77 Evergreen Ave · Hamden, CT 06518

$325,000

3 bd · 2.5 ba · 1,985 sqft · SingleFamily public records · 9 Days on market

Built 1986 0.37 ac lot Est $492k · 34% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.0/30.0
• 1% rule +4.8/10.0
• DSCR +3.6/10.0
• Schools +3.3/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Fabulous surprise! Better than new near 2000 sf of living space. Updated kit, baths, new carpet. Fr/fp in ll w/office area and full walk out w/patio, deck, well cared for large lot.2 Car att gar w/wkshop. Convenient to hwys, shops, bus. Not a driveby.

Key facts

• Private lot
• Ample cabinetry
• Granite countertops

Tags

• PRIVATE LOT
• MATURE TREES
• GRANITE COUNTERTOPS
• AMPLE CABINETRY
• EXPANSIVE LIVING AREAS
• DIRECT ACCESS TO BACKYARD

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water connected; Public sewer connected; Natural gas hot water
• Home design: Single-family home
• Construction: Built with frame construction; Vinyl siding; Concrete foundation; Asphalt shingle roof; Blue exterior color
• Exterior features: Deck; Patio; Lightly wooded lot

Interior

• Kitchen: Gas range; Microwave; Refrigerator; Dishwasher
• Bedrooms: Three bedrooms
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Hot water heating fueled by natural gas; Window unit cooling
• Interior features: Seven total rooms; Full, fully finished basement; Attic with access via hatch; One fireplace; Window air conditioning unit(s)
• Laundry & utility: Washer and dryer (laundry on lower level)

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-76 ($-917/yr) — negative.
• To cash-flow at today's rent, offer at most $312k (4.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $318k (2.2% below list).
• Recommended offer: $312k (4.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Hamden School District (suburban): math 30% / reading 43% proficiency, ranked #106 of 153 in CT (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hamden High School (math 21% / reading 44%, grade F, #125 of 194 statewide, top 66%, 1,672 students, 39% FRL).
• Market conditions: Rents flat; 79 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 in 5+ unit buildings).
• This rent runs 36% of the median local income ($107k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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.
• 2 sale attempts since 19y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price.
• 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 $311,508 (4.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 6.01%
• Cash-on-cash: -1.01%
• DSCR: 0.96
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $492,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Day Spring Ave	0.34mi	3/2.0	1,820 (-8%)	3mo	$437,250	$240	65
114 Colony St	0.22mi	3/1.0	1,732 (-13%)	1mo	$350,000	$202	62
306 Forest ST EXT	0.58mi	3/2.0	1,876 (-6%)	8mo	$465,000	$248	56
16 Stratton Ct	0.63mi	3/2.5	1,870 (-6%)	10mo	$480,000	$257	53
32 Forest Ct N	0.68mi	4/2.5 (+1)	1,888 (-5%)	4mo	$351,000	$186	51
4 Buell St	0.73mi	3/2.0	1,844 (-7%)	6mo	$550,000	$298	47
9 Bromley Ct	0.60mi	3/2.0	1,841 (-7%)	13mo	$345,000	$187	47
25 Stowe Ct	0.64mi	4/2.5 (+1)	1,796 (-10%)	5mo	$375,000	$209	46
71 Vista Rd	0.67mi	4/2.5 (+1)	2,198 (+11%)	2mo	$550,000	$250	44
51 Carmel St	0.74mi	3/2.0	1,823 (-8%)	11mo	$451,500	$248	41
24 Wiscassett Ave	0.71mi	3/3.0	1,702 (-14%)	11mo	$450,000	$264	32
209 Bayard Ave	0.75mi	3/1.5	1,696 (-15%)	13mo	$449,000	$265	26

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 · 0.33% rent growth · sell at horizon

5-year hold

• IRR: -21.4%
• Equity multiple: 0.28×
• Total profit: $-65,590
• Equity at exit: $48,459

10-year hold

• IRR: -24.5%
• Equity multiple: -0.04×
• Total profit: $-94,693
• 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 06518

• Rents YoY: 0.3%
• Active inventory: 79
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,180 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$748 /mo · $8,982/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$668
• Net cashflow: $-76

Break-even live

Break-even rent $3,276

Max offer price $311,508

Occupancy floor 97%

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 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
56 Edgewood Ave Unit 56 Hamden, CT	2.0	1.5	1260	$3,000	$2.38	44d	1	0.41mi
100 Town Walk Dr Hamden, CT	1.0–3.0	1.0–2.0	1064	$3,020	$2.84	3d	36	0.43mi
66 Washington Rd Hamden, CT	4.0	3.0	1761	$3,500	$1.99	3d	1	0.52mi
27 Melrose Ave Hamden, CT	3.0	1.0	1822	$3,500	$1.92	44d	1	0.70mi
65 Buell St North Haven, CT	3.0	1.5	1288	$3,595	$2.79	11d	1	0.81mi
1265 Sherman Ave Hamden, CT	4.0	2.0	1378	$3,400	$2.47	3d	1	0.88mi
9 Canterbury Rd #9 Hamden, CT	2.0	2.0	2039	$4,280	$2.10	3d	1	1.29mi
1400 Hartford Tpke #10 North Haven, CT	3.0	2.0	1295	$2,990	$2.31	44d	1	1.40mi

Listing history 8 events

1. 2026-06-18
   days on market $325,000 Active 9 DOM
2. 2026-06-17
   days on market $325,000 Active 8 DOM
3. 2026-06-16
   days on market $325,000 Active 7 DOM
4. 2026-06-15
   days on market $325,000 Active 6 DOM
5. 2026-06-14
   days on market $325,000 Active 4 DOM
6. 2026-06-13
   days on market $325,000 Active 3 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $325,000 Active 1 DOM

ⓘ 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: $8,982 · $748/mo
• Projected year-2 tax: $8,982 · $748/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,155
• − Mortgage interest: −$18,205
• − Property taxes: −$8,982
• − Insurance: −$1,625
• − Repairs & maintenance: −$3,052
• − Management: −$3,052
• − Depreciation: −$9,455
• Taxable loss: −$6,216
• Est. tax savings @ 24.0%: +$1,492
• After-tax cash flow: $575/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: Hamden School District
• NCES district ID: 0901860
• Math proficiency: 30% ▼ -13.00%
• Reading proficiency: 43% ▼ -7.00%
• Median HH income: $68,821
• Composite: 33.34/100
• National rank: #5490
• State rank: #106 of 153 in CT

Livability — Hamden

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: New Haven County · 688,236 people
• City population: 61,150
• Metro: New Haven-Milford, CT
• Population (ZIP): 20,126
• Household income: $106,692
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 692.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 15% Hispanic / Latino 7% Asian 6% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 2% Dominican 1%
• Common ancestry: Romanian 4% Hispanic 2% Scotch-Irish 2%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 86% English-only · Spanish 4% French/Haitian/Cajun 2% Other Indo-European 2%

Political lean MEDSL · South Central Connecticut

• 2024 margin: Strong D (+20.1) · D 59.0% · R 38.9% · Other 2.1%
• All cycles: 2024: D+20.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -166.95%
• Current HPI: 227.7908
• Rent YoY: ▲ 0.33%
• Metro: New Haven-Milford, 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

+12.1% since first listed

4 events — show timeline

• 2026-06-09 Listed $325,000 Smart MLS
• 2007-08-29 Sold (Public Records) $297,900 Public Records
• 2007-08-28 Sold (MLS) $297,900 Smart MLS
• 2007-04-11 Listed $289,900 Smart MLS

Property tax history

+2.6%/yr

Latest (2023): $8,982 · +1.6% YoY. Source: county tax records.