75B Imlay St Unit 75B · Hartford, CT 06105

$119,900

2 bd · 2.0 ba · 1,414 sqft · Condo · 71 Days on market

Built 1900 Good condition $85/sqft · 66% below area $392/mo HOA · 18% of rent ↓ 8% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Experience the perfect blend of historic soul and modern urban living at 75B Imlay Street, located in the heart of Hartford's vibrant Asylum Hill neighborhood. This sprawling 1,414 sq. ft. condo, set within a classic turn-of-the-century brick building, welcomes you with soaring ceilings. Designed for comfort and convenience, the home features two generous bedrooms, two full bathrooms, and the rare urban luxury of a private carport. Beyond the front door, you are perfectly positioned for a seamless lifestyle: major employers like Aetna and The Hartford are just a short walk away, while cultural landmarks like the Mark Twain House and the lush gardens of Elizabeth Park are right in your backyard. Whether you're commuting via nearby CTfastrak or enjoying the local cafes and historic architecture, this residence offers an unmatched opportunity to own a piece of Hartford's heritage without sacrificing modern ease. This property is being sold occupied, no interior access. Do not disturb occupants.

Key facts

• Mark twain house
• Soaring ceilings
• Private carport

Tags

• ASYLUM HILL NEIGHBORHOOD
• SOARING CEILINGS
• PRIVATE CARPORT
• MARK TWAIN HOUSE
• ELIZABETH PARK
• HISTORIC ARCHITECTURE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $120k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $465 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% 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: Kennelly School (math 7% / reading 12%, grade F, #522 of 553 statewide, top 95%, 598 students, 85% FRL); Mcdonough Middle School (math 0% / reading 6%, grade F, #175 of 175 statewide, top 100%, 317 students, 83% FRL) — zoned schools at 84% FRL track the district average.
• Market conditions: Rents rising fast (+6.7%/yr); 46 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• At $2,133/mo this rent would consume 61% of the median local household income ($42k/yr) (locally 2389% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.7% rent growth), your $34k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 71 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 1900 — 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 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.78% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.61%
• DSCR: 1.74
• GRM: 4.7

CMA / ARV

• ARV (median comp): $353,602
• List price: $119,900
• Delta: -66.09%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.73% rent growth · sell at horizon

5-year hold

• IRR: 13.2%
• Equity multiple: 1.56×
• Total profit: $18,753
• Equity at exit: $17,877

10-year hold

• IRR: 25.5%
• Equity multiple: 3.75×
• Total profit: $92,367
• Equity at exit: $10,367

Cash invested: $33,572 (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 06105

• Home prices YoY: -25.6%
• Rents YoY: 6.7%
• Active inventory: 46
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,133 high
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• HOA: −$392
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $465

Break-even live

Break-even rent $1,545

Max offer price $119,900

Occupancy floor 73%

Sensitivity live

Price	-10% $548	-5% $506	+0% $465	+5% $423	+10% $382
Rent	-10% $296	-5% $381	+0% $465	+5% $549	+10% $633
Rate	-1.0pp $525	-0.5pp $495	base $465	+0.5pp $434	+1.0pp $402

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
164 Whitney St Hartford, CT	3.0	2.0	1600	$2,800	$1.75	5d	1	0.87mi
55 Trumbull St Hartford, CT	1.0–2.0	1.0–2.0	1015	$1,995	$1.97	12d	8	1.00mi
167 Seymour St Hartford, CT	3.0–4.0	1.0	1000	$2,025	$2.02	25d	3	1.07mi
158 Seymour St Hartford, CT	3.0	1.0	1114	$2,025	$1.82	25d	2	1.09mi
100 Wells St Hartford, CT	2.0	1.0–1.5	950	$2,250	$2.37	25d	1	1.10mi
1143 Main St Hartford, CT	3.0	1.0–2.0	962	$2,994	$3.11	4d	203	1.12mi
15 Highland St #305 West Hartford, CT	2.0	2.0	1285	$2,800	$2.18	45d	1	1.17mi
915 Main St Hartford, CT	1.0–2.0	1.0–2.0	1415	$1,940	$1.37	5d	5	1.18mi
57 Park St Hartford, CT	3.0	1.0	915	$1,900	$2.08	3d	2	1.19mi
21 Temple St Hartford, CT	4.0	1.0–2.5	836	$1,532	$1.83	12d	8	1.21mi
1212 Main St Hartford, CT	2.0	1.0–2.0	766	$3,027	$3.95	4d	18	1.21mi
250 Main St Hartford, CT	1.0–2.0	1.0–2.0	725	$2,000	$2.76	25d	4	1.23mi
1 Park Rd West Hartford, CT	2.0	1.0–2.0	913	$3,647	$3.99	5d	18	1.28mi
711 Farmington Ave West Hartford, CT	1.0–2.0	1.0–1.5	975	$1,950	$2.00	25d	4	1.28mi
3 Arnoldale Rd West Hartford, CT	1.0–3.0	1.0	1050	$2,390	$2.28	12d	4	1.41mi
21 Gillette St West Hartford, CT	3.0	1.0	1400	$2,500	$1.79	5d	1	1.48mi
29 Crosby St West Hartford, CT	2.0	1.0	1100	$1,950	$1.77	45d	1	1.48mi

