1730 State St #106 · Hamden, CT 06517

$128,800

1 bd · 1.0 ba · 790 sqft · Condo public records · 24 Days on market

Built 1963 $163/sqft · at area comps Est $126k · at est. $298/mo HOA · 16% 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 +26.5/30.0
• 1% rule +9.3/10.0
• DSCR +9.0/10.0
• ARV discount +6.3/15.0
• Schools +3.3/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

LARGE 1 BR NEAR DOWNTOWN NEW HAVEN AND YALE. . MUST SHOW POF BEFORE SHOWING . BROKER OWNED

Key facts

• $298 HOA
• Built 1963
• Listed 24 days

Property features AI

Finance

• Other: Part of a 45-unit building
• Financial info: Professionally managed off-site; Pets allowed with restrictions (cats)
• HOA & community: Monthly HOA fee of $298; HOA covers grounds maintenance, trash pickup, snow removal, water, sewer, property management, pest control, and insurance

Exterior

• Utilities: Public water; Public sewer; Electric hot water and heat
• Home design: Condominium (Condo/Co-Op for sale); Located in the Parkside Manor complex
• Construction: Brick construction
• Exterior features: Brick siding; Rolling lot

Interior

• Kitchen: Oven/Range; Refrigerator
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric baseboard heat; 30-gallon electric hot water tank
• Interior features: Partial basement; Coin-operated common laundry on lower level
• Laundry & utility: Coin-operated laundry (common area, lower level)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $129k.

Deal economics

• At list price, monthly cash flow is $339 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $127k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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 flat; 84 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 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 $890 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 22y 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 $40k; list at $129k implies a 218% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 54% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $126,868 (1.5% below list)

Questions for the listing agent

1. Built in 1963 — 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. 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.
6. 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.
7. 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: 1.43% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.29%
• DSCR: 1.50
• GRM: 5.8

CMA / ARV

• ARV (median comp): $125,514
• List price: $128,800
• Delta: 3.41%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.21% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.89×
• Total profit: $-4,112
• Equity at exit: $19,204

10-year hold

• IRR: 2.5%
• Equity multiple: 1.15×
• Total profit: $5,439
• Equity at exit: $11,136

Cash invested: $36,064 (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 06517

• Rents YoY: 0.2%
• Active inventory: 84
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,838 high
• Mortgage (P&I): −$675
• Tax from tax record: −$86 /mo · $1,026/yr
• Insurance: −$54
• HOA: −$298
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $339

Break-even live

Break-even rent $1,408

Max offer price $128,800

Occupancy floor 77%

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: $32,200
• Closing costs: $3,864
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1730 State St Hamden, CT	1.0	1.0	790	$1,400	$1.77	18d	1	0.02mi
1730 State St #312 Hamden, CT	1.0	1.0	790	$1,350	$1.71	2d	1	0.02mi
1857 State St Unit 1 Hamden, CT	2.0	1.0	938	$1,900	$2.03	2d	1	0.27mi
1857 State St #3 Hamden, CT	2.0	1.0	938	$1,700	$1.81	2d	1	0.27mi
1887 State St Hamden, CT	1.0	1.0	1020	$1,675	$1.64	2d	1	0.31mi
1435 State St Unit 101 New Haven, CT	—	1.0	622	$1,550	$2.49	43d	1	0.51mi
261 View St New Haven, CT	2.0	1.0	1100	$2,400	$2.18	43d	1	0.54mi
1397 State St Unit 6 New Haven, CT	2.0	1.5	1000	$1,695	$1.70	43d	1	0.56mi
1399 State St Unit 5B New Haven, CT	1.0	1.0	700	$1,595	$2.28	43d	1	0.57mi
703 Whitney Ave Apt 5 New Haven, CT	1.0	1.0	1000	$2,650	$2.65	43d	1	0.77mi
820 Orange St Unit 3 New Haven, CT	1.0	1.0	1051	$1,750	$1.67	43d	1	0.77mi
153 Dover St New Haven, CT	2.0	1.0	888	$1,800	$2.03	11d	1	0.79mi
153 Dover St New Haven, CT	2.0	1.0	888	$1,750	$1.97	23d	1	0.79mi
153 Dover St Unit D New Haven, CT	2.0	1.0	888	$1,750	$1.97	43d	1	0.79mi
215 Willow St Unit 1 New Haven, CT	2.0	1.0	959	$2,350	$2.45	3d	1	0.79mi
151 Cold Spring St Unit B3 New Haven, CT	2.0	1.0	900	$2,500	$2.78	23d	1	0.79mi
738 Whitney Ave #3 New Haven, CT	1.0	1.0	600	$1,850	$3.08	23d	1	0.80mi
738 Whitney Ave #5 New Haven, CT	1.0	1.0	650	$2,150	$3.31	21d	1	0.80mi
253 Willow St Unit 3 New Haven, CT	2.0	1.0	1090	$2,200	$2.02	3d	1	0.83mi
572 Whitney Ave Unit 3E New Haven, CT	1.0	1.0	800	$1,750	$2.19	14d	1	0.89mi
59 Mechanic St New Haven, CT	2.0	1.0	1050	$2,800	$2.67	23d	1	0.90mi
60 Mechanic St Unit 1 New Haven, CT	2.0	1.0	1050	$1,895	$1.80	23d	1	0.90mi
570 Whitney Ave Unit L3 New Haven, CT	1.0	1.0	820	$1,925	$2.35	43d	1	0.91mi
550 Whitney Ave Unit 2 New Haven, CT	1.0	1.0	550	$1,725	$3.14	23d	1	0.94mi
1050 State St New Haven, CT	3.0	1.0–2.0	919	$3,334	$3.63	2d	21	0.94mi
110 Maltby St New Haven, CT	1.0	1.0	760	$1,550	$2.04	14d	1	0.95mi
383 Lombard St #383 New Haven, CT	2.0	1.5	968	$2,100	$2.17	23d	1	0.96mi
11 Lawrence St Apt 4 New Haven, CT	2.0	1.0	1000	$1,895	$1.90	3d	1	0.98mi
35 Nash St Unit 1 New Haven, CT	1.0	1.0	625	$1,700	$2.72	43d	1	0.99mi
20 Lawrence St Unit 2 New Haven, CT	2.0	1.0	1050	$2,000	$1.90	43d	1	1.00mi
84 Lawrence St Unit 3 New Haven, CT	2.0	1.0	741	$2,400	$3.24	3d	1	1.01mi
492 Whitney Ave Unit 4C New Haven, CT	2.0	1.0	1060	$2,600	$2.45	23d	1	1.03mi
118 Lawrence St Unit 2 New Haven, CT	2.0	1.0	1000	$2,450	$2.45	43d	1	1.03mi
431 Whitney Ave New Haven, CT	2.0	2.0	547	$2,300	$4.20	14d	1	1.05mi
437 Whitney Ave New Haven, CT	2.0	1.0–2.0	1025	$2,788	$2.72	2d	2	1.05mi
1047 Whitney Ave Unit East Hamden, CT	2.0	1.0	1000	$2,000	$2.00	2d	1	1.06mi
1047 Whitney Ave Hamden, CT	2.0	1.0	1000	$2,000	$2.00	14d	1	1.06mi
57 Maltby St Unit 2nd Front New Haven, CT	2.0	1.0	800	$1,395	$1.74	3d	1	1.08mi
981 State St Unit 2 New Haven, CT	2.0	1.0	800	$2,300	$2.88	3d	1	1.08mi
86 Edwards St Unit 3 New Haven, CT	2.0	2.0	796	$2,350	$2.95	43d	1	1.09mi

