121 Fillmore St · New Haven, CT 06513

$250,000

4 bd · 2.0 ba · 1,800 sqft · SingleFamily public records · 230 Days on market

Built 1900 2,613 sqft lot Est $329k · 24% under

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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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +5.9/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover this spacious 4-bedroom, 2-bath single-family home in the heart of Fair Haven. Thoughtfully laid out with room to grow, this residence is ideal for those seeking comfort, flexibility, and convenience. A welcoming front porch greets you at the entry, while low-maintenance vinyl siding adds to the appeal. Inside, the generous floor plan offers plenty of space for family living, entertaining, or even a dedicated home office. With its prime location just minutes from I-91, Yale University, downtown New Haven, and only blocks from the scenic Quinnipiac River, you'll enjoy both accessibility and neighborhood charm. Don't miss this opportunity to own a well-situated home in one of New Hav

Key facts

• Neighborhood charm
• Accessibility
• Front porch

Tags

• FRONT PORCH
• LOW MAINTENANCE VINYL SIDING
• GENEROUS FLOOR PLAN
• PRIME LOCATION
• ACCESSIBILITY
• NEIGHBORHOOD CHARM

Property features AI

Exterior

• Utilities: Public water; Public sewer
• Home design: Single-family home
• Construction: Frame construction; Brick and concrete foundation; Asphalt shingle roof; White exterior color; Built prior to public record (year not provided)
• Exterior features: Level lot; Vinyl siding

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot air heating (oil-fired); Fuel tank located in basement; Hot water: Other
• Interior features: 6 total rooms; Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $375 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 4.8% in New Haven — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 79/100 on livability (#31 in CT, #2,190 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: schools D+, employment D, crime F.
• New Haven School District (urban): math 12% / reading 25% proficiency, ranked #147 of 153 in CT (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.1%/yr); 101 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 in 5+ unit buildings).
• At $2,734/mo this rent would consume 68% of the median local household income ($48k/yr) (locally 2664% 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 230 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 13 sale attempts since 25y 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 $90k; list at $250k implies a 178% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 56% 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 $220,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 230 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.09% ✓
• Cap rate: 8.09%
• Cash-on-cash: 6.43%
• DSCR: 1.29
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $329,400
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Pine St	0.26mi	4/2.0	1,728 (-4%)	2mo	$289,000	$167	79
147 Lombard St	0.47mi	4/2.0	1,801 (+0%)	1mo	$330,000	$183	77
89 Lombard St	0.55mi	3/2.0 (-1)	1,532 (-15%)	13mo	$287,000	$187	34

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.12% rent growth · sell at horizon

5-year hold

• IRR: -5.1%
• Equity multiple: 0.81×
• Total profit: $-13,417
• Equity at exit: $37,276

10-year hold

• IRR: 5.9%
• Equity multiple: 1.46×
• Total profit: $32,485
• Equity at exit: $21,615

Cash invested: $70,000 (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 06513

• Home prices YoY: -7.8%
• Rents YoY: 4.1%
• Active inventory: 101
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,734 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$370 /mo · $4,435/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$574
• Net cashflow: $375

