365 Mather St #198 · Hamden, CT 06514

$179,500

1 bd · 1.0 ba · 800 sqft · Condo public records · 9 Days on market

Built 1988 $224/sqft · at area comps Est $180k · at est. $355/mo HOA · 18% of rent

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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).

• Cash flow +12.0/30.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Rent growth +3.7/5.0
• DSCR +3.6/10.0
• Schools +3.3/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move fast-this beautifully updated second-floor end-unit condo in the sought-after Lake Whitney Glen community is priced to sell and won't last. Offering the perfect blend of affordability, convenience, and low-maintenance living, this move-in-ready one-bedroom home features fresh paint, an updated bathroom, new lighting, abundant natural light, and in-unit laundry. Enjoy your own private balcony overlooking the community-perfect for morning coffee or unwinding after a long day. The desirable end-unit location provides added privacy and extra sunlight throughout the home. Located just steps from the Farmington Canal Trail and minutes from Quinnipiac University, Yale University, shopping, re

Key facts

• Private balcony
• In-unit laundry
• Updated bathroom

Tags

• UPDATED BATHROOM
• PRIVATE BALCONY
• IN-UNIT LAUNDRY
• END-UNIT LOCATION
• MINUTES FROM YALE UNIVERSITY

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $180k.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (10.6% below list).
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $160k (10.6% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• 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 rising fast (+4.6%/yr); 107 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 17y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; major wind risk, 63% 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 $160,461 (10.6% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.13% ✓
• Cap rate: 6.02%
• Cash-on-cash: -0.99%
• DSCR: 0.96
• GRM: 7.4

CMA / ARV

• ARV (median comp): $179,645
• List price: $179,500
• Delta: 1.87%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.61% rent growth · sell at horizon

5-year hold

• IRR: -17.9%
• Equity multiple: 0.36×
• Total profit: $-32,308
• Equity at exit: $26,764

10-year hold

• IRR: -6.0%
• Equity multiple: 0.57×
• Total profit: $-21,578
• Equity at exit: $15,520

Cash invested: $50,260 (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 06514

• Rents YoY: 4.6%
• Active inventory: 107
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $2,022 high
• Mortgage (P&I): −$941
• Tax from tax record: −$267 /mo · $3,209/yr
• Insurance: −$75
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$355
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-108

Break-even live

Break-even rent $2,158

Max offer price $160,461

Occupancy floor —

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: $44,875
• Closing costs: $5,385
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
365 Mather St #43 Hamden, CT	2.0	2.0	1100	$2,250	$2.05	3d	1	0.03mi
380 Mather St Hamden, CT	2.0	1.0–2.0	867	$2,635	$3.04	44d	16	0.09mi
414 Mather St Unit 2D Hamden, CT	1.0	1.0	830	$2,000	$2.41	3d	1	0.11mi
414 Mather St Unit 2D Hamden, CT	1.0	1.0	830	$2,000	$2.41	11d	1	0.11mi
1901 Dixwell Ave Hamden, CT	2.0	1.0	660	$1,550	$2.35	3d	1	0.32mi
5 Manila Ave Apt 6 Hamden, CT	1.0	1.0	620	$1,600	$2.58	44d	1	0.60mi
98 Kaye Vue Dr Hamden, CT	2.0	1.0	930	$1,995	$2.15	21d	1	0.61mi
1572 Whitney Ave Hamden, CT	1.0	1.0	725	$2,000	$2.76	23d	1	0.64mi
97 Beacon St Unit 3rd fl Hamden, CT	2.0	1.0	1100	$1,850	$1.68	3d	1	0.76mi
1 Kaye Plz Hamden, CT	1.0	1.0	660	$1,750	$2.65	3d	1	0.76mi
676 Mix Ave Hamden, CT	2.0	1.0–2.0	810	$1,838	$2.27	3d	1	0.86mi
720 Mix Ave #303 Hamden, CT	2.0	2.0	956	$2,200	$2.30	3d	1	0.96mi
11 Gorham Ave Hamden, CT	2.0	1.0	900	$1,700	$1.89	3d	1	0.98mi
835 E Mix Ave Unit 6413 Hamden, CT	1.0	1.0	850	$1,900	$2.24	44d	1	1.10mi
1204 Whitney Ave #208 Hamden, CT	1.0	1.0	637	$1,775	$2.79	3d	1	1.11mi
1204 Whitney Ave Hamden, CT	1.0	1.0	641	$1,900	$2.96	44d	2	1.11mi
1199 Whitney Ave Hamden, CT	1.0	1.0	586	$1,945	$3.32	3d	5	1.13mi
1166 Dixwell Ave Unit 6 Hamden, CT	2.0	1.0	900	$1,450	$1.61	3d	1	1.15mi
865 Mix Ave Hamden, CT	1.0–2.0	1.0–2.0	1028	$1,975	$1.92	3d	5	1.15mi
1164 Whitney Ave Unit H Hamden, CT	2.0	1.0	850	$2,100	$2.47	3d	1	1.19mi
1160 Whitney Ave Hamden, CT	2.0	1.0	900	$2,200	$2.44	3d	1	1.20mi
1160 Whitney Ave Unit E Hamden, CT	2.0	1.0	850	$2,200	$2.59	19d	1	1.20mi
1160 Whitney Ave Unit E Hamden, CT	2.0	1.0	900	$2,250	$2.50	44d	1	1.20mi
1160 Whitney Ave Apt A Hamden, CT	2.0	1.0	900	$2,100	$2.33	3d	1	1.20mi
663 Newhall St Unit 10 Hamden, CT	2.0	1.5	860	$1,900	$2.21	3d	1	1.21mi
905 Mix Ave Hamden, CT	1.0	1.0	836	$1,850	$2.21	44d	4	1.22mi
165 Towne House Rd Unit 165 Hamden, CT	1.0	1.0	631	$1,650	$2.61	44d	1	1.25mi
925 Mix Ave Hamden, CT	2.0	1.0–1.5	830	$2,460	$2.96	3d	3	1.28mi
2 Skiff St Hamden, CT	1.0–2.0	1.0	928	$1,905	$2.05	3d	3	1.29mi
1047 Whitney Ave Hamden, CT	2.0	1.0	1000	$2,000	$2.00	14d	1	1.39mi
1047 Whitney Ave Unit East Hamden, CT	2.0	1.0	1000	$2,000	$2.00	3d	1	1.39mi
43 Whiting St Unit 1 Hamden, CT	2.0	1.0	850	$1,800	$2.12	3d	1	1.42mi

