755 Wethersfield Ave Unit C15 · Hartford, CT 06114

$102,500

1 bd · 1.0 ba · 653 sqft · Condo public records · 30 Days on market

Built 1969 $340/mo HOA · 24% of rent

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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 +18.8/30.0
• Appreciation +10.0/10.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Fantastic investment opportunity located in the South End close to the Wethersfield line. Secured building with covered parking. HOA covers heat and hot water!

Key facts

• $340 HOA
• 2 parking spots
• Built 1969

Property features AI

Finance

• Other: Pets not allowed; Total units in complex: 50
• HOA & community: Homeowners association with monthly fee; HOA fee $340/month; Association covers grounds maintenance, trash pickup, snow removal, heat, hot water, property management, road maintenance, and insurance

Exterior

• Parking: Off-street parking; 2 parking spaces
• Utilities: Public water connected; Public sewer connected; Natural gas for heating
• Home design: Condominium; End unit; Part of Wethersford Condos
• Construction: Brick construction
• Exterior features: Brick exterior

Interior

• Kitchen: Electric cooktop; Electric range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 1 bedroom (3 levels in unit)
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating (natural gas); Ceiling fans; Wall AC unit
• Interior features: Ceiling fans; Wall AC unit; Full basement
• Laundry & utility: Washer and dryer in unit; Hot water system: other

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $102k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $102k).
• Recommended offer: $101k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 76/100 on livability (#58 in CT, #3,553 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: crime F, employment F.
• Hartford School District (urban): math 13% / reading 21% proficiency, ranked #150 of 153 in CT (top 98%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 84% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Bulkeley High School (math 5% / reading 15%, grade F, #185 of 194 statewide, top 96%, 548 students, 87% FRL) — zoned schools at 87% FRL track the district average.
• Market conditions: Rents rising (+1.5%/yr); 54 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• This rent runs 33% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $11k of equity ($709 loan paydown + $10k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 1.5% rent growth), your $29k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 17y 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.
• Current owner paid $56k; list at $102k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent.
• 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 $100,962 (1.5% below list)

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 1.39% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.29%
• DSCR: 1.19
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 1.47% rent growth · sell at horizon

5-year hold

• IRR: 26.7%
• Equity multiple: 3.10×
• Total profit: $60,412
• Equity at exit: $92,340

10-year hold

• IRR: 22.8%
• Equity multiple: 6.89×
• Total profit: $169,078
• Equity at exit: $199,135

Cash invested: $28,700 (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 06114

• Home prices YoY: 4.7%
• Rents YoY: 1.5%
• Active inventory: 54
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,425 medium
• Mortgage (P&I): −$538
• Tax from tax record: −$103 /mo · $1,232/yr
• Insurance: −$43
• HOA: −$340
• Vacancy / Maint / Mgmt: −$299
• Net cashflow: $103

Break-even live

Break-even rent $1,295

Max offer price $102,500

Occupancy floor 88%

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: $25,625
• Closing costs: $3,075
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
53 Wolcott Hill Rd Unit B17 Wethersfield, CT	1.0	1.0	720	$1,400	$1.94	24d	1	0.80mi
170 Ridge Rd Wethersfield, CT	1.0–2.0	1.0	635	$1,700	$2.68	2d	7	1.48mi

HOA detail condo

• Monthly dues: $340 · $4,080/yr
• Likely covers: water
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-18
   days on market $102,500 Active 30 DOM
2. 2026-06-17
   days on market $102,500 Active 29 DOM
3. 2026-06-16
   days on market $102,500 Active 28 DOM
4. 2026-06-15
   days on market $102,500 Active 27 DOM
5. 2026-06-13
   days on market $102,500 Active 25 DOM
6. 2026-06-13
   days on market $102,500 Active 24 DOM
7. 2026-06-10
   days on market $102,500 Active 22 DOM
8. 2026-06-09
   days on market $102,500 Active 21 DOM
9. 2026-06-08
   days on market $102,500 Active 20 DOM
10. 2026-06-07
    days on market $102,500 Active 19 DOM
11. 2026-06-05
    days on market $102,500 Active 16 DOM
12. 2026-06-03
    days on market $102,500 Active 15 DOM
13. 2026-06-02
    days on market $102,500 Active 14 DOM
14. 2026-06-01
    days on market $102,500 Active 13 DOM
15. 2026-05-31
    days on market $102,500 Active 12 DOM
16. 2026-05-19
    listed $102,500 Active
17. 2022-04-05
    soldstatus $56,000
18. 2022-04-04
    soldstatus $56,000 Closed 159-char remark

    Show marketing remark (159 chars)

    Fantastic investment opportunity located in the South End close to the Wethersfield line. Secured building with covered parking. HOA covers heat and hot water!

