53 Park Rd · New Haven, CT 06517

$219,900

3 bd · 2.0 ba · 1,509 sqft · SingleFamily public records · 10 Days on market

Built 1929 6,969 sqft lot Est $332k · 34% under

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Why this score? — see what drove the B- 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 +24.2/30.0
• ARV discount +15.0/15.0
• 1% rule +8.1/10.0
• DSCR +7.8/10.0
• Livability +4.0/5.0
• Schools +3.3/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tons of potential!!!! Solid home with nice floorplan needing a rehab. Property to be sold as-is and with all contents present at closing. Subject to probate court approval. * * * * Highest and Best offers to be submitted by 5pm, Sunday March 15th. * * * * *

Key facts

• 6,969 sq ft lot
• Garage
• Built 1929

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $437 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Cap rate 8.7% vs local median 4.8% in New 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 79/100 on livability (#31 in CT, #2,190 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: schools D+, employment D, crime F.
• 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; 84 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); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 in 5+ unit buildings).
• This rent runs 33% 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 $7k of value loss. Plan a longer hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price; built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 54% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,900

Questions for the listing agent

1. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.31% ✓
• Cap rate: 8.68%
• Cash-on-cash: 8.51%
• DSCR: 1.38
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $331,980
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22 Webb St	0.13mi	3/2.0	1,320 (-12%)	6mo	$347,000	$263	68
1725 State St	0.11mi	4/1.5 (+1)	1,419 (-6%)	16mo	$290,000	$204	65
37 Quaker Rd	0.61mi	3/3.0	1,538 (+2%)	2mo	$430,000	$280	62
58 Webb St	0.19mi	4/3.0 (+1)	1,589 (+5%)	16mo	$373,000	$235	60
63 Park Rd	0.02mi	2/1.5 (-1)	1,293 (-14%)	10mo	$220,500	$171	60
111 Quaker Rd	0.47mi	3/2.0	1,556 (+3%)	19mo	$315,000	$202	57
63-1/2 Canner St	0.69mi	3/2.0	1,405 (-7%)	13mo	$725,000	$516	45
159 Park Rd	0.19mi	2/1.0 (-1)	1,314 (-13%)	20mo	$275,000	$209	44
114 Quaker Rd	0.49mi	3/2.0	1,313 (-13%)	21mo	$289,000	$220	38
25 Warren Pl	0.74mi	3/2.0	1,384 (-8%)	17mo	$220,000	$159	38
301 Davis St	0.62mi	3/2.0	1,308 (-13%)	20mo	$350,000	$268	33

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: -7.0%
• Equity multiple: 0.75×
• Total profit: $-15,425
• Equity at exit: $32,788

10-year hold

• IRR: -2.0%
• Equity multiple: 0.88×
• Total profit: $-7,112
• Equity at exit: $19,013

Cash invested: $61,572 (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: 84
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $2,875 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$589 /mo · $7,072/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$604
• Net cashflow: $437

