166 Towne House Rd #166 · North Haven, CT 06514

$124,900

1 bd · 1.0 ba · 631 sqft · Condo · 10 Days on market

Built 1982 Good condition $155/mo HOA · 9% 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 +28.8/30.0
• DSCR +10.0/10.0
• 1% rule +9.6/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Rent growth +3.7/5.0
• Schools +3.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Asking for highest and best by 5pm Wednesday 6/10.Enjoy low-maintenance living in this beautifully updated one-bedroom condominium, ideally located just minutes from shopping, dining, and everyday conveniences. Freshly painted throughout, this move-in-ready home features brand-new carpeting and a refreshed kitchen with elegant quartz countertops, creating a bright and welcoming atmosphere. Nestled in a peaceful wooded setting, the community offers a tranquil retreat while remaining close to retail shops and local amenities. Residents enjoy access to desirable community features, including a clubhouse and swimming pool, perfect for relaxation and recreation. This charming condominium offers

Key facts

• Clubhouse
• Swimming pool
• Updated condominium

Tags

• UPDATED CONDOMINIUM
• REFRESHED KITCHEN
• ELEGANT QUARTZ COUNTERTOPS
• PEACEFUL WOODED SETTING
• CLUBHOUSE
• SWIMMING POOL

Property features AI

Finance

• HOA & community: Monthly HOA fee; HOA fee includes clubhouse, grounds maintenance, snow removal, water, sewer, property management, pool service, and insurance; Community amenities include clubhouse and pool; Professional off-site property management; Pets allowed with restrictions

Exterior

• Parking: Assigned parking in a parking lot; 1 parking space
• Utilities: Public water; Public sewer; Electric service
• Home design: Condominium in Hillside Village; Unit in a multi-unit complex (212 total units); Unit located on the 2nd floor; Brown exterior
• Construction: Frame construction; Shingle and wood siding
• Exterior features: Balcony; Lightly wooded, level lot; In-ground swimming pool (community)

Interior

• Kitchen: Oven/Range; Refrigerator; Dishwasher
• Bedrooms: 1 bedroom (unit on 2nd floor)
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump (electric); Central air
• Interior features: Pre-wired for cable; Intercom; Ceiling fans; Central air
• Laundry & utility: Common laundry area in the basement; 30-gallon hot water tank

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $125k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $420 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 10.3% vs local median 4.0% in North 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 78/100 on livability (#39 in CT, #2,723 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F, commute F, cost of living D-.
• 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.
• Zoned schools: Hamden High School (math 21% / reading 44%, grade F, #125 of 194 statewide, top 66%, 1,672 students, 39% FRL).
• Market conditions: Rents rising fast (+4.6%/yr); 107 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $124,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.46% ✓
• Cap rate: 10.33%
• Cash-on-cash: 14.42%
• DSCR: 1.64
• GRM: 5.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.61% rent growth · sell at horizon

5-year hold

• IRR: 6.9%
• Equity multiple: 1.28×
• Total profit: $9,642
• Equity at exit: $18,623

10-year hold

• IRR: 17.8%
• Equity multiple: 2.60×
• Total profit: $56,061
• Equity at exit: $10,799

Cash invested: $34,972 (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 06514

• Rents YoY: 4.6%
• Active inventory: 107
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,821 high
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,874/yr
• Insurance: −$52
• HOA: −$155
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $420

Break-even live

Break-even rent $1,289

Max offer price $124,900

Occupancy floor 72%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
165 Towne House Rd Unit 165 Hamden, CT	1.0	1.0	631	$1,650	$2.61	44d	1	0.07mi
925 Mix Ave Hamden, CT	2.0	1.0–1.5	830	$2,460	$2.96	3d	3	0.26mi
676 Mix Ave Hamden, CT	2.0	1.0–2.0	810	$1,838	$2.27	3d	1	0.35mi
1 Kaye Plz Hamden, CT	1.0	1.0	660	$1,750	$2.65	3d	1	0.42mi
1901 Dixwell Ave Hamden, CT	2.0	1.0	660	$1,550	$2.35	3d	1	0.86mi
100 Town Walk Dr Hamden, CT	1.0–3.0	1.0–2.0	1064	$1,909	$1.79	3d	36	1.12mi
380 Mather St Hamden, CT	2.0	1.0–2.0	867	$2,635	$3.04	44d	16	1.26mi
1572 Whitney Ave Hamden, CT	1.0	1.0	725	$2,000	$2.76	23d	1	1.48mi

HOA detail condo

• Monthly dues: $155 · $1,860/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 9 events

1. 2026-06-15
   status $124,900 Under Contract 10 DOM
2. 2026-06-15
   days on market $124,900 Active 10 DOM
3. 2026-06-14
   days on market $124,900 Active 8 DOM
4. 2026-06-13
   days on market $124,900 Active 7 DOM
5. 2026-06-10
   days on market $124,900 Active 5 DOM
6. 2026-06-09
   days on market $124,900 Active 4 DOM
7. 2026-06-08
   days on market $124,900 Active 3 DOM
8. 2026-06-07
   remarks 699-char remark
9. 2026-06-07
   listed $124,900 Active 2 DOM

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,848
• − Mortgage interest: −$6,996
• − Property taxes: −$1,874
• − Insurance: −$624
• − Repairs & maintenance: −$1,748
• − Management: −$1,748
• − HOA: −$1,860
• − Depreciation: −$3,633
• Taxable income: $3,365
• Est. tax owed @ 24.0%: −$808
• After-tax cash flow: $4,235/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 · 13 photos

Good 75/100 Cosmetic rehab

This move-in-ready one-bedroom condo features updated interiors and a fresh paint job, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both Paint the exterior siding — Enhances curb appeal and value
• Both Replace HVAC units — Improves comfort and energy efficiency

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Enhances curb appeal and value ↑
• Both Replace HVAC units — Improves comfort and energy efficiency ↑

ⓘ 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: 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 — North Haven

• Score: 78/100
• State rank: #39
• US rank: #2723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: New Haven County · 688,236 people
• City population: 24,527
• Metro: New Haven-Milford, CT
• Population (ZIP): 26,803
• Household income: $88,900
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1228.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 43% Black 33% Hispanic / Latino 16% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Dominican 2%
• Common ancestry: Romanian 5% German 2% Lithuanian 2%
• Foreign-born: 15% · Canada, Jamaica, China
• Languages at home: 80% English-only · Spanish 10% Arabic 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: ▼ -222.59%
• Current HPI: 251.556
• Rent YoY: ▲ 4.61%
• 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

1 event — show timeline

• 2026-06-05 Listed $124,900 Smart MLS