HOA detail condo

• Monthly dues: $392 · $4,704/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-05-08
   price $119,900 1008-char remark

   Show marketing remark (1008 chars)

   Experience the perfect blend of historic soul and modern urban living at 75B Imlay Street, located in the heart of Hartford's vibrant Asylum Hill neighborhood. This sprawling 1,414 sq. ft. condo, set within a classic turn-of-the-century brick building, welcomes you with soaring ceilings. Designed for comfort and convenience, the home features two generous bedrooms, two full bathrooms, and the rare urban luxury of a private carport. Beyond the front door, you are perfectly positioned for a seamless lifestyle: major employers like Aetna and The Hartford are just a short walk away, while cultural landmarks like the Mark Twain House and the lush gardens of Elizabeth Park are right in your backyard. Whether you're commuting via nearby CTfastrak or enjoying the local cafes and historic architecture, this residence offers an unmatched opportunity to own a piece of Hartford's heritage without sacrificing modern ease. This property is being sold occupied, no interior access. Do not disturb occupants.

2. 2026-03-09
   listed $129,900 Active 1008-char remark

   Show marketing remark (1008 chars)

   Experience the perfect blend of historic soul and modern urban living at 75B Imlay Street, located in the heart of Hartford's vibrant Asylum Hill neighborhood. This sprawling 1,414 sq. ft. condo, set within a classic turn-of-the-century brick building, welcomes you with soaring ceilings. Designed for comfort and convenience, the home features two generous bedrooms, two full bathrooms, and the rare urban luxury of a private carport. Beyond the front door, you are perfectly positioned for a seamless lifestyle: major employers like Aetna and The Hartford are just a short walk away, while cultural landmarks like the Mark Twain House and the lush gardens of Elizabeth Park are right in your backyard. Whether you're commuting via nearby CTfastrak or enjoying the local cafes and historic architecture, this residence offers an unmatched opportunity to own a piece of Hartford's heritage without sacrificing modern ease. This property is being sold occupied, no interior access. Do not disturb occupants.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $25,601
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$600
• − Repairs & maintenance: −$2,048
• − Management: −$2,048
• − HOA: −$4,704
• − Depreciation: −$3,488
• Taxable income: $4,199
• Est. tax owed @ 24.0%: −$1,008
• After-tax cash flow: $4,570/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.

Condition & rehab AI · 6 photos

Good 75/100 Cosmetic rehab

This well-maintained, historic condo in Hartford's Asylum Hill neighborhood is move-in ready with a good condition score and minimal repairs needed.

Value-add opportunities

• Both Painting exterior — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Interior touch-ups — Enhances interior appearance and value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Interior touch-ups — Enhances interior appearance and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 19,174
• Household income: $41,937
• Rent vs Own: 80.7% rent · 19.3% own
• Severe rent burden: 2389.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Black 39% White 28% Hispanic / Latino 26% Two or more races 14% Asian 2%
• Hispanic origin (detail): Puerto Rican 18% Cuban 1% Dominican 3%
• Common ancestry: Romanian 3% Lithuanian 2% Estonian 1%
• Foreign-born: 20% · Canada, United Kingdom
• Languages at home: 74% English-only · Spanish 18% Other Indo-European 3% French/Haitian/Cajun 2%

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: ▼ -59.58%
• Current HPI: 173.3602
• Rent YoY: ▲ 6.73%
• 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

-7.7% since first listed

2 events — show timeline

• 2026-05-08 Price Changed $119,900 Smart MLS
• 2026-03-09 Listed $129,900 Smart MLS