131 Bryden Ter · Hamden, CT 06517

$193,500

3 bd · 2.0 ba · 1,306 sqft · SingleFamily public records · 110 Days on market

Built 1950 0.28 ac lot $148/sqft · 48% below area Est $329k · 41% under

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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 +22.9/30.0
• ARV discount +15.0/15.0
• 1% rule +7.5/10.0
• DSCR +7.4/10.0
• 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

Cape in the heart of Hamden, very close to parks, highways, shopping centers and major modes of transportation. needs updating.

Key facts

• 0.28 acre lot
• 2 garage spots
• Built 1950

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $194k.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $194k).
• Recommended offer: $176k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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.
• Market conditions: Rents flat; 83 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $22k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; flood insurance adds $56/mo; built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 55% 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 $176,085 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.25% ✓
• Cap rate: 8.41%
• Cash-on-cash: 7.57%
• DSCR: 1.34
• GRM: 6.6

CMA / ARV

• ARV (median comp): $329,360
• List price: $193,500
• Delta: -41.25%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
209 Augur St	0.34mi	3/1.5	1,296 (-1%)	1mo	$385,000	$297	80
102 Morse St	0.13mi	3/1.0	1,152 (-12%)	8mo	$300,000	$260	64
81 Butler St	0.52mi	3/1.0	1,353 (+4%)	5mo	$250,000	$185	61
32 Barraclough Ave	0.32mi	3/1.5	1,460 (+12%)	6mo	$265,000	$182	58
63 Barraclough Ave	0.35mi	3/1.0	1,200 (-8%)	10mo	$355,000	$296	58
22 Cherry Ann St	0.65mi	3/1.5	1,336 (+2%)	8mo	$185,000	$138	57
24 Paramount Ave	0.40mi	3/1.5	1,447 (+11%)	7mo	$252,000	$174	56
16 2nd St	0.68mi	3/1.0	1,333 (+2%)	8mo	$265,000	$199	54
38 Francis Ave	0.48mi	3/1.0	1,196 (-8%)	10mo	$319,900	$267	51
20 Ivy St	0.67mi	4/2.0 (+1)	1,276 (-2%)	12mo	$284,000	$223	50
238 Newhall St	0.57mi	4/1.5 (+1)	1,490 (+14%)	3mo	$195,000	$131	40
54 Arch St	0.69mi	2/1.5 (-1)	1,144 (-12%)	8mo	$280,000	$245	34

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 · 0.21% rent growth · sell at horizon

5-year hold

• IRR: -10.2%
• Equity multiple: 0.64×
• Total profit: $-19,543
• Equity at exit: $28,851

10-year hold

• IRR: -6.2%
• Equity multiple: 0.66×
• Total profit: $-18,388
• Equity at exit: $16,730

Cash invested: $54,180 (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 06517

• Rents YoY: 0.2%
• Active inventory: 83
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,426 high
• Mortgage (P&I): −$1,015
• Tax from tax record: −$480 /mo · $5,758/yr
• Insurance: −$81
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$510
• Net cashflow: $286

Break-even live

Break-even rent $2,064

Max offer price $193,500

Occupancy floor 83%

Sensitivity live

Price	-10% $396	-5% $341	+0% $286	+5% $231	+10% $177
Rent	-10% $94	-5% $190	+0% $286	+5% $382	+10% $478
Rate	-1.0pp $384	-0.5pp $335	base $286	+0.5pp $236	+1.0pp $185

