58 Ledger St · Hartford, CT 06106

$309,900

3 bd · 1.5 ba · 1,986 sqft · SingleFamily public records · 22 Days on market

Built 1947 8,276 sqft lot $156/sqft · 11% below area Est $348k · 11% 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 +12.4/15.0
• Cash flow +7.7/30.0
• Appreciation +5.7/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• 1% rule +2.5/10.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• Schools +1.4/10.0

Listing remarks MLS

Welcome to 58 Ledger St, this is a fantastic opportunity to own this beautiful updated 3 bedroom, 2 bath house. Walk into the Gorgeous remolded kitchen with new cabinetry,flooing and quarts countertops extending to breakfast bar. Newer main floor windows and brand-new roofing on house and garage. Don't miss out on owning this beautiful home, schedule your showing today!

Key facts

• 8,276 sq ft lot
• Garage
• Built 1947

Property features AI

Exterior

• Parking: Detached garage (1)
• Utilities: Public water connected; Public sewer connected; Natural gas
• Home design: Single-family home
• Construction: Brick construction; Vinyl siding; Asphalt shingle roof; Concrete foundation; Built on a corner, level lot
• Exterior features: Enclosed porch; Open porch

Interior

• Kitchen: Gas range; Microwave; Refrigerator; Dishwasher
• Bedrooms: Three bedrooms
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Radiator heating (natural gas); Window air conditioning unit
• Interior features: Seven total rooms; One fireplace; Full, partially finished basement
• Laundry & utility: Washer and dryer in lower level / basement; 50‑gallon hot water tank

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $-358 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (20.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (24.7% below list).
• Recommended offer: $233k (24.7% below list) — sets the bar for 1% rule.

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: schools D-, 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.
• Market conditions: Rents rising (+2.4%/yr); 62 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• At $2,333/mo this rent would consume 60% of the median local household income ($46k/yr) (locally 3400% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $6k of equity ($2k loan paydown + $4k appreciation (1.4% local appreciation)).
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($305k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 14y 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.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $233,342 (24.7% 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 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 0.75% ✗
• Cap rate: 4.91%
• Cash-on-cash: -4.95%
• DSCR: 0.78
• GRM: 11.1

CMA / ARV

• ARV (median comp): $348,012
• List price: $309,900
• Delta: -10.95%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

1.38% appreciation · 2.37% rent growth · sell at horizon

5-year hold

• IRR: -2.8%
• Equity multiple: 0.85×
• Total profit: $-12,664
• Equity at exit: $111,892

10-year hold

• IRR: 1.8%
• Equity multiple: 1.22×
• Total profit: $19,323
• Equity at exit: $153,528

Cash invested: $86,772 (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 06106

• Home prices YoY: 0.4%
• Rents YoY: 2.4%
• Active inventory: 62
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $2,333 high
• Mortgage (P&I): −$1,625
• Tax from tax record: −$447 /mo · $5,364/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $-358

Break-even live

Break-even rent $2,786

Max offer price $246,682

Occupancy floor —

Sensitivity live

Price	-10% $-182	-5% $-270	+0% $-358	+5% $-446	+10% $-533
Rent	-10% $-542	-5% $-450	+0% $-358	+5% $-266	+10% $-174
Rate	-1.0pp $-202	-0.5pp $-279	base $-358	+0.5pp $-438	+1.0pp $-520

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: $77,475
• Closing costs: $9,297
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
452 Hillside Ave Hartford, CT	4.0	1.0	1233	$2,700	$2.19	24d	1	0.55mi
1 Park Rd West Hartford, CT	2.0	1.0–2.0	913	$3,647	$3.99	4d	18	1.11mi
21 Gillette St West Hartford, CT	3.0	1.0	1400	$2,500	$1.79	4d	1	1.20mi
97 Bates St Hartford, CT	3.0	2.0	2240	$2,900	$1.29	2d	1	1.25mi
19 Thomas St Unit 23 West Hartford, CT	2.0	1.0	1252	$2,100	$1.68	12d	1	1.31mi
225 Whiting Ln West Hartford, CT	2.0	1.0	1400	$1,850	$1.32	24d	1	1.46mi
103 Seymour Ave West Hartford, CT	4.0	2.0	2080	$2,500	$1.20	44d	1	1.46mi

Listing history 14 events

1. 2026-05-11
   historical Under Contract - Continue to Show 785-char remark
2. 2026-05-07
   listed $309,900 Active 785-char remark
3. 2026-05-01
   historical $309,900 785-char remark
4. 2023-11-09
   soldstatus $285,000
5. 2023-11-06
   soldstatus $285,000 Closed 372-char remark

   Show marketing remark (372 chars)

   Welcome to 58 Ledger St, this is a fantastic opportunity to own this beautiful updated 3 bedroom, 2 bath house. Walk into the Gorgeous remolded kitchen with new cabinetry,flooing and quarts countertops extending to breakfast bar. Newer main floor windows and brand-new roofing on house and garage. Don't miss out on owning this beautiful home, schedule your showing today!