19. 2022-03-11
    listed $50,000 Active 159-char remark

    Show marketing remark (159 chars)

    Fantastic investment opportunity located in the South End close to the Wethersfield line. Secured building with covered parking. HOA covers heat and hot water!

20. 2022-03-08
    historical $50,000 159-char remark

    Show marketing remark (159 chars)

    Fantastic investment opportunity located in the South End close to the Wethersfield line. Secured building with covered parking. HOA covers heat and hot water!

21. 2018-10-26
    soldstatus $40,500 458-char remark

    Show marketing remark (458 chars)

    Conveniently located one bedroom condo with a beautiful view of the capital city skyline. There is plenty of room in this top floor unit to enjoy city life. Coin operated laundry located on the same level. HEAT and HOT water is included in the condo fee as well as one covered parking space. Unit is currently occupied by a long term tenant. Great for investors or owner occupied. Seller is related to listing agent. Owner can not go lower than asking price.

22. 2018-04-29
    listed $42,000 458-char remark

    Show marketing remark (458 chars)

    Conveniently located one bedroom condo with a beautiful view of the capital city skyline. There is plenty of room in this top floor unit to enjoy city life. Coin operated laundry located on the same level. HEAT and HOT water is included in the condo fee as well as one covered parking space. Unit is currently occupied by a long term tenant. Great for investors or owner occupied. Seller is related to listing agent. Owner can not go lower than asking price.

23. 2016-06-30
    historical
24. 2015-12-29
    listed $45,000
25. 2010-04-29
    historical
26. 2009-10-29
    listed $55,000
27. 2009-10-09
    historical
28. 2009-08-17
    listed $59,000
29. 2006-06-07
    soldstatus $43,000
30. 1991-02-04
    soldstatus $35,000
31. 1991-02-01
    soldstatus $35,000
32. 1988-11-14
    soldstatus $61,000

ⓘ 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: $1,232 · $103/mo
• Projected year-2 tax: $1,713 · $143/mo
• Expected delta: +$481/yr (+$40/mo · 39.0%)

ⓘ 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 5/10 Major 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,096
• − Mortgage interest: −$5,742
• − Property taxes: −$1,232
• − Insurance: −$512
• − Repairs & maintenance: −$1,368
• − Management: −$1,368
• − HOA: −$4,080
• − Depreciation: −$2,982
• Taxable loss: −$187
• Est. tax savings @ 24.0%: +$45
• After-tax cash flow: $1,276/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: Hartford School District
• NCES district ID: 0901920
• Math proficiency: 13% ▼ -5.00%
• Reading proficiency: 21% ▼ -6.00%
• Median HH income: $30,521
• Composite: 13.54/100
• National rank: #9514
• State rank: #150 of 153 in CT

Livability — Hartford

• Score: 76/100
• State rank: #58
• US rank: #3553

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hartford, CT
• County: Hartford County · 754,208 people
• City population: 121,162
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 26,458
• Household income: $52,110
• Rent vs Own: 61.6% rent · 38.4% own
• Severe rent burden: 1897.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: Hispanic / Latino 60% White 19% Black 19% Two or more races 10% Native American 1%
• Hispanic origin (detail): Mexican 4% Puerto Rican 36% Dominican 6%
• Common ancestry: American 6% Romanian 1% Lithuanian 1%
• Foreign-born: 31% · Canada, Jamaica
• Languages at home: 36% English-only · Spanish 49% Russian/Polish/Slavic 8% Other Indo-European 4%

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: ▲ 16.02%
• Current HPI: 356.5892
• Rent YoY: ▲ 1.47%
• 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

+68.0% since first listed

17 events — show timeline

• 2026-05-19 Listed $102,500 Smart MLS
• 2022-04-05 Sold (Public Records) $56,000 Public Records
• 2022-04-04 Sold (MLS) $56,000 Smart MLS
• 2022-03-11 Listed $50,000 Smart MLS
• 2022-03-08 Coming Soon $50,000 Smart MLS
• 2018-10-26 Sold (MLS) $40,500 Smart MLS
• 2018-04-29 Listed $42,000 Smart MLS
• 2016-06-30 Listing Removed — Smart MLS
• 2015-12-29 Listed $45,000 Smart MLS
• 2010-04-29 Listing Removed — Smart MLS
• 2009-10-29 Listed $55,000 Smart MLS
• 2009-10-09 Listing Removed — Smart MLS
• 2009-08-17 Listed $59,000 Smart MLS
• 2006-06-07 Sold (Public Records) $43,000 Public Records
• 1991-02-04 Sold (Public Records) $35,000 Public Records
• 1991-02-01 Sold (Public Records) $35,000 Public Records
• 1988-11-14 Sold (Public Records) $61,000 Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,232 · +0.0% YoY. Source: county tax records.