156 Mather St · North Haven, CT 06517

$299,900

3 bd · 1.0 ba · 1,552 sqft · SingleFamily public records · 17 Days on market

Built 1924 6,098 sqft lot $193/sqft · 28% below area Est $418k · 28% 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 +8.8/30.0
• 1% rule +4.1/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming well built col. Conv. To major highways and shopping beautiful wd flrs.Lr w/fp sunroom formal dr and lg dining area full bsmt level yd 1 car gar. A wonderful family home.Try to give some notice for showings.

Key facts

• Walk-in closet
• Dedicated prep area
• Walk-up attic

Tags

• ORIGINAL HARDWOOD FLOORS
• COZY LIVING ROOM FIREPLACE
• SUN-FILLED ENCLOSED PORCH
• DEDICATED PREP AREA
• WALK-IN CLOSET
• WALK-UP ATTIC

Property features AI

Exterior

• Parking: Detached garage (1-car)
• Utilities: Public water connected; Public sewer connected; 40-gallon natural gas hot water tank
• Home design: Single-family home
• Construction: Frame construction; Concrete foundation
• Exterior features: Level, dry lot; Walk-to-water location; Aluminum siding; Asphalt shingle roof; Blue-grey exterior color

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Three bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Hot water heating with natural gas; Ceiling fans; Window unit(s)
• Interior features: Seven total rooms; One fireplace; Full basement; Has attic (partially finished, floored, walk-up); Sitting room
• Laundry & utility: Washer and electric dryer in lower level/basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-244 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $257k (14.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $274k (8.7% below list).
• Recommended offer: $257k (14.4% below list) — sets the bar for cash-flow.
• Cap rate 5.3% vs local median 4.0% in North Haven — 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 78/100 on livability (#39 in CT, #2,723 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F, commute F, cost of living D-.
• 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: Spring Glen School (math 68% / reading 73%, grade A-, #75 of 553 statewide, top 14%, 370 students, 24% FRL); Hamden Middle School (math 27% / reading 43%, grade F, #123 of 175 statewide, top 70%, 811 students, 40% FRL); Hamden High School (math 21% / reading 44%, grade F, #125 of 194 statewide, top 66%, 1,672 students, 39% FRL) — zoned schools at 34% FRL track the district average.
• Market conditions: Rents flat; 83 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 31% of the median local income ($105k/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 $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 26y ago; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $141k; list at $300k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $256,743 (14.4% 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. Built in 1924 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
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: 0.91% ✗
• Cap rate: 5.32%
• Cash-on-cash: -3.49%
• DSCR: 0.84
• GRM: 9.1

CMA / ARV

• ARV (median comp): $418,308
• List price: $299,900
• Delta: -7.96%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
235 Treadwell St	0.19mi	3/2.0	1,635 (+5%)	2mo	$265,000	$162	76
36 Quentin St	0.27mi	3/1.5	1,350 (-13%)	0mo	$415,000	$307	63
113 Central Ave	0.59mi	3/1.0	1,435 (-8%)	1mo	$409,000	$285	59
163 Waite St	0.46mi	3/2.5	1,458 (-6%)	4mo	$449,900	$309	59
140 Hawthorne Ave	0.62mi	3/1.5	1,636 (+5%)	10mo	$385,000	$235	52
24 Paramount Ave	0.65mi	3/1.5	1,447 (-7%)	7mo	$252,000	$174	51
32 Barraclough Ave	0.75mi	3/1.5	1,460 (-6%)	6mo	$265,000	$182	48
184 Greenway St	0.64mi	3/1.0	1,329 (-14%)	1mo	$365,000	$275	45
91 Gillies Rd	0.71mi	3/1.5	1,682 (+8%)	8mo	$449,000	$267	44
19 Lakeview Ave	0.68mi	4/2.0 (+1)	1,664 (+7%)	6mo	$296,400	$178	42
77 Hillcrest Ave	0.75mi	3/1.5	1,760 (+13%)	1mo	$404,000	$230	40
15 Central Ave	0.63mi	4/1.5 (+1)	1,744 (+12%)	5mo	$245,000	$140	39