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: $48,375
• Closing costs: $5,805
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
317 Mill Rock Rd Hamden, CT	3.0	2.0	1102	$2,400	$2.18	45d	1	0.09mi
351 Mill Rock Rd Unit 351 Hamden, CT	3.0	1.5	1102	$4,500	$4.08	4d	1	0.13mi
38 Read St New Haven, CT	2.0	1.0	1200	$1,700	$1.42	24d	1	0.41mi
393 Huntington St New Haven, CT	3.0	1.0	1154	$2,800	$2.43	45d	1	0.45mi
402 Huntington St Unit 2 New Haven, CT	3.0	1.0	1108	$1,800	$1.62	24d	1	0.47mi
312 Huntington St Unit 3 New Haven, CT	3.0	1.0	1000	$1,750	$1.75	45d	1	0.47mi
312 Huntington St New Haven, CT	3.0	1.0	1100	$1,950	$1.77	15d	1	0.48mi
753 Winchester Ave New Haven, CT	2.0	1.0	1200	$2,400	$2.00	4d	1	0.49mi
224 Huntington St Unit 1 New Haven, CT	2.0	1.0	1362	$2,750	$2.02	4d	1	0.51mi
263 Sheffield Ave Unit 3 New Haven, CT	4.0	1.0	1250	$2,000	$1.60	24d	1	0.52mi
53 Turner Ave Hamden, CT	3.0	1.0	1172	$3,600	$3.07	4d	1	0.55mi
29 Lilac St New Haven, CT	4.0	1.5	1600	$2,650	$1.66	45d	1	0.57mi
27 Lilac St Unit 2 New Haven, CT	4.0	1.5	1388	$2,650	$1.91	12d	1	0.57mi
53 Lilac Ave Hamden, CT	3.0	1.5	1427	$2,800	$1.96	12d	1	0.58mi
40 Lilac St Unit 3 New Haven, CT	3.0	1.0	1100	$1,600	$1.45	45d	1	0.60mi
1047 Whitney Ave Hamden, CT	2.0	1.0	1000	$2,000	$2.00	15d	1	0.63mi
1047 Whitney Ave Unit East Hamden, CT	2.0	1.0	1000	$2,000	$2.00	4d	1	0.63mi
157 Leeder Hill Dr #206 Hamden, CT	2.0	2.5	1717	$3,000	$1.75	4d	1	0.65mi
62 Sheldon Ter Unit 64-3 New Haven, CT	3.0	1.0	1382	$2,095	$1.52	45d	1	0.65mi
32 Alstrum St #2 Hamden, CT	3.0	1.0	1656	$2,000	$1.21	4d	1	0.66mi
705 Dixwell Ave Unit 1R New Haven, CT	2.0	1.0	930	$1,650	$1.77	20d	1	0.68mi
1160 Whitney Ave Hamden, CT	2.0	1.0	900	$2,200	$2.44	4d	1	0.69mi
1160 Whitney Ave Unit E Hamden, CT	2.0	1.0	900	$2,250	$2.50	45d	1	0.69mi
1160 Whitney Ave Apt A Hamden, CT	2.0	1.0	900	$2,100	$2.33	4d	1	0.69mi
693 Dixwell Ave Unit 2 New Haven, CT	3.0	1.0	1212	$1,875	$1.55	24d	1	0.70mi
65 Pine St Unit 2nd floor Hamden, CT	2.0	1.0	900	$1,700	$1.89	4d	1	0.73mi
248 Bassett St New Haven, CT	3.0	1.0	1400	$2,400	$1.71	45d	1	0.73mi
250 Bassett St Unit 2nd New Haven, CT	3.0	1.0	1400	$2,400	$1.71	45d	1	0.73mi
250 Bassett St Unit 3rd floor New Haven, CT	2.0	1.0	960	$1,900	$1.98	45d	1	0.73mi
1166 Dixwell Ave Unit 6 Hamden, CT	2.0	1.0	900	$1,450	$1.61	4d	1	0.73mi
963 Sherman Ave Unit 2ND New Haven, CT	3.0	1.0	1000	$1,800	$1.80	24d	1	0.73mi
235 Starr St New Haven, CT	3.0	1.0	1100	$2,175	$1.98	15d	1	0.76mi
550 Prospect St #8 New Haven, CT	2.0	1.5	1000	$2,450	$2.45	45d	1	0.76mi
84 Sheffield Ave Unit 1 New Haven, CT	3.0	2.0	1220	$2,395	$1.96	4d	1	0.77mi
84 Sheffield Ave Unit 2 New Haven, CT	3.0	2.0	1250	$2,395	$1.92	22d	1	0.77mi
84 Sheffield Ave Unit 1 New Haven, CT	3.0	2.0	1250	$2,495	$2.00	22d	1	0.77mi
280 Bassett St New Haven, CT	2.0	1.0	1000	$1,500	$1.50	45d	1	0.78mi
500 Prospect St Unit 2A New Haven, CT	2.0	1.0	1099	$2,950	$2.68	45d	1	0.78mi
537 Winchester Ave New Haven, CT	3.0	2.0	1393	$2,550	$1.83	45d	1	0.79mi
624 Dixwell Ave Unit 1 New Haven, CT	3.0	1.0	958	$1,650	$1.72	20d	1	0.80mi

