170 Amherst St · Hartford, CT 06106

$299,900

2 bd · 2.5 ba · 912 sqft · SingleFamily public records · 7 Days on market

Built 1951 7,840 sqft lot $329/sqft · 52% above area Est $424k · 29% 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 +15.0/15.0
• Appreciation +5.7/10.0
• Cash flow +4.9/30.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• 1% rule +0.9/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to 170 Amherst Street. This home is move in ready! The kitchen features all new stainless appliances, newer cabinets with built ins, backsplash and granite counters. Both bathrooms are freshly tiled with new vanities. Stay cool in the summer with central air. The basement adds additional space and can be a possible in-law or bedroom. Town card reflects two bedrooms. The sun room and deck offer additional entertainment spaces. Don't miss out on this opportunity to own your very own home. Schedule your private showing today before its gone! Only conventional offers at this time. Fha financing will be an option to finance in November due to homes length of ownership.

Key facts

• 7,840 sq ft lot
• Built 1951
• Listed 7 days

Property features AI

Exterior

• Utilities: Public water connected; Public sewer connected
• Home design: Single-family home
• Construction: Built with frame construction; Concrete foundation; Asphalt shingle roof; Vinyl siding
• Exterior features: Cleared lot

Interior

• Kitchen: Oven/Range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Radiator heating powered by natural gas; Central air conditioning
• Interior features: Full, heated, and fully finished basement; Attic with hatch access; One fireplace; Total of 8 rooms
• Laundry & utility: 30-gallon hot water tank

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-724 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $172k (42.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (41.2% below list).
• Recommended offer: $172k (42.6% below list) — sets the bar for cash-flow.

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 (+2.4%/yr); 61 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 18d on market — plan ~3-4 weeks tenant-placement turnaround); 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• At $1,762/mo this rent would consume 46% 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 ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 26y 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 $200k; list at $300k implies a 50% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1951 — 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 $172,022 (42.6% 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. Built in 1951 — 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: 0.59% ✗
• Cap rate: 3.40%
• Cash-on-cash: -10.34%
• DSCR: 0.54
• GRM: 14.2

CMA / ARV

• ARV (median comp): $424,259
• List price: $299,900
• Delta: -29.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -8.3%
• Equity multiple: 0.57×
• Total profit: $-36,007
• Equity at exit: $108,281

10-year hold

• IRR: -3.0%
• Equity multiple: 0.62×
• Total profit: $-31,748
• Equity at exit: $148,574

Cash invested: $83,972 (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: 61
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $1,762 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$418 /mo · $5,022/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $-724

Break-even live

Break-even rent $2,679

Max offer price $172,022

Occupancy floor —

Sensitivity live

Price	-10% $-554	-5% $-639	+0% $-724	+5% $-809	+10% $-894
Rent	-10% $-863	-5% $-794	+0% $-724	+5% $-654	+10% $-585
Rate	-1.0pp $-573	-0.5pp $-648	base $-724	+0.5pp $-802	+1.0pp $-881

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
170 Ridge Rd Wethersfield, CT	1.0–2.0	1.0	635	$1,995	$3.14	0d	7	0.64mi
79 Village Dr Wethersfield, CT	1.0–2.0	1.0–2.0	1002	$2,688	$2.68	0d	13	0.88mi
37 Fairway Dr Wethersfield, CT	1.0–2.0	1.0	850	$1,625	$1.91	0d	2	0.91mi
114 Hillcrest Ave Unit 138C West Hartford, CT	2.0	1.0	838	$1,800	$2.15	5d	1	0.93mi
14 Hillcrest Ave Unit 14 B West Hartford, CT	2.0	1.0	838	$1,800	$2.15	45d	1	0.97mi
107 Hillcrest Ave West Hartford, CT	1.0	1.0	680	$1,425	$2.10	45d	1	0.98mi
72 Folly Brook Blvd Wethersfield, CT	2.0	1.0	900	$1,875	$2.08	18d	2	1.03mi
53 Wolcott Hill Rd Unit B17 Wethersfield, CT	1.0	1.0	720	$1,400	$1.94	25d	1	1.32mi