HOA detail condo

• Monthly dues: $355 · $4,260/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $179,500 Active 9 DOM
2. 2026-06-17
   days on market $179,500 Active 8 DOM
3. 2026-06-16
   days on market $179,500 Active 7 DOM
4. 2026-06-15
   days on market $179,500 Active 6 DOM
5. 2026-06-14
   days on market $179,500 Active 4 DOM
6. 2026-06-13
   days on market $179,500 Active 3 DOM
7. 2026-06-10
   pricestatusdays on marketlisting id $179,500 Active 1 DOM
8. 2026-05-19
   historical
9. 2026-04-27
   price $183,000
10. 2026-02-25
    status Active
11. 2026-02-14
    historical Under Contract - Continue to Show
12. 2026-02-02
    price $186,000
13. 2025-12-14
    listed $189,000 Active
14. 2014-01-01
    historical
15. 2013-01-01
    listed $86,900
16. 2010-11-10
    historical
17. 2009-11-09
    listed $127,500

ⓘ 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: $3,209 · $267/mo
• Projected year-2 tax: $3,525 · $294/mo
• Expected delta: +$316/yr (+$26/mo · 9.9%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 63% 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: $24,261
• − Mortgage interest: −$10,055
• − Property taxes: −$3,209
• − Insurance: −$1,695
• − Repairs & maintenance: −$1,941
• − Management: −$1,941
• − HOA: −$4,260
• − Depreciation: −$5,222
• Taxable loss: −$4,061
• Est. tax savings @ 24.0%: +$975
• After-tax cash flow: $-319/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 — Hamden

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: New Haven County · 688,236 people
• City population: 61,150
• Metro: New Haven-Milford, CT
• Population (ZIP): 26,803
• Household income: $88,900
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1228.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 43% Black 33% Hispanic / Latino 16% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Dominican 2%
• Common ancestry: Romanian 5% German 2% Lithuanian 2%
• Foreign-born: 15% · Canada, Jamaica, China
• Languages at home: 80% English-only · Spanish 10% Arabic 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: ▼ -222.59%
• Current HPI: 251.556
• Rent YoY: ▲ 4.61%
• 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

+43.5% since first listed

10 events — show timeline

• 2026-05-19 Listing Removed — Smart MLS
• 2026-04-27 Price Changed $183,000 Smart MLS
• 2026-02-25 Relisted — Smart MLS
• 2026-02-14 Contingent — Smart MLS
• 2026-02-02 Price Changed $186,000 Smart MLS
• 2025-12-14 Listed $189,000 Smart MLS
• 2014-01-01 Listing Removed — Smart MLS
• 2013-01-01 Listed $86,900 Smart MLS
• 2010-11-10 Listing Removed — Smart MLS
• 2009-11-09 Listed $127,500 Smart MLS

Property tax history

-0.0%/yr

Latest (2023): $3,209 · +1.6% YoY. Source: county tax records.