100 Oakwood Ave Apt B1 · West Hartford, CT 06119

$140,000

1 bd · 1.0 ba · 706 sqft · Condo public records · 64 Days on market

Built 1964 $423/mo HOA · 23% of rent

---

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 +16.2/30.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Incredible value opportunity with this 1-bedroom condo in sought after West Hartford! This unit offers a blank canvas for your design ideas to make it your own. A little sweat equity will go a long way to making this unit shine! HEAT & HOT WATER is included in the HOA. Storage unit included in basement. Conveniently located close to major highways, restaurants, West Hartford center & Blue Back Square. Only minutes to downtown Hartford. Schedule your showing today!

Key facts

• Storage unit
• Conveniently located
• $423 HOA

Tags

• STORAGE UNIT
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $75 ($894/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $132k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.9% vs local median 3.3% in West Hartford — 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 79/100 on livability (#27 in CT, #1,989 nationally) — a middle-class / working-renter tenant base. Strengths: schools A+, employment A+, housing A+; Watch: amenities F, cost of living F.
• West Hartford School District (urban): math 56% / reading 67% proficiency, ranked #39 of 153 in CT (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+5.4%/yr); 40 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $45k; list at $140k implies a 211% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $131,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 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 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
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: 1.32% ✓
• Cap rate: 6.93%
• Cash-on-cash: 2.28%
• DSCR: 1.10
• GRM: 6.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.37% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.67×
• Total profit: $-13,128
• Equity at exit: $20,874

10-year hold

• IRR: 4.6%
• Equity multiple: 1.39×
• Total profit: $15,335
• Equity at exit: $12,105

Cash invested: $39,200 (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 06119

• Rents YoY: 5.4%
• Active inventory: 40
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,853 high
• Mortgage (P&I): −$734
• Tax from tax record: −$174 /mo · $2,088/yr
• Insurance: −$58
• HOA: −$423
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $75

Break-even live

Break-even rent $1,759

Max offer price $140,000

Occupancy floor 91%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
136 Kane St Unit C5 West Hartford, CT	1.0	1.0	750	$1,700	$2.27	15d	1	0.16mi
90 Kane St Unit A4 West Hartford, CT	1.0	1.0	750	$1,600	$2.13	43d	1	0.19mi
1 Park Rd West Hartford, CT	2.0	1.0–2.0	913	$2,720	$2.98	3d	18	0.29mi
43 Caya Ave West Hartford, CT	1.0–2.0	1.0	775	$1,635	$2.11	11d	6	0.39mi
366 Park Rd Unit C3 West Hartford, CT	1.0	1.0	750	$1,495	$1.99	3d	1	0.51mi
843 Farmington Ave West Hartford, CT	1.0–2.0	1.0	842	$1,791	$2.13	1d	8	0.89mi
843 Farmington Ave Unit 577-11 West Hartford, CT	1.0	1.0	580	$1,562	$2.69	23d	1	0.89mi
843 Farmington Ave Unit 839-C2 West Hartford, CT	1.0	1.0	750	$1,731	$2.31	43d	1	0.89mi
950 Trout Brook Dr West Hartford, CT	1.0–3.0	1.0–2.5	1071	$2,850	$2.66	43d	1	0.98mi
888 Farmington Ave Unit D West Hartford, CT	1.0	1.0	641	$1,850	$2.89	15d	1	1.04mi
15 Dinah Rd Unit 207 West Hartford, CT	1.0	1.0	600	$2,500	$4.17	23d	1	1.09mi
15 Dinah Rd Unit 302 West Hartford, CT	1.0	1.0	600	$2,500	$4.17	43d	1	1.09mi
53 Robin Rd Unit B1 West Hartford, CT	2.0	1.0	696	$1,800	$2.59	1d	1	1.12mi
920 Farmington Ave West Hartford, CT	1.0–2.0	1.0–2.0	900	$2,447	$2.72	43d	14	1.13mi
38 N Main St West Hartford, CT	1.0	1.0	700	$1,900	$2.71	43d	1	1.30mi
42 N Main St West Hartford, CT	1.0	1.0–1.5	735	$1,875	$2.55	43d	1	1.32mi