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: -25.8%
• Equity multiple: 0.15×
• Total profit: $-71,386
• Equity at exit: $44,716

10-year hold

• IRR: -37.8%
• Equity multiple: -0.31×
• Total profit: $-110,210
• Equity at exit: $25,930

Cash invested: $83,972 (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 06517

• Rents YoY: 0.2%
• Active inventory: 83
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,738 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$709 /mo · $8,513/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $-244

Break-even live

Break-even rent $3,047

Max offer price $256,743

Occupancy floor —

Sensitivity live

Price	-10% $-75	-5% $-159	+0% $-244	+5% $-329	+10% $-414
Rent	-10% $-461	-5% $-352	+0% $-244	+5% $-136	+10% $-28
Rate	-1.0pp $-93	-0.5pp $-168	base $-244	+0.5pp $-322	+1.0pp $-401

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1410 Whitney Ave Unit B2 Hamden, CT	2.0	1.5	1338	$2,600	$1.94	13d	1	0.24mi
64 N Lake Dr Unit C2 Hamden, CT	3.0	2.0	1475	$2,800	$1.90	4d	1	0.25mi
157 Leeder Hill Dr #206 Hamden, CT	2.0	2.5	1717	$3,000	$1.75	4d	1	0.37mi
30 Coram St Unit 1 Hamden, CT	2.0	1.0	1200	$2,650	$2.21	4d	1	0.43mi
30 Coram St Unit 2 Hamden, CT	2.0	1.0	1200	$2,350	$1.96	13d	1	0.43mi
30 Coram St Unit Coram 30-2 Hamden, CT	2.0	1.0	1200	$2,350	$1.96	4d	1	0.43mi
30 Coram St Unit Coram 30-1 Hamden, CT	2.0	1.0	1200	$2,650	$2.21	4d	1	0.43mi
380 Mather St Hamden, CT	2.0	1.0–2.0	867	$3,175	$3.66	46d	16	0.49mi
53 Lilac Ave Hamden, CT	3.0	1.5	1427	$2,800	$1.96	13d	1	0.50mi
53 Turner Ave Hamden, CT	3.0	1.0	1172	$3,600	$3.07	4d	1	0.52mi
365 Mather St #43 Hamden, CT	2.0	2.0	1100	$2,250	$2.05	4d	1	0.52mi
196 Waite St Hamden, CT	2.0	1.0	1159	$2,700	$2.33	23d	1	0.54mi
26 Cumley St Hamden, CT	4.0	1.0	1746	$3,500	$2.00	4d	1	0.68mi
38 Grandview Ave Hamden, CT	3.0	1.5	1658	$3,650	$2.20	5d	1	0.77mi
17 Hobson Ave Unit 2 Hamden, CT	4.0	2.0	1300	$2,700	$2.08	4d	1	0.80mi
89 Beacon St Unit 2nd Floor Hamden, CT	3.0	1.0	1200	$2,000	$1.67	4d	1	0.85mi
97 Beacon St Unit 1st Fl Hamden, CT	2.0	1.0	1178	$2,050	$1.74	4d	1	0.87mi
97 Beacon St Unit 3rd fl Hamden, CT	2.0	1.0	1100	$1,850	$1.68	4d	1	0.87mi
70 Circular Ave Hamden, CT	3.0	1.0	1100	$2,100	$1.91	4d	1	0.92mi
317 Mill Rock Rd Hamden, CT	3.0	2.0	1102	$2,400	$2.18	46d	1	0.93mi
351 Mill Rock Rd Unit 351 Hamden, CT	3.0	1.5	1102	$4,500	$4.08	4d	1	0.93mi
54 Bradley Ave Unit 2 Hamden, CT	3.0	1.0	1100	$1,895	$1.72	46d	1	0.99mi
1097 Dixwell Ave Hamden, CT	4.0	1.0	2005	$1,750	$0.87	13d	1	1.04mi
130 Woodin St Hamden, CT	2.0	1.0	1500	$2,000	$1.33	46d	1	1.19mi
304 Fairview Ave Hamden, CT	3.0	1.5	1140	$2,700	$2.37	21d	1	1.23mi
161 Fairview Ave #161 Hamden, CT	3.0	1.5	1284	$3,900	$3.04	46d	1	1.36mi
676 Mix Ave Hamden, CT	2.0	1.0–2.0	810	$2,200	$2.72	4d	1	1.40mi
38 Read St New Haven, CT	2.0	1.0	1200	$1,700	$1.42	25d	1	1.42mi
32 Alstrum St #2 Hamden, CT	3.0	1.0	1656	$2,000	$1.21	4d	1	1.44mi
393 Huntington St New Haven, CT	3.0	1.0	1154	$2,800	$2.43	46d	1	1.46mi
402 Huntington St Unit 2 New Haven, CT	3.0	1.0	1108	$1,800	$1.62	25d	1	1.48mi
312 Huntington St New Haven, CT	3.0	1.0	1100	$1,950	$1.77	16d	1	1.49mi
224 Huntington St Unit 1 New Haven, CT	2.0	1.0	1362	$2,750	$2.02	5d	1	1.49mi
753 Winchester Ave New Haven, CT	2.0	1.0	1200	$2,400	$2.00	5d	1	1.50mi

