220 Newbury St · Hartford, CT 06114

$349,000

3 bd · 1.5 ba · 1,589 sqft · SingleFamily public records · 20 Days on market

Built 1925 8,712 sqft lot

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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).

• Appreciation +10.0/10.0
• Cash flow +7.8/30.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.8/10.0
• Schools +1.4/10.0

Listing remarks MLS

Multiple Offers have been received. Seller is requested all Highest & Best offers to be submitted by 12Noon, Thursday March 27th. Investment Opportunity - Renovate or Redevelop this 1,589 sf single family Colonial in Hartford's South End neighborhood! This spacious colonial originally built in 1925 on .2 acres in Hartford's South End neighborhood presents a prime opportunity for renovation or redevelopment. The property has sustained substantial fire damage and will require a complete overhaul. Due to safety concerns, no interior access will be granted-please refer to the attached photos for details. This is an as-is sale, and the seller is requesting cash offers only. Don't miss the chance to transform this property into a valuable asset! NO Access to the Interior. See interior photo report in Additional Information.

Key facts

• Flexible space
• New kitchen
• Finished attic

Tags

• NEW KITCHEN
• FINISHED ATTIC
• FLEXIBLE SPACE
• HOME OFFICE
• GUEST SUITE
• CREATIVE STUDIO

Property features AI

Exterior

• Utilities: Public water connected; Public sewer connected; Natural gas service
• Home design: Single-family home
• Construction: Frame construction; Concrete foundation; Asphalt shingle roof
• Exterior features: Level lot; Vinyl siding

Interior

• Kitchen: Gas range; Range hood; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Natural gas hot water (40-gallon tank)
• Interior features: 6 total rooms; Full, unfinished basement; Attic present

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $349k.

Deal economics

• At list price, monthly cash flow is $-395 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $279k (20.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (28.4% below list).
• Recommended offer: $250k (28.4% 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 (+1.5%/yr); 54 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $2,498/mo this rent would consume 58% of the median local household income ($52k/yr) (locally 1897% 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 $37k of equity ($2k loan paydown + $35k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($344k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $121k; list at $349k implies a 188% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $249,807 (28.4% 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 1925 — 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: 0.72% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.85%
• DSCR: 0.78
• GRM: 11.6

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: 20.4%
• Equity multiple: 2.65×
• Total profit: $161,131
• Equity at exit: $314,407

10-year hold

• IRR: 18.3%
• Equity multiple: 5.98×
• Total profit: $487,102
• Equity at exit: $678,030

Cash invested: $97,720 (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: 11.6×

Monthly cashflow live

• Estimated rent: $2,498 medium
• Mortgage (P&I): −$1,830
• Tax from tax record: −$393 /mo · $4,716/yr
• Insurance: −$145
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-395

Break-even live

Break-even rent $2,998

Max offer price $279,198

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
452 Hillside Ave Hartford, CT	4.0	1.0	1233	$2,700	$2.19	23d	1	0.43mi
97 Bates St Hartford, CT	3.0	2.0	2240	$2,900	$1.29	1d	1	0.50mi
3 Goshen St Hartford, CT	3.0	1.0	1168	$2,100	$1.80	1d	1	1.10mi
79 Village Dr Wethersfield, CT	1.0–2.0	1.0–2.0	1002	$2,688	$2.68	1d	13	1.45mi

Listing history 15 events

1. 2026-06-18
   days on market $349,000 Active 20 DOM
2. 2026-06-17
   days on market $349,000 Active 19 DOM
3. 2026-06-16
   days on market $349,000 Active 18 DOM
4. 2026-06-15
   days on market $349,000 Active 17 DOM
5. 2026-06-13
   days on market $349,000 Active 15 DOM
6. 2026-06-13
   days on market $349,000 Active 14 DOM
7. 2026-06-10
   days on market $349,000 Active 12 DOM
8. 2026-06-09
   days on market $349,000 Active 11 DOM
9. 2026-06-08
   days on market $349,000 Active 10 DOM
10. 2026-06-07
    days on market $349,000 Active 9 DOM
11. 2026-06-05
    days on market $349,000 Active 6 DOM
12. 2026-06-03
    days on market $349,000 Active 5 DOM
13. 2026-06-02
    days on market $349,000 Active 4 DOM
14. 2026-06-01
    days on market $349,000 Active 3 DOM
15. 2026-05-31
    days on market $349,000 Active 2 DOM

ⓘ 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: $4,716 · $393/mo
• Projected year-2 tax: $6,092 · $508/mo
• Expected delta: +$1,376/yr (+$115/mo · 29.2%)

ⓘ 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: $29,977
• − Mortgage interest: −$19,549
• − Property taxes: −$4,716
• − Insurance: −$1,745
• − Repairs & maintenance: −$2,398
• − Management: −$2,398
• − Depreciation: −$10,153
• Taxable loss: −$10,983
• Est. tax savings @ 24.0%: +$2,636
• After-tax cash flow: $-2,106/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

+194.5% since first listed

8 events — show timeline

• 2026-05-29 Listed $349,000 Smart MLS
• 2025-04-14 Pending — Smart MLS
• 2025-04-11 Sold (MLS) $121,000 Smart MLS
• 2025-03-29 Contingent — Smart MLS
• 2025-03-19 Listed $75,000 Smart MLS
• 2013-06-11 Sold (Public Records) $112,500 Public Records
• 2013-06-10 Sold (MLS) $112,500 Smart MLS
• 2012-04-02 Listed $118,500 Smart MLS

Property tax history

+3.2%/yr

Latest (2025): $4,716 · +0.0% YoY. Source: county tax records.