31 Woodland St · Hartford, CT 06105

$129,900

1 bd · 1.0 ba · 0 sqft · MultiFamily public records · 23 Days on market

Built 1964

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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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• ARV discount +7.5/15.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks

One Bedroom Unit with City (East) Views - 11th Floor: $129,900 This freshly painted unit features a modern kitchen (renovated in 2017) and original wood flooring. The kitchen features updated appliances, granite countertops, and well-built cabinetry. There are three ample floor to ceiling closets in the living room and kitchen, and another in the bedroom, and extra storage space on the mezzanine floor. The monthly condo fee of $876 includes: * air conditioning & amp; heat * cable & amp; internet * electricity * hot water Parking options: * secure outdoor space ($70/mo), or * valet parking in a heated indoor garage ($140/mo) The building offers: * experienced on-site

Key facts

• Updated appliances
• Extra storage space
• Outdoor pool

Tags

• MODERN KITCHEN
• UPDATED APPLIANCES
• GRANITE COUNTERTOPS
• FLOOR TO CEILING CLOSETS
• EXTRA STORAGE SPACE
• OUTDOOR POOL

Property features AI

Exterior

• Home design: Built in 1964
• Exterior features: Located in the Asylum Hill neighborhood

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath multifamily listed at $130k.

Deal economics

• At list price, monthly cash flow is $500 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $128k (1.5% 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 fast (+6.7%/yr); 47 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 $1,769/mo this rent would consume 51% of the median local household income ($42k/yr) (locally 2389% 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 $898 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.7% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($128k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $127,951 (1.5% below list)

Questions for the listing agent

1. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 1.36% ✓
• Cap rate: 10.91%
• Cash-on-cash: 16.50%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.73% rent growth · sell at horizon

5-year hold

• IRR: 11.7%
• Equity multiple: 1.49×
• Total profit: $17,715
• Equity at exit: $19,369

10-year hold

• IRR: 23.5%
• Equity multiple: 3.39×
• Total profit: $87,071
• Equity at exit: $11,231

Cash invested: $36,372 (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 06105

• Home prices YoY: -25.6%
• Rents YoY: 6.7%
• Active inventory: 47
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,769 high
• Mortgage (P&I): −$681
• Tax est. 1.5%: −$162 /mo · $1,948/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $500

Break-even live

Break-even rent $1,136

Max offer price $129,900

Occupancy floor 67%

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: $32,475
• Closing costs: $3,897
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Highland St #305 West Hartford, CT	2.0	2.0	1285	$2,800	$2.18	43d	1	0.84mi
KWK III LLC West Hartford, CT	2.0	1.0	—	$1,895	—	21d	1	0.84mi
698 Farmington Ave Apt 208 West Hartford, CT	2.0	1.0	—	$1,895	—	3d	1	0.88mi
50 Fairview St West Hartford, CT	2.0	2.0	3134	$2,500	$0.80	43d	1	0.97mi
711 Farmington Ave West Hartford, CT	1.0–2.0	1.0–1.5	975	$1,650	$1.69	23d	4	0.98mi
415 Prospect Ave Unit 18-B2 Hartford, CT	1.0	1.0	—	$1,700	—	43d	1	0.99mi
41 W Beacon St West Hartford, CT	1.0	1.0	21756	$1,700	$0.08	43d	1	1.09mi
3 Arnoldale Rd West Hartford, CT	1.0–3.0	1.0	1050	$1,895	$1.80	10d	4	1.10mi
1 Park Rd West Hartford, CT	2.0	1.0–2.0	913	$2,720	$2.98	3d	18	1.16mi
34 Park River Dr Hartford, CT	1.0–2.0	1.0	—	$1,454	—	1d	1	1.18mi
786 Farmington Ave Unit 3rd Floor West Hartford, CT	2.0	1.0	1400	$2,300	$1.64	43d	1	1.29mi
29 Crosby St West Hartford, CT	2.0	1.0	1100	$1,950	$1.77	43d	1	1.33mi
800 Farmington Ave Unit 5 West Hartford, CT	1.0	1.0	950	$1,800	$1.89	43d	1	1.36mi
58 Maplewood Ave West Hartford, CT	1.0	1.0	1900	$1,950	$1.03	23d	1	1.36mi
225 Whiting Ln West Hartford, CT	2.0	1.0	1400	$1,850	$1.32	23d	1	1.39mi
1820 Albany Ave West Hartford, CT	1.0	1.0	750	$2,250	$3.00	15d	1	1.39mi
55 Trumbull St Hartford, CT	1.0–2.0	1.0–2.0	1015	$1,280	$1.26	10d	8	1.39mi
251 Whiting Ln Unit 3 West Hartford, CT	1.0	1.0	2734	$1,600	$0.59	23d	1	1.43mi
102 Oakwood Ave West Hartford, CT	1.0	1.0	772	$1,500	$1.94	43d	1	1.44mi
1143 Main St Hartford, CT	3.0	1.0–2.0	962	$2,347	$2.44	2d	203	1.45mi
50 Bretton Rd Unit 3rd Floor West Hartford, CT	1.0	1.0	1023	$1,800	$1.76	23d	1	1.47mi
1630 Main St Hartford, CT	1.0–4.0	1.0–2.0	—	$1,600	—	15d	1	1.49mi

Listing history 17 events

1. 2026-06-18
   days on market $129,900 Active 23 DOM
2. 2026-06-17
   days on market $129,900 Active 22 DOM
3. 2026-06-16
   days on market $129,900 Active 21 DOM
4. 2026-06-15
   days on market $129,900 Active 20 DOM
5. 2026-06-13
   days on market $129,900 Active 18 DOM
6. 2026-06-13
   days on market $129,900 Active 17 DOM
7. 2026-06-10
   days on market $129,900 Active 15 DOM
8. 2026-06-09
   days on market $129,900 Active 14 DOM
9. 2026-06-08
   days on market $129,900 Active 13 DOM
10. 2026-06-07
    days on market $129,900 Active 12 DOM
11. 2026-06-05
    days on market $129,900 Active 9 DOM
12. 2026-06-03
    days on market $129,900 Active 8 DOM
13. 2026-06-02
    days on market $129,900 Active 7 DOM
14. 2026-06-01
    days on market $129,900 Active 6 DOM
15. 2026-05-31
    days on market $129,900 Active 5 DOM
16. 2026-05-26
    listed $129,900 Active
17. 2022-02-03
    price $950

ⓘ 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 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: $21,232
• − Mortgage interest: −$7,276
• − Property taxes: −$1,948
• − Insurance: −$650
• − Repairs & maintenance: −$1,699
• − Management: −$1,699
• − Depreciation: −$3,779
• Taxable income: $4,181
• Est. tax owed @ 24.0%: −$1,004
• After-tax cash flow: $4,997/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): 19,174
• Household income: $41,937
• Rent vs Own: 80.7% rent · 19.3% own
• Severe rent burden: 2389.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Black 39% White 28% Hispanic / Latino 26% Two or more races 14% Asian 2%
• Hispanic origin (detail): Puerto Rican 18% Cuban 1% Dominican 3%
• Common ancestry: Romanian 3% Lithuanian 2% Estonian 1%
• Foreign-born: 20% · Canada, United Kingdom
• Languages at home: 74% English-only · Spanish 18% Other Indo-European 3% French/Haitian/Cajun 2%

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: ▼ -59.58%
• Current HPI: 173.3602
• Rent YoY: ▲ 6.73%
• 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

2 events — show timeline

• 2026-05-26 Listed $129,900 FSBO.com
• 2022-02-03 Price Changed $950 RENT.