Break-even live

Break-even rent $2,259

Max offer price $250,000

Occupancy floor 81%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
426 Poplar St Unit 2 New Haven, CT	4.0	2.0	1405	$1,800	$1.28	2d	1	0.10mi
426 Poplar St New Haven, CT	3.0	1.0	1658	$1,800	$1.09	43d	1	0.10mi
295 Lloyd St Unit 2 New Haven, CT	4.0	2.0	2621	$2,400	$0.92	2d	1	0.16mi
262 Lloyd St Unit 1 New Haven, CT	3.0	2.0	1460	$2,400	$1.64	3d	1	0.21mi
18 Woolsey St New Haven, CT	5.0	2.0	1446	$2,900	$2.01	11d	1	0.29mi
122 Atwater St New Haven, CT	3.0	1.0	1274	$2,300	$1.81	3d	1	0.31mi
302 Exchange St Unit 2 New Haven, CT	5.0	2.0	1800	$2,500	$1.39	43d	1	0.37mi
115 Lloyd St #2 New Haven, CT	4.0	2.0	2100	$2,500	$1.19	43d	1	0.52mi
1050 State St New Haven, CT	3.0	1.0–2.0	919	$4,854	$5.28	2d	21	0.55mi
120 Downing St Unit 3 New Haven, CT	3.0	2.0	1800	$2,450	$1.36	43d	1	0.59mi
37 E Pearl St New Haven, CT	3.0	1.0	1600	$2,595	$1.62	43d	1	0.60mi
318 Front St Unit one New Haven, CT	3.0	1.5	1400	$3,100	$2.21	21d	1	0.62mi
54 Mechanic St Unit 2nd floor New Haven, CT	4.0	2.0	1412	$3,600	$2.55	43d	1	0.62mi
28 Edwards St Unit 2 New Haven, CT	4.0	2.0	1800	$3,850	$2.14	14d	1	0.67mi
902 State St #2 New Haven, CT	3.0	2.5	1950	$3,750	$1.92	23d	1	0.69mi
651 Quinnipiac Ave Unit 2 New Haven, CT	3.0	1.0	1355	$1,975	$1.46	43d	1	0.72mi
31 Clark St New Haven, CT	4.0	2.0	1694	$4,200	$2.48	3d	1	0.80mi
315 Humphrey St Unit A New Haven, CT	4.0	3.5	2465	$4,500	$1.83	3d	1	0.82mi
453 Quinnipiac Ave Unit 2 New Haven, CT	3.0	1.0	1232	$1,850	$1.50	23d	1	0.83mi
59 Clark St New Haven, CT	4.0	1.0	1541	$3,250	$2.11	23d	1	0.85mi
441 Chapel St Unit 2A1 (shared) New Haven, CT	4.0	4.0	2151	$3,600	$1.67	2d	1	0.90mi
751 Orange St Unit 1ST New Haven, CT	3.0	1.0	1344	$3,200	$2.38	43d	1	0.92mi
68 Anderson St Unit A New Haven, CT	3.0	2.5	1693	$4,500	$2.66	43d	1	0.95mi
48 Lyon St Unit 1 New Haven, CT	3.0	1.0	1402	$2,950	$2.10	19d	1	0.95mi
239 Saint John St Unit 2 New Haven, CT	3.0	2.0	1350	$3,295	$2.44	43d	1	0.98mi
904 Quinnipiac Ave New Haven, CT	3.0	1.5	2125	$3,298	$1.55	2d	1	0.99mi
250 Willow St #3 New Haven, CT	4.0	2.0	1234	$3,600	$2.92	3d	1	1.00mi
506 Orange St Unit 2 New Haven, CT	3.0	1.5	1553	$3,600	$2.32	43d	1	1.00mi
114 Canner St Unit 1 New Haven, CT	3.0	1.5	1382	$3,750	$2.71	23d	1	1.03mi
399 Orange St New Haven, CT	4.0	1.5	1650	$3,200	$1.94	11d	1	1.07mi
395 Orange St Unit 2 New Haven, CT	4.0	1.5	1650	$3,000	$1.82	43d	1	1.07mi
526 Chapel St Unit B New Haven, CT	3.0	2.0	1450	$3,500	$2.41	21d	1	1.07mi
367 Orange St New Haven, CT	3.0	1.0–2.0	1075	$4,973	$4.63	2d	43	1.09mi
239 Bradley St Unit 2 New Haven, CT	3.0	1.0	1384	$3,500	$2.53	43d	1	1.09mi
239 Bradley St Unit 1 New Haven, CT	3.0	1.0	1982	$3,650	$1.84	43d	1	1.09mi
245 Edwards St New Haven, CT	3.0	1.0	1300	$2,200	$1.69	43d	1	1.09mi
251 Edwards St Unit 2 New Haven, CT	4.0	1.5	1522	$3,900	$2.56	3d	1	1.10mi
253 Lawrence St Unit 3 New Haven, CT	3.0	2.0	1300	$3,000	$2.31	43d	1	1.12mi
54 Trumbull St Unit 54-1 New Haven, CT	5.0	2.5	2250	$6,695	$2.98	14d	1	1.13mi
23 Brown St Unit 3 New Haven, CT	3.0	1.0	1300	$2,650	$2.04	14d	1	1.14mi