Break-even live

Break-even rent $2,322

Max offer price $219,900

Occupancy floor 80%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1835 State St Fl 3 Bedroom Hamden, CT	3.0	1.0	1269	$2,400	$1.89	2d	1	0.15mi
261 View St New Haven, CT	2.0	1.0	1100	$2,400	$2.18	43d	1	0.60mi
68 Anderson St Unit A New Haven, CT	3.0	2.5	1693	$4,500	$2.66	43d	1	0.66mi
52 Canner St Unit 2 New Haven, CT	2.0	1.0	1400	$2,800	$2.00	43d	1	0.72mi
826 Orange St Unit 2 New Haven, CT	2.0	1.0	1600	$3,000	$1.88	43d	1	0.77mi
114 Canner St Unit 1 New Haven, CT	3.0	1.5	1382	$3,750	$2.71	23d	1	0.78mi
253 Willow St Unit 3 New Haven, CT	2.0	1.0	1090	$2,200	$2.02	3d	1	0.82mi
250 Willow St #3 New Haven, CT	4.0	2.0	1234	$3,600	$2.92	3d	1	0.85mi
82 Mechanic St Unit 1 New Haven, CT	2.0	1.0	1300	$2,395	$1.84	23d	1	0.89mi
641 Ferry St New Haven, CT	4.0	1.0	1200	$2,100	$1.75	43d	1	0.89mi
74 Mechanic St Unit 1L New Haven, CT	3.0	1.0	1100	$2,095	$1.90	14d	1	0.90mi
339 Willow St Unit 1 New Haven, CT	4.0	2.0	2163	$4,050	$1.87	11d	1	0.91mi
751 Orange St Unit 2nd floor New Haven, CT	3.0	1.0	1090	$3,000	$2.75	43d	1	0.91mi
751 Orange St Unit 1ST New Haven, CT	3.0	1.0	1344	$3,200	$2.38	43d	1	0.91mi
85 Avon St Unit 2 New Haven, CT	2.0	2.0	1288	$2,725	$2.12	18d	1	0.93mi
79 Avon St Unit 3D New Haven, CT	2.0	1.0	1160	$2,650	$2.28	14d	1	0.93mi
59 Mechanic St New Haven, CT	2.0	1.0	1050	$2,800	$2.67	23d	1	0.94mi
83 Foster St Unit 1 New Haven, CT	2.0	1.0	1300	$2,600	$2.00	43d	1	0.94mi
60 Mechanic St Unit 1 New Haven, CT	2.0	1.0	1050	$1,895	$1.80	23d	1	0.94mi
60 Mechanic St Unit 2 New Haven, CT	4.0	2.0	1050	$3,195	$3.04	43d	1	0.94mi
54 Mechanic St Unit 2nd floor New Haven, CT	4.0	2.0	1412	$3,600	$2.55	43d	1	0.95mi
493 Whitney Ave Unit 3 New Haven, CT	2.0	1.5	1400	$3,150	$2.25	23d	1	0.96mi
1050 State St New Haven, CT	3.0	1.0–2.0	919	$4,854	$5.28	2d	21	0.98mi
34 Cottage St New Haven, CT	2.0	1.0	1128	$2,350	$2.08	43d	1	0.99mi
492 Whitney Ave Unit 4C New Haven, CT	2.0	1.0	1060	$2,600	$2.45	23d	1	1.01mi
20 Lawrence St Unit 2 New Haven, CT	2.0	1.0	1050	$2,000	$1.90	43d	1	1.03mi
437 Whitney Ave New Haven, CT	2.0	1.0–2.0	1025	$2,788	$2.72	2d	2	1.04mi
106 Lawrence St Unit 1 New Haven, CT	3.0	1.0	1200	$3,295	$2.75	43d	1	1.05mi
120 Downing St Unit 3 New Haven, CT	3.0	2.0	1800	$2,450	$1.36	43d	1	1.05mi
187 Lawrence St New Haven, CT	2.0	1.0	1500	$2,950	$1.97	11d	1	1.06mi
548 Ferry St Unit 1 New Haven, CT	2.0	1.0	1610	$2,150	$1.34	14d	1	1.07mi
420 Whitney Ave Unit 424-3B New Haven, CT	4.0	3.0	1800	$4,700	$2.61	3d	1	1.08mi
420 Whitney Ave New Haven, CT	3.0–4.0	2.0–3.0	1800	$2,395	$1.33	11d	2	1.08mi
47 Edwards St Unit 2 New Haven, CT	3.0	1.0	1170	$2,200	$1.88	43d	1	1.09mi
86 Edwards St Unit 1 New Haven, CT	4.0	2.0	1080	$4,500	$4.17	43d	1	1.11mi
28 Edwards St Unit 2 New Haven, CT	4.0	2.0	1800	$3,850	$2.14	14d	1	1.11mi
253 Lawrence St Unit 3 New Haven, CT	3.0	2.0	1300	$3,000	$2.31	43d	1	1.12mi
426 Poplar St New Haven, CT	3.0	1.0	1658	$1,800	$1.09	43d	1	1.15mi
426 Poplar St Unit 2 New Haven, CT	4.0	2.0	1405	$1,800	$1.28	2d	1	1.15mi
122 Atwater St Unit 3 New Haven, CT	2.0	1.0	1300	$1,980	$1.52	3d	1	1.16mi

Listing history 2 events

1. 2026-03-21
   status Under Contract
2. 2026-03-11
   listed $219,900 Active

ⓘ 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: $7,072 · $589/mo
• Projected year-2 tax: $7,072 · $589/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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% 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: $34,496
• − Mortgage interest: −$12,318
• − Property taxes: −$7,072
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,760
• − Management: −$2,760
• − Depreciation: −$6,397
• Taxable income: $2,090
• Est. tax owed @ 24.0%: −$502
• After-tax cash flow: $4,740/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 — New Haven

• Score: 79/100
• State rank: #31
• US rank: #2190

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: New Haven County · 688,236 people
• City population: 132,813
• 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

2 events — show timeline

• 2026-03-21 Pending — Smart MLS
• 2026-03-11 Listed $219,900 Smart MLS

Property tax history

+4.0%/yr

Latest (2023): $7,072 · +1.6% YoY. Source: county tax records.