Listing history 14 events

1. 2026-06-09
   status $299,900 Under Contract 17 DOM
2. 2026-06-08
   days on market $299,900 Under Contract - Continue to Show 17 DOM
3. 2026-06-07
   statusdays on market $299,900 Under Contract - Continue to Show 16 DOM
4. 2026-06-05
   days on market $299,900 Active 13 DOM
5. 2026-06-03
   pricestatusdays on market $299,900 Active 12 DOM
6. 2026-06-03
   days on market $329,900 Under Contract - Continue to Show 11 DOM
7. 2026-06-01
   days on market $329,900 Under Contract - Continue to Show 10 DOM
8. 2026-05-31
   days on market $329,900 Under Contract - Continue to Show 9 DOM
9. 2026-05-15
   historical
10. 2026-05-01
    price $385,000
11. 2026-04-17
    listed $389,900 Active
12. 2026-04-10
    historical
13. 2001-03-29
    soldstatus $141,000 216-char remark

    Show marketing remark (216 chars)

    Charming well built col. Conv. To major highways and shopping beautiful wd flrs.Lr w/fp sunroom formal dr and lg dining area full bsmt level yd 1 car gar. A wonderful family home.Try to give some notice for showings.

14. 2000-08-31
    listed $144,500 216-char remark

    Show marketing remark (216 chars)

    Charming well built col. Conv. To major highways and shopping beautiful wd flrs.Lr w/fp sunroom formal dr and lg dining area full bsmt level yd 1 car gar. A wonderful family home.Try to give some notice for showings.

ⓘ 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: $8,513 · $709/mo
• Projected year-2 tax: $8,513 · $709/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 ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% 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: $32,852
• − Mortgage interest: −$16,799
• − Property taxes: −$8,513
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,628
• − Management: −$2,628
• − Depreciation: −$8,724
• Taxable loss: −$7,940
• Est. tax savings @ 24.0%: +$1,906
• After-tax cash flow: $-1,026/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 — North Haven

• Score: 78/100
• State rank: #39
• US rank: #2723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: New Haven County · 688,236 people
• City population: 24,527
• 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

+107.5% since first listed

12 events — show timeline

• 2026-06-08 Pending — Smart MLS
• 2026-06-05 Contingent — Smart MLS
• 2026-06-03 Relisted — Smart MLS
• 2026-06-03 Price Changed $299,900 Smart MLS
• 2026-05-29 Contingent — Smart MLS
• 2026-05-22 Listed $329,900 Smart MLS
• 2026-05-15 Listing Removed — Smart MLS
• 2026-05-01 Price Changed $385,000 Smart MLS
• 2026-04-17 Listed $389,900 Smart MLS
• 2026-04-10 Coming Soon — Smart MLS
• 2001-03-29 Sold (MLS) $141,000 Smart MLS
• 2000-08-31 Listed $144,500 Smart MLS

Property tax history

+3.0%/yr

Latest (2023): $8,513 · +1.6% YoY. Source: county tax records.