HOA detail condo

• Monthly dues: $423 · $5,076/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 6 events

1. 2026-05-05
   status Under Contract 476-char remark

   Show marketing remark (476 chars)

   Incredible value opportunity with this 1-bedroom condo in sought after West Hartford! This unit offers a blank canvas for your design ideas to make it your own. A little sweat equity will go a long way to making this unit shine! HEAT & HOT WATER is included in the HOA. Storage unit included in basement. Conveniently located close to major highways, restaurants, West Hartford center & Blue Back Square. Only minutes to downtown Hartford. Schedule your showing today!

2. 2026-04-20
   price $140,000 476-char remark

   Show marketing remark (476 chars)

   Incredible value opportunity with this 1-bedroom condo in sought after West Hartford! This unit offers a blank canvas for your design ideas to make it your own. A little sweat equity will go a long way to making this unit shine! HEAT & HOT WATER is included in the HOA. Storage unit included in basement. Conveniently located close to major highways, restaurants, West Hartford center & Blue Back Square. Only minutes to downtown Hartford. Schedule your showing today!

3. 2026-03-01
   listed $150,000 Active 476-char remark

   Show marketing remark (476 chars)

   Incredible value opportunity with this 1-bedroom condo in sought after West Hartford! This unit offers a blank canvas for your design ideas to make it your own. A little sweat equity will go a long way to making this unit shine! HEAT & HOT WATER is included in the HOA. Storage unit included in basement. Conveniently located close to major highways, restaurants, West Hartford center & Blue Back Square. Only minutes to downtown Hartford. Schedule your showing today!

4. 2025-04-11
   historical
5. 2025-03-31
   listed $120,000 Active
6. 1992-09-01
   soldstatus $45,000

ⓘ 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: $2,088 · $174/mo
• Projected year-2 tax: $2,542 · $212/mo
• Expected delta: +$454/yr (+$38/mo · 21.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,239
• − Mortgage interest: −$7,842
• − Property taxes: −$2,088
• − Insurance: −$700
• − Repairs & maintenance: −$1,779
• − Management: −$1,779
• − HOA: −$5,076
• − Depreciation: −$4,073
• Taxable loss: −$1,098
• Est. tax savings @ 24.0%: +$264
• After-tax cash flow: $1,158/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: West Hartford School District
• NCES district ID: 0904920
• Math proficiency: 56% ▼ -6.00%
• Reading proficiency: 67% ▼ -5.00%
• Median HH income: $85,173
• Composite: 55.64/100
• National rank: #1228
• State rank: #39 of 153 in CT

Livability — West Hartford

• Score: 79/100
• State rank: #27
• US rank: #1989

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Hartford, CT
• County: Hartford County · 754,208 people
• City population: 63,441
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 14,793
• Household income: $99,688
• Rent vs Own: 56.1% rent · 43.9% own
• Severe rent burden: 652.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 11% Black 11% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Romanian 4% Lithuanian 3% Italian 3%
• Foreign-born: 15% · Canada, Jamaica
• Languages at home: 78% English-only · Spanish 9% Other Indo-European 7% Russian/Polish/Slavic 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: ▼ -240.37%
• Current HPI: 174.078
• Rent YoY: ▲ 5.37%
• 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

+211.1% since first listed

6 events — show timeline

• 2026-05-05 Pending — Smart MLS
• 2026-04-20 Price Changed $140,000 Smart MLS
• 2026-03-01 Listed $150,000 Smart MLS
• 2025-04-11 Listing Removed — Smart MLS
• 2025-03-31 Listed $120,000 Smart MLS
• 1992-09-01 Sold (Public Records) $45,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $2,088 · +5.8% YoY. Source: county tax records.