39 Wethersfield Ave Unit C · Hartford, CT 06114

$129,000

1 bd · 1.5 ba · 975 sqft · Condo public records · 1 Days on market

Built 1860 $392/mo HOA · 23% of rent

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Why this score? — see what drove the C 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 +17.0/30.0
• Appreciation +10.0/10.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• DSCR +5.3/10.0
• Livability +3.8/5.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

Come and see this unique and historic townhouse. It includes 3 floors, spiral staircases, exposed brick, tons of natural light thru huge windows, and all this within walking distance to everything the city has to offer. You won't see another place quite like this. The townhouse is close to parks, medical facilities, restaurants, and entertainment. Central Air and off street parking are also perks that are included with this unique unit. Move in and see how much fun it can be to live in the city.

Key facts

• Huge windows
• Spiral staircases
• Exposed brick

Tags

• HISTORIC TOWNHOUSE
• SPIRAL STAIRCASES
• EXPOSED BRICK
• NATURAL LIGHT
• HUGE WINDOWS
• CENTRAL AIR

Property features AI

Finance

• Financial info: Professional off-site property management; Pets allowed (no large dogs)
• HOA & community: Has homeowners association; Monthly HOA fee (includes grounds maintenance, trash pickup, snow removal, property management, pest control, insurance)

Exterior

• Parking: Off-street parking; 1 parking space
• Utilities: Public water; Public sewer; Energy Star rated
• Home design: Condominium (Condo/Co-Op for sale); 3 levels in unit
• Construction: Brick construction
• Exterior features: Brick siding; Balcony; Porch; Located in a historic district; Complex: Wethersfield Avenue

Interior

• Kitchen: Oven/Range; Refrigerator
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Central air; Hot air heating; Natural gas heat; Electric hot water
• Interior features: Cable service available; End unit
• Laundry & utility: Washer; Electric dryer; Laundry on lower level

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath condo listed at $129k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).

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; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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).
• This rent runs 38% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $14k of equity ($892 loan paydown + $13k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 1.5% rent growth), your $36k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent; built in 1860 — 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 $129,000

Questions for the listing agent

1. Built in 1860 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.30% ✓
• Cap rate: 7.10%
• Cash-on-cash: 2.87%
• DSCR: 1.13
• GRM: 6.4

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: 25.7%
• Equity multiple: 3.03×
• Total profit: $73,456
• Equity at exit: $116,213

10-year hold

• IRR: 22.1%
• Equity multiple: 6.75×
• Total profit: $207,633
• Equity at exit: $250,619

Cash invested: $36,120 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,671 high
• Mortgage (P&I): −$676
• Tax from tax record: −$112 /mo · $1,338/yr
• Insurance: −$54
• HOA: −$392
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $86

Break-even live

Break-even rent $1,562

Max offer price $129,000

Occupancy floor 90%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
250 Main St Hartford, CT	1.0–2.0	1.0–2.0	725	$1,800	$2.48	23d	4	0.26mi
100 Wells St Hartford, CT	2.0	1.0–1.5	950	$1,840	$1.94	23d	1	0.58mi
20 Front St Hartford, CT	1.0	1.0	663	$2,135	$3.22	3d	15	0.59mi
55 Trumbull St Hartford, CT	1.0–2.0	1.0–2.0	1015	$1,280	$1.26	10d	8	0.73mi
21 Temple St Hartford, CT	4.0	1.0–2.5	836	$1,189	$1.42	10d	8	0.87mi
915 Main St Hartford, CT	1.0–2.0	1.0–2.0	1415	$1,305	$0.92	3d	5	0.90mi
1143 Main St Hartford, CT	3.0	1.0–2.0	962	$2,347	$2.44	2d	203	1.06mi
1212 Main St Hartford, CT	2.0	1.0–2.0	766	$2,396	$3.13	2d	18	1.07mi
15 June St Unit 2 East Hartford, CT	2.0	1.0	930	$1,800	$1.94	20d	1	1.50mi
15 June St Unit 1 East Hartford, CT	2.0	1.0	930	$1,850	$1.99	20d	1	1.50mi

HOA detail condo

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

Listing history 2 events

1. 2026-06-18
   remarks 500-char remark
2. 2026-06-18
   listed $129,000 Active 1 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: $1,338 · $112/mo
• Projected year-2 tax: $2,049 · $171/mo
• Expected delta: +$711/yr (+$59/mo · 53.2%)

ⓘ 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: $20,051
• − Mortgage interest: −$7,226
• − Property taxes: −$1,338
• − Insurance: −$645
• − Repairs & maintenance: −$1,604
• − Management: −$1,604
• − HOA: −$4,704
• − Depreciation: −$3,753
• Taxable loss: −$823
• Est. tax savings @ 24.0%: +$197
• After-tax cash flow: $1,233/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

1 event — show timeline

• 2026-06-18 Listed $129,000 Smart MLS

Property tax history

+3.1%/yr

Latest (2025): $1,338 · +0.0% YoY. Source: county tax records.