1400 Hartford Tpke #5 · North Haven, CT 06473

$319,900

2 bd · 2.0 ba · 1,376 sqft · Condo public records · 53 Days on market

Built 1984 $300/mo HOA · 10% 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 +11.0/30.0
• ARV discount +7.5/15.0
• Schools +5.2/10.0
• 1% rule +4.1/10.0
• Livability +3.9/5.0
• DSCR +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ground floor ranch unit, Two bed room two bath unit. all good sized rooms unit has a garage, Large Dinning room Living room combination with fire place. Solarium off living room and nice windows for natural light. Low taxes and common charges make it easy living..... come on by

Key facts

• $300 HOA
• Garage
• Built 1984

Property features AI

Finance

• HOA & community: Homeowners association with monthly fee; Association fee covers grounds maintenance, trash pickup, snow removal and property management; Pets allowed per HOA guidelines; Professional off-site property management

Exterior

• Parking: Attached garage; Paved driveway; 2 total parking spaces
• Utilities: Public water connected; Public sewer connected
• Home design: Condominium (unit on first floor, end unit); Part of Georgetown Estate complex; Yellow exterior color
• Construction: Frame, brick and concrete construction
• Exterior features: Vinyl siding; Secluded lot

Interior

• Kitchen: Oven/Range; Range Hood; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms (all on main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Natural gas hot water (30 gallon tank); Hot air heating (natural gas)
• Interior features: Cable available; Bath grab bars; One fireplace
• Laundry & utility: Washer and Dryer on main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $320k.

Deal economics

• At list price, monthly cash flow is $-137 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $296k (7.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $290k (9.4% below list).
• Recommended offer: $290k (9.4% below list) — sets the bar for 1% rule.
• Cap rate 5.8% 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-.
• North Haven School District (suburban): math 49% / reading 64% proficiency, ranked #55 of 153 in CT (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Green Acres Elementary School (math 57% / reading 67%, grade B, #137 of 553 statewide, top 28%, 421 students, 26% FRL); North Haven Middle School (math 45% / reading 68%, grade B, #59 of 175 statewide, top 34%, 724 students, 22% FRL); North Haven High School (math 41% / reading 64%, grade C-, #79 of 194 statewide, top 40%, 921 students, 25% FRL) — zoned schools average 24% FRL vs 8% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 78 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($310k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y 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 $149k; list at $320k implies a 115% gain — meaningful room to come down on a strong offer.

Recommended offer $289,753 (9.4% 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 53 days. Have you received any prior offers? Is the seller open to a 9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.91% ✗
• Cap rate: 5.78%
• Cash-on-cash: -1.84%
• DSCR: 0.92
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -19.3%
• Equity multiple: 0.33×
• Total profit: $-60,387
• Equity at exit: $47,698

10-year hold

• IRR: -11.8%
• Equity multiple: 0.30×
• Total profit: $-63,104
• Equity at exit: $27,659

Cash invested: $89,572 (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 06473

• Active inventory: 78
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,898 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$315 /mo · $3,782/yr
• Insurance: −$133
• HOA: −$300
• Vacancy / Maint / Mgmt: −$608
• Net cashflow: $-137

Break-even live

Break-even rent $3,071

Max offer price $295,698

Occupancy floor 100%

Sensitivity live

Price	-10% $44	-5% $-46	+0% $-137	+5% $-228	+10% $-318
Rent	-10% $-366	-5% $-251	+0% $-137	+5% $-23	+10% $92
Rate	-1.0pp $24	-0.5pp $-56	base $-137	+0.5pp $-220	+1.0pp $-304

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1400 Hartford Tpke #10 North Haven, CT	3.0	2.0	1295	$2,990	$2.31	45d	1	0.03mi
1298 Hartford Tpke North Haven, CT	2.0	2.0	1118	$2,925	$2.62	13d	2	0.35mi
100 Avalon Haven Dr North Haven, CT	1.0–3.0	1.0–2.0	1009	$2,600	$2.58	16d	5	0.42mi
23 Maiden Ln North Haven, CT	2.0	1.5	879	$2,662	$3.03	4d	6	0.85mi
75 Washington Ave Unit 2-317 Hamden, CT	2.0	2.0	992	$1,950	$1.97	45d	1	0.94mi
2405 Whitney Ave Hamden, CT	2.0	1.5	930	$2,225	$2.39	46d	1	1.18mi
56 Edgewood Ave Unit 56 Hamden, CT	2.0	1.5	1260	$3,000	$2.38	45d	1	1.19mi
27 Melrose Ave Hamden, CT	3.0	1.0	1822	$3,500	$1.92	46d	1	1.29mi
65 Buell St North Haven, CT	3.0	1.5	1288	$3,595	$2.79	13d	1	1.45mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-05-19
   status Under Contract
2. 2026-04-16
   historical Under Contract - Continue to Show
3. 2026-03-28
   listed $319,900 Active
4. 2026-03-25
   historical $319,900
5. 2018-06-25
   soldstatus $149,000 Closed 278-char remark