HOA detail condo

• Monthly dues: $298 · $3,576/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-13
   days on market $128,800 Active 24 DOM
2. 2026-06-10
   days on market $128,800 Active 22 DOM
3. 2026-06-09
   days on market $128,800 Active 21 DOM
4. 2026-06-08
   days on market $128,800 Active 20 DOM
5. 2026-06-07
   days on market $128,800 Active 19 DOM
6. 2026-06-05
   days on market $128,800 Active 16 DOM
7. 2026-06-03
   days on market $128,800 Active 15 DOM
8. 2026-06-03
   days on market $128,800 Active 14 DOM
9. 2026-06-01
   days on market $128,800 Active 13 DOM
10. 2026-05-31
    days on market $128,800 Active 12 DOM
11. 2026-05-19
    listed $128,800 Active 90-char remark
12. 2026-05-14
    historical
13. 2026-04-20
    price $129,800
14. 2026-03-20
    listed $134,900 Active
15. 2026-03-17
    historical
16. 2026-03-16
    listed $134,900 Active
17. 2022-05-24
    historical
18. 2022-05-10
    listed $79,500 Active
19. 2010-07-07
    historical
20. 2010-01-07
    listed $66,700
21. 2004-06-18
    soldstatus $40,500
22. 2004-05-24
    listed $45,000
23. 1992-07-21
    soldstatus $24,000

ⓘ 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: $1,026 · $86/mo
• Projected year-2 tax: $1,891 · $158/mo
• Expected delta: +$865/yr (+$72/mo · 84.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,055
• − Mortgage interest: −$7,215
• − Property taxes: −$1,026
• − Insurance: −$644
• − Repairs & maintenance: −$1,764
• − Management: −$1,764
• − HOA: −$3,576
• − Depreciation: −$3,747
• Taxable income: $2,319
• Est. tax owed @ 24.0%: −$556
• After-tax cash flow: $3,516/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): 14,221
• Household income: $104,550
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 531.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 58% Black 19% Hispanic / Latino 17% Two or more races 7% Asian 2%
• Hispanic origin (detail): Puerto Rican 11% Dominican 2%
• Common ancestry: Romanian 5% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 12% · Canada, Jamaica, United Kingdom
• Languages at home: 80% English-only · Spanish 12% French/Haitian/Cajun 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: ▼ -204.00%
• Current HPI: 255.2756
• Rent YoY: ▲ 0.21%
• 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

+436.7% since first listed

14 events — show timeline

• 2026-06-13 Listing Removed — Smart MLS
• 2026-05-19 Listed $128,800 Smart MLS
• 2026-05-14 Listing Removed — Smart MLS
• 2026-04-20 Price Changed $129,800 Smart MLS
• 2026-03-20 Listed $134,900 Smart MLS
• 2026-03-17 Listing Removed — Smart MLS
• 2026-03-16 Listed $134,900 Smart MLS
• 2022-05-24 Listing Removed — Smart MLS
• 2022-05-10 Listed $79,500 Smart MLS
• 2010-07-07 Listing Removed — Smart MLS
• 2010-01-07 Listed $66,700 Smart MLS
• 2004-06-18 Sold (MLS) $40,500 Smart MLS
• 2004-05-24 Listed $45,000 Smart MLS
• 1992-07-21 Sold (Public Records) $24,000 Public Records

Property tax history

-5.2%/yr

Latest (2023): $1,026 · +1.6% YoY. Source: county tax records.