Listing history 20 events

1. 2026-06-21
   days on market $193,500 Active 110 DOM
2. 2026-06-18
   days on market $193,500 Active 107 DOM
3. 2026-06-17
   days on market $193,500 Active 106 DOM
4. 2026-06-16
   days on market $193,500 Active 105 DOM
5. 2026-06-15
   days on market $193,500 Active 104 DOM
6. 2026-06-14
   days on market $193,500 Active 102 DOM
7. 2026-06-13
   days on market $193,500 Active 101 DOM
8. 2026-06-10
   days on market $193,500 Active 99 DOM
9. 2026-06-09
   days on market $193,500 Active 98 DOM
10. 2026-06-09
    price $193,500 Active 97 DOM
11. 2026-06-08
    days on market $215,000 Active 97 DOM
12. 2026-06-07
    days on market $215,000 Active 96 DOM
13. 2026-06-05
    days on market $215,000 Active 93 DOM
14. 2026-06-03
    days on market $215,000 Active 92 DOM
15. 2026-06-03
    days on market $215,000 Active 91 DOM
16. 2026-06-01
    days on market $215,000 Active 90 DOM
17. 2026-05-31
    days on market $215,000 Active 89 DOM
18. 2026-05-01
    status Active 127-char remark

    Show marketing remark (127 chars)

    Cape in the heart of Hamden, very close to parks, highways, shopping centers and major modes of transportation. needs updating.

19. 2026-03-27
    historical Under Contract - Continue to Show 127-char remark

    Show marketing remark (127 chars)

    Cape in the heart of Hamden, very close to parks, highways, shopping centers and major modes of transportation. needs updating.

20. 2026-02-27
    listed $215,000 Active 127-char remark

    Show marketing remark (127 chars)

    Cape in the heart of Hamden, very close to parks, highways, shopping centers and major modes of transportation. needs updating.

ⓘ 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: $5,758 · $480/mo
• Projected year-2 tax: $5,758 · $480/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 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,117
• − Mortgage interest: −$10,839
• − Property taxes: −$5,758
• − Insurance: −$1,634
• − Repairs & maintenance: −$2,329
• − Management: −$2,329
• − Depreciation: −$5,629
• Taxable income: $598
• Est. tax owed @ 24.0%: −$143
• After-tax cash flow: $3,290/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): 14,221
• Household income: $104,550
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 531.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 58% Black 19% Hispanic / Latino 17% Two or more races 7% Asian 2%
• Hispanic origin (detail): Puerto Rican 11% Dominican 2%
• Common ancestry: Romanian 5% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 12% · Canada, Jamaica, United Kingdom
• Languages at home: 80% English-only · Spanish 12% French/Haitian/Cajun 2% Other Indo-European 1%

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: ▼ -204.00%
• Current HPI: 255.2756
• Rent YoY: ▲ 0.21%
• 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

3 events — show timeline

• 2026-05-01 Relisted — Smart MLS
• 2026-03-27 Contingent — Smart MLS
• 2026-02-27 Listed $215,000 Smart MLS

Property tax history

+3.6%/yr

Latest (2023): $5,758 · +1.6% YoY. Source: county tax records.