   Show marketing remark (278 chars)

   Ground floor ranch unit, Two bed room two bath unit. all good sized rooms unit has a garage, Large Dinning room Living room combination with fire place. Solarium off living room and nice windows for natural light. Low taxes and common charges make it easy living..... come on by

6. 2018-05-31
   historical 278-char remark

   Show marketing remark (278 chars)

   Ground floor ranch unit, Two bed room two bath unit. all good sized rooms unit has a garage, Large Dinning room Living room combination with fire place. Solarium off living room and nice windows for natural light. Low taxes and common charges make it easy living..... come on by

7. 2018-05-17
   status Under Contract 278-char remark

   Show marketing remark (278 chars)

   Ground floor ranch unit, Two bed room two bath unit. all good sized rooms unit has a garage, Large Dinning room Living room combination with fire place. Solarium off living room and nice windows for natural light. Low taxes and common charges make it easy living..... come on by

8. 2018-04-05
   listed $155,000 Active 278-char remark

   Show marketing remark (278 chars)

   Ground floor ranch unit, Two bed room two bath unit. all good sized rooms unit has a garage, Large Dinning room Living room combination with fire place. Solarium off living room and nice windows for natural light. Low taxes and common charges make it easy living..... come on by

9. 2000-09-29
   soldstatus $135,000 208-char remark

   Show marketing remark (208 chars)

   Desirable move in condition first floor end unit ranch with attached garage. Spacious 2 bedrooms, 2 full baths, new carpeting throughout. Built-ins, skylights,and fireplace in living room. Ample closet space.

10. 2000-08-16
    listed $136,900 208-char remark

    Show marketing remark (208 chars)

    Desirable move in condition first floor end unit ranch with attached garage. Spacious 2 bedrooms, 2 full baths, new carpeting throughout. Built-ins, skylights,and fireplace in living room. Ample closet space.

ⓘ 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: $3,782 · $315/mo
• Projected year-2 tax: $5,314 · $443/mo
• Expected delta: +$1,532/yr (+$128/mo · 40.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $34,770
• − Mortgage interest: −$17,919
• − Property taxes: −$3,782
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,782
• − Management: −$2,782
• − HOA: −$3,600
• − Depreciation: −$9,306
• Taxable loss: −$7,000
• Est. tax savings @ 24.0%: +$1,680
• After-tax cash flow: $36/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: North Haven School District
• NCES district ID: 0903030
• Math proficiency: 49% ▼ -12.00%
• Reading proficiency: 64% ▼ -8.00%
• Median HH income: $85,727
• Composite: 51.53/100
• National rank: #1714
• State rank: #55 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

• Census place: North Haven, CT
• City population: 24,527
• Population (ZIP): 24,527

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 7% Asian 7% Two or more races 6% Black 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Romanian 7% Lithuanian 2% Scotch-Irish 1%
• Foreign-born: 11% · China, South Korea, Canada
• Languages at home: 86% English-only · Other Indo-European 4% Spanish 3% Chinese 2%

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: ▼ -294.57%
• Current HPI: 168.0717
• Rent YoY: —
• Metro: —
• 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

+133.7% since first listed

10 events — show timeline

• 2026-05-19 Pending — Smart MLS
• 2026-04-16 Contingent — Smart MLS
• 2026-03-28 Listed $319,900 Smart MLS
• 2026-03-25 Coming Soon $319,900 Smart MLS
• 2018-06-25 Sold (MLS) $149,000 Smart MLS
• 2018-05-31 Listing Removed — Smart MLS
• 2018-05-17 Pending — Smart MLS
• 2018-04-05 Listed $155,000 Smart MLS
• 2000-09-29 Sold (MLS) $135,000 Smart MLS
• 2000-08-16 Listed $136,900 Smart MLS

Property tax history

+0.0%/yr

Latest (2023): $3,782 · +6.3% YoY. Source: county tax records.