Listing history 13 events

1. 2026-05-12
   status Under Contract 815-char remark
2. 2026-05-06
   listed $299,900 Active 815-char remark
3. 2026-05-01
   historical $299,900 815-char remark
4. 2020-12-14
   soldstatus $199,900
5. 2020-12-11
   soldstatus $199,900 Closed 681-char remark

   Show marketing remark (681 chars)

   Welcome to 170 Amherst Street. This home is move in ready! The kitchen features all new stainless appliances, newer cabinets with built ins, backsplash and granite counters. Both bathrooms are freshly tiled with new vanities. Stay cool in the summer with central air. The basement adds additional space and can be a possible in-law or bedroom. Town card reflects two bedrooms. The sun room and deck offer additional entertainment spaces. Don't miss out on this opportunity to own your very own home. Schedule your private showing today before its gone! Only conventional offers at this time. Fha financing will be an option to finance in November due to homes length of ownership.

6. 2020-10-15
   historical Under Contract - Continue to Show 681-char remark

   Show marketing remark (681 chars)

   Welcome to 170 Amherst Street. This home is move in ready! The kitchen features all new stainless appliances, newer cabinets with built ins, backsplash and granite counters. Both bathrooms are freshly tiled with new vanities. Stay cool in the summer with central air. The basement adds additional space and can be a possible in-law or bedroom. Town card reflects two bedrooms. The sun room and deck offer additional entertainment spaces. Don't miss out on this opportunity to own your very own home. Schedule your private showing today before its gone! Only conventional offers at this time. Fha financing will be an option to finance in November due to homes length of ownership.

7. 2020-09-30
   listed $199,900 Active 681-char remark

   Show marketing remark (681 chars)

   Welcome to 170 Amherst Street. This home is move in ready! The kitchen features all new stainless appliances, newer cabinets with built ins, backsplash and granite counters. Both bathrooms are freshly tiled with new vanities. Stay cool in the summer with central air. The basement adds additional space and can be a possible in-law or bedroom. Town card reflects two bedrooms. The sun room and deck offer additional entertainment spaces. Don't miss out on this opportunity to own your very own home. Schedule your private showing today before its gone! Only conventional offers at this time. Fha financing will be an option to finance in November due to homes length of ownership.

8. 2015-12-10
   historical
9. 2015-08-05
   listed $109,900
10. 2005-11-29
    soldstatus $160,000
11. 2000-09-29
    soldstatus $95,000
12. 2000-09-29
    soldstatus $95,000
13. 2000-04-25
    listed $99,900

ⓘ 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: $5,022 · $418/mo
• Projected year-2 tax: $5,720 · $477/mo
• Expected delta: +$698/yr (+$58/mo · 13.9%)

ⓘ 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 ≥96°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: $21,149
• − Mortgage interest: −$16,799
• − Property taxes: −$5,022
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,692
• − Management: −$1,692
• − Depreciation: −$8,724
• Taxable loss: −$14,280
• Est. tax savings @ 24.0%: +$3,427
• After-tax cash flow: $-5,259/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

+200.2% since first listed

13 events — show timeline

• 2026-05-12 Pending — Smart MLS
• 2026-05-06 Listed $299,900 Smart MLS
• 2026-05-01 Coming Soon $299,900 Smart MLS
• 2020-12-14 Sold (Public Records) $199,900 Public Records
• 2020-12-11 Sold (MLS) $199,900 Smart MLS
• 2020-10-15 Contingent — Smart MLS
• 2020-09-30 Listed $199,900 Smart MLS
• 2015-12-10 Listing Removed — Smart MLS
• 2015-08-05 Listed $109,900 Smart MLS
• 2005-11-29 Sold (Public Records) $160,000 Public Records
• 2000-09-29 Sold (Public Records) $95,000 Public Records
• 2000-09-29 Sold (MLS) $95,000 Smart MLS
• 2000-04-25 Listed $99,900 Smart MLS

Property tax history

+4.2%/yr

Latest (2025): $5,022 · +0.0% YoY. Source: county tax records.