175 Mill Pond Rd #214 · North Haven, CT 06514

$175,000

2 bd · 1.5 ba · 977 sqft · Condo public records · 89 Days on market

Built 1985 $179/sqft · at area comps Est $170k · at est. $495/mo HOA · 23% of rent

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Why this score? — see what drove the D 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 +11.2/30.0
• 1% rule +7.2/10.0
• ARV discount +6.0/15.0
• Livability +3.9/5.0
• Rent growth +3.7/5.0
• DSCR +3.3/10.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready and well cared for 2 bedroom, 1.5 bath condominium conveniently located near major highways, shopping, and local amenities. A tiled foyer welcomes you into a bright open concept living and dining area featuring wall-to-wall carpeting and sliding doors that lead to a private deck, ideal for relaxing or entertaining. The home features a tiled kitchen with cabinetry and a stylish tile backsplash, offering both functionality and modern appeal. Generous closet and storage space is available throughout the unit. Additional highlights include a carport and one assigned parking space. The monthly common charges include hot and cold water and access to the community in-ground pool, adding to the convenience and value of this property.

Key facts

• Private deck
• Open concept living
• Tiled kitchen

Tags

• TILED FOYER
• OPEN CONCEPT LIVING
• PRIVATE DECK
• TILED KITCHEN
• TILE BACKSPLASH
• GENEROUS CLOSET

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $-68 ($-818/yr) — negative.
• To cash-flow at today's rent, offer at most $163k (6.9% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $163k (6.9% below list) — sets the bar for cash-flow.
• Cap rate 5.8% vs local median 4.2% 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.
• Market conditions: Rents rising fast (+4.6%/yr); 105 active listings in the ZIP; 17 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y 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 $88k; list at $175k implies a 98% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.
• 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 $162,959 (6.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 1.22% ✓
• Cap rate: 5.83%
• Cash-on-cash: -1.67%
• DSCR: 0.93
• GRM: 6.8

CMA / ARV

• ARV (median comp): $169,520
• List price: $175,000
• Delta: 3.23%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -16.2%
• Equity multiple: 0.41×
• Total profit: $-28,801
• Equity at exit: $26,093

10-year hold

• IRR: -3.9%
• Equity multiple: 0.71×
• Total profit: $-14,206
• Equity at exit: $15,131

Cash invested: $49,000 (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 06514

• Rents YoY: 4.6%
• Active inventory: 105
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,143 high
• Mortgage (P&I): −$918
• Tax from tax record: −$275 /mo · $3,303/yr
• Insurance: −$73
• HOA: −$495
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $-68

Break-even live

Break-even rent $2,229

Max offer price $162,959

Occupancy floor 98%

Sensitivity live

Price	-10% $31	-5% $-19	+0% $-68	+5% $-118	+10% $-167
Rent	-10% $-237	-5% $-153	+0% $-68	+5% $16	+10% $101
Rate	-1.0pp $20	-0.5pp $-24	base $-68	+0.5pp $-114	+1.0pp $-160

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
175 Mill Pond Rd #102 Hamden, CT	2.0	1.5	900	$1,900	$2.11	4d	1	0.04mi
175 Mill Pond Rd #324 Hamden, CT	2.0	1.5	977	$1,900	$1.94	20d	1	0.04mi
100 Town Walk Dr Hamden, CT	1.0–3.0	1.0–2.0	1064	$2,464	$2.32	3d	36	0.21mi
1800 Aspen Glen Dr Hamden, CT	1.0–2.0	1.0–2.0	997	$2,705	$2.71	3d	5	0.40mi
69 Rentell Rd Hamden, CT	2.0	1.0	1008	$2,900	$2.88	3d	1	0.45mi
2 Skiff St Hamden, CT	1.0–2.0	1.0	928	$2,045	$2.20	3d	3	0.75mi
925 Mix Ave Hamden, CT	2.0	1.0–1.5	830	$3,025	$3.64	3d	3	0.75mi
905 Mix Ave Hamden, CT	1.0	1.0	836	$1,850	$2.21	45d	4	0.82mi
2405 Whitney Ave Hamden, CT	2.0	1.5	930	$2,225	$2.39	45d	1	0.82mi
165 Towne House Rd Unit 165 Hamden, CT	1.0	1.0	631	$1,650	$2.61	45d	1	0.86mi
865 Mix Ave Hamden, CT	1.0–2.0	1.0–2.0	1028	$2,645	$2.57	3d	5	0.88mi
835 E Mix Ave Unit 6413 Hamden, CT	1.0	1.0	850	$1,900	$2.24	45d	1	0.94mi
75 Washington Ave Hamden, CT	1.0	1.0	677	$1,600	$2.36	3d	2	1.04mi
75 Washington Ave Unit 2-317 Hamden, CT	2.0	2.0	992	$1,950	$1.97	45d	1	1.04mi
720 Mix Ave #303 Hamden, CT	2.0	2.0	956	$2,200	$2.30	3d	1	1.11mi
676 Mix Ave Hamden, CT	2.0	1.0–2.0	810	$2,200	$2.72	3d	1	1.28mi
1 Kaye Plz Hamden, CT	1.0	1.0	660	$1,750	$2.65	3d	1	1.29mi

