110 Dickerman St · Quinnipiac University, CT 06518

$419,900

5 bd · 3.5 ba · 2,826 sqft · MultiFamily public records · 340 Days on market

Built 1974 8,712 sqft lot $149/sqft · at area comps Est $424k · at est.

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Why this score? — see what drove the F 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 +8.7/30.0
• ARV discount +7.9/15.0
• 1% rule +3.6/10.0
• Schools +3.3/10.0
• Rent growth +2.6/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Endless potential awaits at 110 Dickerman St in the heart of Hamden! Featuring a brand-new roof and siding, this property is already off to a strong start. Originally being transformed into a single-family home, this space offers the perfect blank canvas for those with vision. Whether you're an investor, contractor, or person looking to add your own personal touch, this home presents a unique opportunity to design, expand, or reimagine to your taste. With room to grow and customize, the possibilities are endless. Conveniently located near shopping, dining, and major routes-don't miss your chance to turn this property into your dream project!

Key facts

• New siding
• New roof
• 8,712 sq ft lot

Tags

• NEW ROOF
• NEW SIDING

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath multifamily listed at $420k.

Deal economics

• At list price, monthly cash flow is $-351 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $358k (14.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $362k (13.8% below list).
• Recommended offer: $358k (14.8% below list) — sets the bar for cash-flow.
• Cap rate 5.3% vs local median 3.7% in Quinnipiac University — 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: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• 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 flat; 84 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 12d 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).
• This rent runs 41% of the median local income ($107k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 340 days — a 12% lower offer ($370k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

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 $357,813 (14.8% 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 340 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.86% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.59%
• DSCR: 0.84
• GRM: 9.7

CMA / ARV

• ARV (median comp): $423,744
• List price: $419,900
• Delta: -0.91%
• Verdict: FAIR
• Comps: 7 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.33% rent growth · sell at horizon

5-year hold

• IRR: -25.6%
• Equity multiple: 0.15×
• Total profit: $-99,651
• Equity at exit: $62,608

10-year hold

• IRR: -35.2%
• Equity multiple: -0.29×
• Total profit: $-151,438
• Equity at exit: $36,305

Cash invested: $117,572 (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 06518

• Rents YoY: 0.3%
• Active inventory: 84
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $3,618 medium
• Mortgage (P&I): −$2,202
• Tax from tax record: −$833 /mo · $9,997/yr
• Insurance: −$175
• HOA: −$0
• Vacancy / Maint / Mgmt: −$760
• Net cashflow: $-351

Break-even live

Break-even rent $4,063

Max offer price $357,813

Occupancy floor —

Sensitivity live

Price	-10% $-114	-5% $-233	+0% $-351	+5% $-470	+10% $-589
Rent	-10% $-637	-5% $-494	+0% $-351	+5% $-209	+10% $-66
Rate	-1.0pp $-140	-0.5pp $-245	base $-351	+0.5pp $-460	+1.0pp $-571

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: $104,975
• Closing costs: $12,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5 Sunnyside Ave Hamden, CT	4.0	2.0	2700	$3,500	$1.30	3d	1	0.32mi
95 Riverside Dr Hamden, CT	5.0	2.0	2167	$4,195	$1.94	20d	1	0.70mi
33 Greenes Ridge Rd Hamden, CT	4.0	2.0	2600	$3,400	$1.31	11d	1	0.83mi

Listing history 22 events

1. 2026-06-21
   days on market $419,900 Active 340 DOM
2. 2026-06-18
   days on market $419,900 Active 337 DOM
3. 2026-06-17
   days on market $419,900 Active 336 DOM
4. 2026-06-16
   days on market $419,900 Active 335 DOM
5. 2026-06-15
   days on market $419,900 Active 334 DOM
6. 2026-06-14
   days on market $419,900 Active 332 DOM
7. 2026-06-13
   days on market $419,900 Active 331 DOM
8. 2026-06-10
   days on market $419,900 Active 329 DOM
9. 2026-06-09
   days on market $419,900 Active 328 DOM
10. 2026-06-08
    days on market $419,900 Active 327 DOM
11. 2026-06-07
    days on market $419,900 Active 326 DOM
12. 2026-06-05
    days on market $419,900 Active 323 DOM
13. 2026-06-03
    days on market $419,900 Active 322 DOM
14. 2026-06-03
    days on market $419,900 Active 321 DOM
15. 2026-06-01
    days on market $419,900 Active 320 DOM
16. 2026-05-31
    days on market $419,900 Active 319 DOM
17. 2026-03-14
    price $419,900 649-char remark

    Show marketing remark (649 chars)

    Endless potential awaits at 110 Dickerman St in the heart of Hamden! Featuring a brand-new roof and siding, this property is already off to a strong start. Originally being transformed into a single-family home, this space offers the perfect blank canvas for those with vision. Whether you're an investor, contractor, or person looking to add your own personal touch, this home presents a unique opportunity to design, expand, or reimagine to your taste. With room to grow and customize, the possibilities are endless. Conveniently located near shopping, dining, and major routes-don't miss your chance to turn this property into your dream project!

18. 2025-07-16
    listed $429,900 Active 649-char remark

    Show marketing remark (649 chars)

    Endless potential awaits at 110 Dickerman St in the heart of Hamden! Featuring a brand-new roof and siding, this property is already off to a strong start. Originally being transformed into a single-family home, this space offers the perfect blank canvas for those with vision. Whether you're an investor, contractor, or person looking to add your own personal touch, this home presents a unique opportunity to design, expand, or reimagine to your taste. With room to grow and customize, the possibilities are endless. Conveniently located near shopping, dining, and major routes-don't miss your chance to turn this property into your dream project!

19. 2025-07-10
    historical
20. 2025-07-10
    historical
21. 2025-06-08
    listed $419,000 Active
22. 2025-06-08
    listed $419,000 Active

ⓘ 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: $9,997 · $833/mo
• Projected year-2 tax: $9,997 · $833/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 16 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: $43,422
• − Mortgage interest: −$23,521
• − Property taxes: −$9,997
• − Insurance: −$2,100
• − Repairs & maintenance: −$3,474
• − Management: −$3,474
• − Depreciation: −$12,215
• Taxable loss: −$11,359
• Est. tax savings @ 24.0%: +$2,726
• After-tax cash flow: $-1,491/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 — Quinnipiac University

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: New Haven County · 688,236 people
• Metro: New Haven-Milford, CT
• Population (ZIP): 20,126
• Household income: $106,692
• Rent vs Own: 39.3% rent · 60.7% own
• Severe rent burden: 692.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 15% Hispanic / Latino 7% Asian 6% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 2% Dominican 1%
• Common ancestry: Romanian 4% Hispanic 2% Scotch-Irish 2%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 86% English-only · Spanish 4% French/Haitian/Cajun 2% Other Indo-European 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: ▼ -166.95%
• Current HPI: 227.7908
• Rent YoY: ▲ 0.33%
• 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

+0.2% since first listed

6 events — show timeline

• 2026-03-14 Price Changed $419,900 Smart MLS
• 2025-07-16 Listed $429,900 Smart MLS
• 2025-07-10 Listing Removed — Smart MLS
• 2025-07-10 Listing Removed — Smart MLS
• 2025-06-08 Listed $419,000 Smart MLS
• 2025-06-08 Listed $419,000 Smart MLS

Property tax history

+3.6%/yr

Latest (2023): $9,997 · +1.6% YoY. Source: county tax records.