None · Hartford, CT 06120

$99,000

2 bd · 1.0 ba · 1,014 sqft · Condo · 87 Days on market

Built 1920 Fair condition $98/sqft · 60% below area $360/mo HOA · 17% of rent

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.6/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.2/5.0
• Schools +1.4/10.0

Listing remarks MLS

Welcome to this well maintained 2 bedroom, 1 bathroom condo offering over 1,010 square feet of comfortable living space in a quiet well maintained building. The home features new floors throughout, creating a warm and inviting atmosphere. The spacious primary bedroom includes a ceiling fan for added comfort, while the second bedroom provides flexibility for guests, a home office, or additional living space. Enjoy the convenience of in-unit laundry, making everyday living easier. The layout flows nicely into a bright living area, perfect for relaxing or entertaining. Step outside to the covered balcony, an ideal spot to enjoy your morning coffee or unwind after a long day. Additional highlights include two assigned parking spots, providing convenience and peace of mind. This condo offers a great combination of comfort, functionality, and low-maintenance living. Just minutes from downtown, and conveniently located to public transportation, schools, parks, shopping, and entertainment.

Key facts

• New floors
• Covered balcony
• In unit laundry

Tags

• NEW FLOORS
• IN UNIT LAUNDRY
• COVERED BALCONY
• TWO ASSIGNED PARKING SPOTS
• MINUTES FROM DOWNTOWN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $99k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $594 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $93k (6.0% below list) — sets the bar for market timing.

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 (+2.8%/yr); 21 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• At $2,073/mo this rent would consume 71% of the median local household income ($35k/yr) (locally 1435% 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 $8k of equity ($684 loan paydown + $7k appreciation (7.1% local appreciation)).
• At projected returns (7.1% appreciation + 2.8% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y ago; this cycle's ask has dropped $16k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $93,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 2.09% ✓
• Cap rate: 13.49%
• Cash-on-cash: 25.70%
• DSCR: 2.14
• GRM: 4.0

CMA / ARV

• ARV (median comp): $250,465
• List price: $99,000
• Delta: -60.47%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

7.12% appreciation · 2.83% rent growth · sell at horizon

5-year hold

• IRR: 38.9%
• Equity multiple: 3.63×
• Total profit: $72,987
• Equity at exit: $69,357

10-year hold

• IRR: 35.3%
• Equity multiple: 7.62×
• Total profit: $183,575
• Equity at exit: $132,434

Cash invested: $27,720 (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 06120

• Home prices YoY: 2.4%
• Rents YoY: 2.8%
• Active inventory: 21
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,073 high
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• HOA: −$360
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $594

Break-even live

Break-even rent $1,322

Max offer price $99,000

Occupancy floor 66%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
160 Wooster St Hartford, CT	3.0	1.0	1200	$2,080	$1.73	1d	1	0.18mi
1143 Main St Hartford, CT	3.0	1.0–2.0	962	$2,994	$3.11	2d	203	1.01mi
1212 Main St Hartford, CT	2.0	1.0–2.0	766	$3,027	$3.95	2d	18	1.01mi
915 Main St Hartford, CT	1.0–2.0	1.0–2.0	1415	$1,940	$1.37	3d	5	1.19mi
10 Cherry St Unit 2nd floor East Hartford, CT	3.0	1.0	960	$2,050	$2.14	11d	1	1.19mi
21 Temple St Hartford, CT	4.0	1.0–2.5	836	$1,532	$1.83	10d	8	1.22mi
55 Trumbull St Hartford, CT	1.0–2.0	1.0–2.0	1015	$1,995	$1.97	10d	8	1.35mi
100 Wells St Hartford, CT	2.0	1.0–1.5	950	$2,250	$2.37	23d	1	1.49mi

HOA detail condo

• Monthly dues: $360 · $4,320/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 23 events