HOA detail condo

• Monthly dues: $495 · $5,940/yr
• Likely covers: waterpoolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 35 events

1. 2026-06-21
   days on market $175,000 Active 89 DOM
2. 2026-06-18
   days on market $175,000 Active 86 DOM
3. 2026-06-17
   days on market $175,000 Active 85 DOM
4. 2026-06-16
   days on market $175,000 Active 84 DOM
5. 2026-06-15
   days on market $175,000 Active 83 DOM
6. 2026-06-14
   days on market $175,000 Active 81 DOM
7. 2026-06-13
   days on market $175,000 Active 80 DOM
8. 2026-06-10
   days on market $175,000 Active 78 DOM
9. 2026-06-09
   days on market $175,000 Active 77 DOM
10. 2026-06-08
    days on market $175,000 Active 76 DOM
11. 2026-06-07
    days on market $175,000 Active 75 DOM
12. 2026-06-05
    days on market $175,000 Active 72 DOM
13. 2026-06-03
    days on market $175,000 Active 71 DOM
14. 2026-06-03
    days on market $175,000 Active 70 DOM
15. 2026-06-01
    days on market $175,000 Active 69 DOM
16. 2026-05-31
    days on market $175,000 Active 68 DOM
17. 2026-05-02
    price $175,000 751-char remark

    Show marketing remark (751 chars)

    Move-in ready and well cared for 2 bedroom, 1.5 bath condominium conveniently located near major highways, shopping, and local amenities. A tiled foyer welcomes you into a bright open concept living and dining area featuring wall-to-wall carpeting and sliding doors that lead to a private deck, ideal for relaxing or entertaining. The home features a tiled kitchen with cabinetry and a stylish tile backsplash, offering both functionality and modern appeal. Generous closet and storage space is available throughout the unit. Additional highlights include a carport and one assigned parking space. The monthly common charges include hot and cold water and access to the community in-ground pool, adding to the convenience and value of this property.

18. 2026-04-18
    status Active 751-char remark

    Show marketing remark (751 chars)

    Move-in ready and well cared for 2 bedroom, 1.5 bath condominium conveniently located near major highways, shopping, and local amenities. A tiled foyer welcomes you into a bright open concept living and dining area featuring wall-to-wall carpeting and sliding doors that lead to a private deck, ideal for relaxing or entertaining. The home features a tiled kitchen with cabinetry and a stylish tile backsplash, offering both functionality and modern appeal. Generous closet and storage space is available throughout the unit. Additional highlights include a carport and one assigned parking space. The monthly common charges include hot and cold water and access to the community in-ground pool, adding to the convenience and value of this property.

19. 2026-04-03
    status Under Contract 751-char remark

    Show marketing remark (751 chars)

    Move-in ready and well cared for 2 bedroom, 1.5 bath condominium conveniently located near major highways, shopping, and local amenities. A tiled foyer welcomes you into a bright open concept living and dining area featuring wall-to-wall carpeting and sliding doors that lead to a private deck, ideal for relaxing or entertaining. The home features a tiled kitchen with cabinetry and a stylish tile backsplash, offering both functionality and modern appeal. Generous closet and storage space is available throughout the unit. Additional highlights include a carport and one assigned parking space. The monthly common charges include hot and cold water and access to the community in-ground pool, adding to the convenience and value of this property.

20. 2026-03-09
    historical $1,950

    Show marketing remark (751 chars)

    Move-in ready and well cared for 2 bedroom, 1.5 bath condominium conveniently located near major highways, shopping, and local amenities. A tiled foyer welcomes you into a bright open concept living and dining area featuring wall-to-wall carpeting and sliding doors that lead to a private deck, ideal for relaxing or entertaining. The home features a tiled kitchen with cabinetry and a stylish tile backsplash, offering both functionality and modern appeal. Generous closet and storage space is available throughout the unit. Additional highlights include a carport and one assigned parking space. The monthly common charges include hot and cold water and access to the community in-ground pool, adding to the convenience and value of this property.

21. 2026-03-09
    listed $170,000 Active 751-char remark

    Show marketing remark (751 chars)

    Move-in ready and well cared for 2 bedroom, 1.5 bath condominium conveniently located near major highways, shopping, and local amenities. A tiled foyer welcomes you into a bright open concept living and dining area featuring wall-to-wall carpeting and sliding doors that lead to a private deck, ideal for relaxing or entertaining. The home features a tiled kitchen with cabinetry and a stylish tile backsplash, offering both functionality and modern appeal. Generous closet and storage space is available throughout the unit. Additional highlights include a carport and one assigned parking space. The monthly common charges include hot and cold water and access to the community in-ground pool, adding to the convenience and value of this property.

