT	3.0	1.0–2.0	962	$3,641	$3.78	2d	203	0.67mi
21 Temple St Hartford, CT	4.0	1.0–2.5	836	$2,220	$2.66	10d	8	0.90mi
10 Cherry St Unit 2nd floor East Hartford, CT	3.0	1.0	960	$2,050	$2.14	11d	1	1.20mi

Listing history 21 events

1. 2026-06-18
   days on market $259,900 Active 75 DOM
2. 2026-06-17
   days on market $259,900 Active 74 DOM
3. 2026-06-16
   days on market $259,900 Active 73 DOM
4. 2026-06-15
   days on market $259,900 Active 72 DOM
5. 2026-06-13
   days on market $259,900 Active 70 DOM
6. 2026-06-13
   days on market $259,900 Active 69 DOM
7. 2026-06-10
   days on market $259,900 Active 67 DOM
8. 2026-06-09
   days on market $259,900 Active 66 DOM
9. 2026-06-08
   days on market $259,900 Active 65 DOM
10. 2026-06-07
    days on market $259,900 Active 64 DOM
11. 2026-06-05
    days on market $259,900 Active 61 DOM
12. 2026-06-03
    days on market $259,900 Active 60 DOM
13. 2026-06-02
    days on market $259,900 Active 59 DOM
14. 2026-06-01
    days on market $259,900 Active 58 DOM
15. 2026-05-31
    days on market $259,900 Active 57 DOM
16. 2026-05-08
    status Active 364-char remark

    Show marketing remark (364 chars)

    Fully renovated 4 Bedroom house with 2 full bathrooms. Beautiful modern updated home with off-street parking. Newly designed kitchen with granite counters and new appliances. 2 full bathrooms finished with natural stone and tile. Slider leading to a large backyard! New heating/ hot water systems/ plumbing/ Electrical. Don't miss this move-in-ready updated home!

17. 2026-05-08
    price $268,900 364-char remark

    Show marketing remark (364 chars)

    Fully renovated 4 Bedroom house with 2 full bathrooms. Beautiful modern updated home with off-street parking. Newly designed kitchen with granite counters and new appliances. 2 full bathrooms finished with natural stone and tile. Slider leading to a large backyard! New heating/ hot water systems/ plumbing/ Electrical. Don't miss this move-in-ready updated home!

18. 2026-05-06
    historical 364-char remark

    Show marketing remark (364 chars)

    Fully renovated 4 Bedroom house with 2 full bathrooms. Beautiful modern updated home with off-street parking. Newly designed kitchen with granite counters and new appliances. 2 full bathrooms finished with natural stone and tile. Slider leading to a large backyard! New heating/ hot water systems/ plumbing/ Electrical. Don't miss this move-in-ready updated home!

19. 2026-04-29
    price $274,900 364-char remark

    Show marketing remark (364 chars)

    Fully renovated 4 Bedroom house with 2 full bathrooms. Beautiful modern updated home with off-street parking. Newly designed kitchen with granite counters and new appliances. 2 full bathrooms finished with natural stone and tile. Slider leading to a large backyard! New heating/ hot water systems/ plumbing/ Electrical. Don't miss this move-in-ready updated home!

20. 2026-04-17
    price $284,900 364-char remark

    Show marketing remark (364 chars)

    Fully renovated 4 Bedroom house with 2 full bathrooms. Beautiful modern updated home with off-street parking. Newly designed kitchen with granite counters and new appliances. 2 full bathrooms finished with natural stone and tile. Slider leading to a large backyard! New heating/ hot water systems/ plumbing/ Electrical. Don't miss this move-in-ready updated home!

21. 2026-04-02
    listed $295,000 Active 364-char remark

    Show marketing remark (364 chars)

    Fully renovated 4 Bedroom house with 2 full bathrooms. Beautiful modern updated home with off-street parking. Newly designed kitchen with granite counters and new appliances. 2 full bathrooms finished with natural stone and tile. Slider leading to a large backyard! New heating/ hot water systems/ plumbing/ Electrical. Don't miss this move-in-ready updated home!

ⓘ 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: $2,364 · $197/mo
• Projected year-2 tax: $3,963 · $330/mo
• Expected delta: +$1,599/yr (+$133/mo · 67.6%)

ⓘ 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: $30,554
• − Mortgage interest: −$14,558
• − Property taxes: −$2,364
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,444
• − Management: −$2,444
• − Depreciation: −$7,561
• Taxable loss: −$118
• Est. tax savings @ 24.0%: +$28
• After-tax cash flow: $4,147/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): 13,926
• Household income: $34,830
• Rent vs Own: 87.2% rent · 12.8% own
• Severe rent burden: 1435.0

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 46% Black 46% Two or more races 21% White 3%
• Hispanic origin (detail): Puerto Rican 37% Dominican 1%
• Common ancestry: Estonian 1% Portuguese 1%
• Foreign-born: 14% · Canada
• Languages at home: 61% English-only · Spanish 36% Other Indo-European 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: ▲ 7.12%
• Current HPI: 307.6427
• Rent YoY: ▲ 2.83%
• 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

-8.8% since first listed

6 events — show timeline

• 2026-05-08 Relisted — Smart MLS
• 2026-05-08 Price Changed $268,900 Smart MLS
• 2026-05-06 Listing Removed — Smart MLS
• 2026-04-29 Price Changed $274,900 Smart MLS
• 2026-04-17 Price Changed $284,900 Smart MLS
• 2026-04-02 Listed $295,000 Smart MLS

Property tax history

+1.3%/yr

Latest (2025): $2,364 · +0.0% YoY. Source: county tax records.