1. 2026-06-18
   days on market $99,000 Active 87 DOM
2. 2026-06-17
   days on market $99,000 Active 86 DOM
3. 2026-06-16
   days on market $99,000 Active 85 DOM
4. 2026-06-15
   days on market $99,000 Active 84 DOM
5. 2026-06-13
   days on market $99,000 Active 82 DOM
6. 2026-06-13
   days on market $99,000 Active 81 DOM
7. 2026-06-10
   days on market $99,000 Active 79 DOM
8. 2026-06-09
   days on market $99,000 Active 78 DOM
9. 2026-06-08
   days on market $99,000 Active 77 DOM
10. 2026-06-07
    days on market $99,000 Active 76 DOM
11. 2026-06-05
    days on market $99,000 Active 73 DOM
12. 2026-06-03
    days on market $99,000 Active 72 DOM
13. 2026-06-02
    days on market $99,000 Active 71 DOM
14. 2026-06-01
    days on market $99,000 Active 70 DOM
15. 2026-05-31
    days on market $99,000 Active 69 DOM
16. 2026-05-08
    status Active 996-char remark

    Show marketing remark (996 chars)

    Welcome to this well maintained 2 bedroom, 1 bathroom condo offering over 1,010 square feet of comfortable living space in a quiet well maintained building. The home features new floors throughout, creating a warm and inviting atmosphere. The spacious primary bedroom includes a ceiling fan for added comfort, while the second bedroom provides flexibility for guests, a home office, or additional living space. Enjoy the convenience of in-unit laundry, making everyday living easier. The layout flows nicely into a bright living area, perfect for relaxing or entertaining. Step outside to the covered balcony, an ideal spot to enjoy your morning coffee or unwind after a long day. Additional highlights include two assigned parking spots, providing convenience and peace of mind. This condo offers a great combination of comfort, functionality, and low-maintenance living. Just minutes from downtown, and conveniently located to public transportation, schools, parks, shopping, and entertainment.

17. 2026-05-08
    price $99,000 996-char remark

    Show marketing remark (996 chars)

    Welcome to this well maintained 2 bedroom, 1 bathroom condo offering over 1,010 square feet of comfortable living space in a quiet well maintained building. The home features new floors throughout, creating a warm and inviting atmosphere. The spacious primary bedroom includes a ceiling fan for added comfort, while the second bedroom provides flexibility for guests, a home office, or additional living space. Enjoy the convenience of in-unit laundry, making everyday living easier. The layout flows nicely into a bright living area, perfect for relaxing or entertaining. Step outside to the covered balcony, an ideal spot to enjoy your morning coffee or unwind after a long day. Additional highlights include two assigned parking spots, providing convenience and peace of mind. This condo offers a great combination of comfort, functionality, and low-maintenance living. Just minutes from downtown, and conveniently located to public transportation, schools, parks, shopping, and entertainment.

18. 2026-04-27
    status Under Contract 996-char remark

    Show marketing remark (996 chars)

    Welcome to this well maintained 2 bedroom, 1 bathroom condo offering over 1,010 square feet of comfortable living space in a quiet well maintained building. The home features new floors throughout, creating a warm and inviting atmosphere. The spacious primary bedroom includes a ceiling fan for added comfort, while the second bedroom provides flexibility for guests, a home office, or additional living space. Enjoy the convenience of in-unit laundry, making everyday living easier. The layout flows nicely into a bright living area, perfect for relaxing or entertaining. Step outside to the covered balcony, an ideal spot to enjoy your morning coffee or unwind after a long day. Additional highlights include two assigned parking spots, providing convenience and peace of mind. This condo offers a great combination of comfort, functionality, and low-maintenance living. Just minutes from downtown, and conveniently located to public transportation, schools, parks, shopping, and entertainment.