22. 2025-12-10
    listed $1,950
23. 2024-09-24
    historical $1,900
24. 2024-09-10
    listed $1,900
25. 2020-01-02
    soldstatus $88,300
26. 2019-12-30
    soldstatus $88,300 Closed 585-char remark

    Show marketing remark (585 chars)

    Move In Ready, Well Cared for 2 Bedroom, 1.5 Bath Condo conveniently located to major highways. As you enter the condo there is a tiled foyer that leads to an open concept living room & dining room w/ wall to wall carpeting. Off the living room/dining area are sliders leading to a deck. This condo features a remodeled tiled kitchen w/newer cabinets & tiled backsplash. There are a lot of closet/storage space throughout the condo. Car port & 1 assigned parking spot. Included in the common charges are an in ground pool, cold & hot water. Also for Rent MLS# 170241274

27. 2019-12-11
    status Under Contract 585-char remark

    Show marketing remark (585 chars)

    Move In Ready, Well Cared for 2 Bedroom, 1.5 Bath Condo conveniently located to major highways. As you enter the condo there is a tiled foyer that leads to an open concept living room & dining room w/ wall to wall carpeting. Off the living room/dining area are sliders leading to a deck. This condo features a remodeled tiled kitchen w/newer cabinets & tiled backsplash. There are a lot of closet/storage space throughout the condo. Car port & 1 assigned parking spot. Included in the common charges are an in ground pool, cold & hot water. Also for Rent MLS# 170241274

28. 2019-10-11
    historical Under Contract - Continue to Show 585-char remark

    Show marketing remark (585 chars)

    Move In Ready, Well Cared for 2 Bedroom, 1.5 Bath Condo conveniently located to major highways. As you enter the condo there is a tiled foyer that leads to an open concept living room & dining room w/ wall to wall carpeting. Off the living room/dining area are sliders leading to a deck. This condo features a remodeled tiled kitchen w/newer cabinets & tiled backsplash. There are a lot of closet/storage space throughout the condo. Car port & 1 assigned parking spot. Included in the common charges are an in ground pool, cold & hot water. Also for Rent MLS# 170241274

29. 2019-09-30
    listed $89,000 Active 585-char remark

    Show marketing remark (585 chars)

    Move In Ready, Well Cared for 2 Bedroom, 1.5 Bath Condo conveniently located to major highways. As you enter the condo there is a tiled foyer that leads to an open concept living room & dining room w/ wall to wall carpeting. Off the living room/dining area are sliders leading to a deck. This condo features a remodeled tiled kitchen w/newer cabinets & tiled backsplash. There are a lot of closet/storage space throughout the condo. Car port & 1 assigned parking spot. Included in the common charges are an in ground pool, cold & hot water. Also for Rent MLS# 170241274

30. 2016-01-26
    historical
31. 2015-12-29
    listed $95,000
32. 2015-08-25
    soldstatus $55,000
33. 2015-08-24
    soldstatus $55,000
34. 2015-08-06
    historical
35. 2015-07-06
    listed $64,500

ⓘ 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: $3,303 · $275/mo
• Projected year-2 tax: $3,524 · $294/mo
• Expected delta: +$221/yr (+$18/mo · 6.7%)

ⓘ 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 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: $25,712
• − Mortgage interest: −$9,803
• − Property taxes: −$3,303
• − Insurance: −$875
• − Repairs & maintenance: −$2,057
• − Management: −$2,057
• − HOA: −$5,940
• − Depreciation: −$5,091
• Taxable loss: −$3,413
• Est. tax savings @ 24.0%: +$819
• After-tax cash flow: $1/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 — 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

+171.3% since first listed

19 events — show timeline

• 2026-05-02 Price Changed $175,000 Smart MLS
• 2026-04-18 Relisted — Smart MLS
• 2026-04-03 Pending — Smart MLS
• 2026-03-09 Rental Removed $1,950 REDFIN
• 2026-03-09 Listed $170,000 Smart MLS
• 2025-12-10 Listed for Rent $1,950 REDFIN
• 2024-09-24 Rental Removed $1,900 SMARTMLS
• 2024-09-10 Listed for Rent $1,900 SMARTMLS
• 2020-01-02 Sold (Public Records) $88,300 Public Records
• 2019-12-30 Sold (MLS) $88,300 Smart MLS
• 2019-12-11 Pending — Smart MLS
• 2019-10-11 Contingent — Smart MLS
• 2019-09-30 Listed $89,000 Smart MLS
• 2016-01-26 Listing Removed — Smart MLS
• 2015-12-29 Listed $95,000 Smart MLS
• 2015-08-25 Sold (Public Records) $55,000 Public Records
• 2015-08-24 Sold (MLS) $55,000 Smart MLS
• 2015-08-06 Listing Removed — Smart MLS
• 2015-07-06 Listed $64,500 Smart MLS

Property tax history

+2.3%/yr

Latest (2023): $3,303 · +1.6% YoY. Source: county tax records.