Listing history 35 events

1. 2026-04-28
   status Under Contract
2. 2026-03-10
   status Active
3. 2026-03-09
   historical
4. 2025-11-28
   price $250,000
5. 2025-11-03
   price $253,000
6. 2025-09-08
   listed $259,000 Active
7. 2025-09-08
   historical
8. 2025-06-26
   price $255,000
9. 2025-03-08
   listed $259,000 Active
10. 2025-03-06
    historical
11. 2024-12-19
    price $259,000
12. 2024-11-04
    price $260,000
13. 2024-09-10
    listed $265,000 Active
14. 2024-07-03
    historical
15. 2024-06-26
    listed $265,000 Active
16. 2024-04-16
    historical
17. 2024-01-15
    status Active
18. 2024-01-10
    historical
19. 2023-11-29
    price $270,000
20. 2023-09-27
    status Active
21. 2023-09-26
    historical
22. 2023-06-06
    listed $280,000 Active
23. 2018-09-07
    soldstatus $90,000
24. 2018-08-30
    soldstatus $90,000 Closed
25. 2018-07-02
    historical
26. 2018-06-18
    historical Under Contract - Continue to Show
27. 2018-06-06
    status Active
28. 2018-05-23
    historical Under Contract - Continue to Show
29. 2018-05-15
    listed $100,000 Active
30. 2017-06-29
    historical
31. 2016-09-01
    listed $95,000
32. 2014-09-05
    historical
33. 2013-10-05
    listed $79,000
34. 2002-01-04
    soldstatus $18,000
35. 2001-08-17
    listed $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: $4,435 · $370/mo
• Projected year-2 tax: $4,892 · $408/mo
• Expected delta: +$458/yr (+$38/mo · 10.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $32,811
• − Mortgage interest: −$14,004
• − Property taxes: −$4,435
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,625
• − Management: −$2,625
• − Depreciation: −$7,273
• Taxable income: $600
• Est. tax owed @ 24.0%: −$144
• After-tax cash flow: $4,360/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: New Haven School District
• NCES district ID: 0902790
• Math proficiency: 12% ▼ -10.00%
• Reading proficiency: 25% ▼ -10.00%
• Median HH income: $38,058
• Composite: 15.48/100
• National rank: #9308
• State rank: #147 of 153 in CT

Livability — New Haven

• Score: 79/100
• State rank: #31
• US rank: #2190

Category grades

Amenities A+ Commute A+ Cost of living C+ Crime F Employment D Housing B+ Health & safety A+ User ratings C+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Haven, CT
• County: New Haven County · 688,236 people
• City population: 132,813
• Metro: New Haven-Milford, CT
• Population (ZIP): 38,888
• Household income: $48,500
• Rent vs Own: 59.7% rent · 40.3% own
• Severe rent burden: 2664.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Hispanic / Latino 47% White 26% Black 22% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 25% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 17% · Canada, Jamaica, South Korea
• Languages at home: 56% English-only · Spanish 39% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -30.87%
• Current HPI: 364.006
• Rent YoY: ▲ 4.12%
• 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

+941.7% since first listed

35 events — show timeline

• 2026-04-28 Pending — Smart MLS
• 2026-03-10 Relisted — Smart MLS
• 2026-03-09 Listing Removed — Smart MLS
• 2025-11-28 Price Changed $250,000 Smart MLS
• 2025-11-03 Price Changed $253,000 Smart MLS
• 2025-09-08 Listed $259,000 Smart MLS
• 2025-09-08 Listing Removed — Smart MLS
• 2025-06-26 Price Changed $255,000 Smart MLS
• 2025-03-08 Listed $259,000 Smart MLS
• 2025-03-06 Listing Removed — Smart MLS
• 2024-12-19 Price Changed $259,000 Smart MLS
• 2024-11-04 Price Changed $260,000 Smart MLS
• 2024-09-10 Listed $265,000 Smart MLS
• 2024-07-03 Listing Removed — Smart MLS
• 2024-06-26 Listed $265,000 Smart MLS
• 2024-04-16 Listing Removed — Smart MLS
• 2024-01-15 Relisted — Smart MLS
• 2024-01-10 Listing Removed — Smart MLS
• 2023-11-29 Price Changed $270,000 Smart MLS
• 2023-09-27 Relisted — Smart MLS
• 2023-09-26 Listing Removed — Smart MLS
• 2023-06-06 Listed $280,000 Smart MLS
• 2018-09-07 Sold (Public Records) $90,000 Public Records
• 2018-08-30 Sold (MLS) $90,000 Smart MLS
• 2018-07-02 Listing Removed — Smart MLS
• 2018-06-18 Contingent — Smart MLS
• 2018-06-06 Relisted — Smart MLS
• 2018-05-23 Contingent — Smart MLS
• 2018-05-15 Listed $100,000 Smart MLS
• 2017-06-29 Listing Removed — Smart MLS
• 2016-09-01 Listed $95,000 Smart MLS
• 2014-09-05 Listing Removed — Smart MLS
• 2013-10-05 Listed $79,000 Smart MLS
• 2002-01-04 Sold (MLS) $18,000 Smart MLS
• 2001-08-17 Listed $24,000 Smart MLS

Property tax history

+6.1%/yr

Latest (2023): $4,435 · -6.4% YoY. Source: county tax records.