19. 2026-03-23
    historical Under Contract - Continue to Show 996-char remark

    Show marketing remark (996 chars)

    Welcome to this well maintained 2 bedroom, 1 bathroom condo offering over 1,010 square feet of comfortable living space in a quiet well maintained building. The home features new floors throughout, creating a warm and inviting atmosphere. The spacious primary bedroom includes a ceiling fan for added comfort, while the second bedroom provides flexibility for guests, a home office, or additional living space. Enjoy the convenience of in-unit laundry, making everyday living easier. The layout flows nicely into a bright living area, perfect for relaxing or entertaining. Step outside to the covered balcony, an ideal spot to enjoy your morning coffee or unwind after a long day. Additional highlights include two assigned parking spots, providing convenience and peace of mind. This condo offers a great combination of comfort, functionality, and low-maintenance living. Just minutes from downtown, and conveniently located to public transportation, schools, parks, shopping, and entertainment.

20. 2026-03-12
    listed $115,000 Active 996-char remark

    Show marketing remark (996 chars)

    Welcome to this well maintained 2 bedroom, 1 bathroom condo offering over 1,010 square feet of comfortable living space in a quiet well maintained building. The home features new floors throughout, creating a warm and inviting atmosphere. The spacious primary bedroom includes a ceiling fan for added comfort, while the second bedroom provides flexibility for guests, a home office, or additional living space. Enjoy the convenience of in-unit laundry, making everyday living easier. The layout flows nicely into a bright living area, perfect for relaxing or entertaining. Step outside to the covered balcony, an ideal spot to enjoy your morning coffee or unwind after a long day. Additional highlights include two assigned parking spots, providing convenience and peace of mind. This condo offers a great combination of comfort, functionality, and low-maintenance living. Just minutes from downtown, and conveniently located to public transportation, schools, parks, shopping, and entertainment.

21. 2021-01-31
    historical
22. 2020-09-17
    price $59,900
23. 2020-08-07
    listed $65,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $24,879
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$495
• − Repairs & maintenance: −$1,990
• − Management: −$1,990
• − HOA: −$4,320
• − Depreciation: −$2,880
• Taxable income: $6,172
• Est. tax owed @ 24.0%: −$1,481
• After-tax cash flow: $5,643/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This 2-bedroom, 1-bathroom condo requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathroom, exterior, and interior walls.

Repairs flagged

• Major kitchen cabinets — dated and worn
• Major bathroom vanity — dated and worn
• Major exterior paint — peeling and faded
• Major interior wall paint — peeling and faded

Value-add opportunities

• Resale new kitchen cabinets — modernizes the space and adds value
• Resale new bathroom vanity — modernizes the space and adds value
• Resale new exterior paint — enhances curb appeal and adds value
• Resale new interior wall paint — enhances the space and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Major	$15,000–50,000
bathroom vanity · dated and worn	Major	$15,000–50,000
exterior paint · peeling and faded	Major	$15,000–50,000
interior wall paint · peeling and faded	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Resale new kitchen cabinets — modernizes the space and adds value ↑
• Resale new bathroom vanity — modernizes the space and adds value ↑
• Resale new exterior paint — enhances curb appeal and adds value ↑
• Resale new interior wall paint — enhances the space and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 13,926
• Household income: $34,830
• Rent vs Own: 87.2% rent · 12.8% own
• Severe rent burden: 1435.0

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 46% Black 46% Two or more races 21% White 3%
• Hispanic origin (detail): Puerto Rican 37% Dominican 1%
• Common ancestry: Estonian 1% Portuguese 1%
• Foreign-born: 14% · Canada
• Languages at home: 61% English-only · Spanish 36% Other Indo-European 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: ▲ 7.12%
• Current HPI: 307.6427
• Rent YoY: ▲ 2.83%
• 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

+52.3% since first listed

8 events — show timeline

• 2026-05-08 Relisted — Smart MLS
• 2026-05-08 Price Changed $99,000 Smart MLS
• 2026-04-27 Pending — Smart MLS
• 2026-03-23 Contingent — Smart MLS
• 2026-03-12 Listed $115,000 Smart MLS
• 2021-01-31 Listing Removed — Smart MLS
• 2020-09-17 Price Changed $59,900 Smart MLS
• 2020-08-07 Listed $65,000 Smart MLS