6. 2023-10-03
   status Under Contract 372-char remark

   Show marketing remark (372 chars)

   Welcome to 58 Ledger St, this is a fantastic opportunity to own this beautiful updated 3 bedroom, 2 bath house. Walk into the Gorgeous remolded kitchen with new cabinetry,flooing and quarts countertops extending to breakfast bar. Newer main floor windows and brand-new roofing on house and garage. Don't miss out on owning this beautiful home, schedule your showing today!

7. 2023-09-15
   price $284,900 372-char remark

   Show marketing remark (372 chars)

   Welcome to 58 Ledger St, this is a fantastic opportunity to own this beautiful updated 3 bedroom, 2 bath house. Walk into the Gorgeous remolded kitchen with new cabinetry,flooing and quarts countertops extending to breakfast bar. Newer main floor windows and brand-new roofing on house and garage. Don't miss out on owning this beautiful home, schedule your showing today!

8. 2023-09-09
   listed $295,000 Active 372-char remark

   Show marketing remark (372 chars)

   Welcome to 58 Ledger St, this is a fantastic opportunity to own this beautiful updated 3 bedroom, 2 bath house. Walk into the Gorgeous remolded kitchen with new cabinetry,flooing and quarts countertops extending to breakfast bar. Newer main floor windows and brand-new roofing on house and garage. Don't miss out on owning this beautiful home, schedule your showing today!

9. 2022-12-28
   soldstatus $235,000 Closed

   Show marketing remark (3 chars)

   N/A

10. 2022-11-12
    status Under Contract

    Show marketing remark (3 chars)

    N/A

11. 2022-11-11
    listed $235,000 Active

    Show marketing remark (3 chars)

    N/A

12. 2013-02-15
    soldstatus $122,000
13. 2013-02-12
    soldstatus $122,000
14. 2012-09-21
    listed $120,000

ⓘ 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: $5,364 · $447/mo
• Projected year-2 tax: $5,998 · $500/mo
• Expected delta: +$634/yr (+$53/mo · 11.8%)

ⓘ 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 · 16 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: $28,001
• − Mortgage interest: −$17,359
• − Property taxes: −$5,364
• − Insurance: −$1,550
• − Repairs & maintenance: −$2,240
• − Management: −$2,240
• − Depreciation: −$9,015
• Taxable loss: −$9,767
• Est. tax savings @ 24.0%: +$2,344
• After-tax cash flow: $-1,950/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): 36,322
• Household income: $46,304
• Rent vs Own: 76.7% rent · 23.3% own
• Severe rent burden: 3400.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 60% Two or more races 25% Black 18% White 15% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 42% Dominican 6%
• Common ancestry: Lithuanian 2% Russian 1% Romanian 1%
• Foreign-born: 20% · Canada, Jamaica, China
• Languages at home: 46% English-only · Spanish 47% Other Indo-European 3% Other Asian/Pacific 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: ▲ 1.38%
• Current HPI: 314.0899
• Rent YoY: ▲ 2.37%
• 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

+170.8% since first listed

16 events — show timeline

• 2026-06-03 Sold (MLS) $325,000 Smart MLS
• 2026-05-28 Pending — Smart MLS
• 2026-05-11 Contingent — Smart MLS
• 2026-05-07 Listed $309,900 Smart MLS
• 2026-05-01 Coming Soon $309,900 Smart MLS
• 2023-11-09 Sold (Public Records) $285,000 Public Records
• 2023-11-06 Sold (MLS) $285,000 Smart MLS
• 2023-10-03 Pending — Smart MLS
• 2023-09-15 Price Changed $284,900 Smart MLS
• 2023-09-09 Listed $295,000 Smart MLS
• 2022-12-28 Sold (MLS) $235,000 Smart MLS
• 2022-11-12 Pending — Smart MLS
• 2022-11-11 Listed $235,000 Smart MLS
• 2013-02-15 Sold (Public Records) $122,000 Public Records
• 2013-02-12 Sold (MLS) $122,000 Smart MLS
• 2012-09-21 Listed $120,000 Smart MLS

Property tax history

+3.7%/yr

Latest (2025): $5,364 · +78.5% YoY. Source: county tax records.