70 Huntington Rd #12 · New Haven, CT 06511

$185,000

2 bd · 1.5 ba · 1,044 sqft · Condo · 13 Days on market

Built 1964 Fair condition $440/mo HOA · 20% of rent

---

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 +13.3/30.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• DSCR +4.0/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.0/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Morris cove area. 2 Large bedroom townhouse! Hardwood floors throughout and ceramic tiles in kitchen and bath.

Key facts

• Hardwood floor
• Large closet
• Full basement

Tags

• TOWN HOUSE STYLE CONDO
• FULL BASEMENT
• HARDWOOD FLOOR
• LARGE CLOSET
• EASY ACCESS TO DOWNTOWN
• PUBLIC TRANSPORTATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $185k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-1 ($-8/yr) — negative.
• To cash-flow at today's rent, offer at most $185k (0.1% below list).
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $185k (0.1% below list) — sets the bar for cash-flow.
• Cap rate 6.3% vs local median 4.8% in New 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 79/100 on livability (#31 in CT, #2,190 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment D, crime F.
• New Haven School District (urban): math 12% / reading 25% proficiency, ranked #147 of 153 in CT (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Betsy Ross Arts Magnet School (math 12% / reading 27%, grade F, #161 of 175 statewide, top 93%, 327 students, 70% FRL) — zoned schools at 70% FRL track the district average.
• Market conditions: Rents rising (+2.6%/yr); 140 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 in 5+ unit buildings).
• This rent runs 44% of the median local income ($60k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y 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 $140k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 20% of rent.
• Climate carrying-cost: major wind risk, 56% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $184,901

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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1964 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 1.18% ✓
• Cap rate: 6.29%
• Cash-on-cash: -0.02%
• DSCR: 1.00
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.6% rent growth · sell at horizon

5-year hold

• IRR: -16.7%
• Equity multiple: 0.41×
• Total profit: $-30,590
• Equity at exit: $27,584

10-year hold

• IRR: -9.2%
• Equity multiple: 0.44×
• Total profit: $-29,010
• Equity at exit: $15,995

Cash invested: $51,800 (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 06511

• Home prices YoY: -20.8%
• Rents YoY: 2.6%
• Active inventory: 140
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,174 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$440
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $-1

Break-even live

Break-even rent $2,175

Max offer price $184,901

Occupancy floor 95%

Sensitivity live

Price	-10% $127	-5% $63	+0% $-1	+5% $-65	+10% $-129
Rent	-10% $-172	-5% $-87	+0% $-1	+5% $85	+10% $171
Rate	-1.0pp $92	-0.5pp $46	base $-1	+0.5pp $-49	+1.0pp $-97

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
88 Elizabeth Ann Dr Unit 2R New Haven, CT	1.0	1.0	720	$1,800	$2.50	13d	1	0.13mi
75 Hillside Ave New Haven, CT	3.0	1.0	1200	$2,000	$1.67	16d	1	0.27mi
509 Woodward Ave Unit 509-C New Haven, CT	2.0	1.0	1440	$2,250	$1.56	4d	1	0.35mi
1082 Townsend Ave Unit 1st Floor New Haven, CT	2.0	1.0	1148	$1,800	$1.57	46d	1	0.40mi
70 Main St Unit 1 New Haven, CT	1.0	1.0	1200	$2,100	$1.75	4d	1	0.50mi
35 Main Street Anx New Haven, CT	2.0	1.0	1000	$1,650	$1.65	5d	1	0.51mi
38 Hervey St New Haven, CT	3.0	1.5	1450	$3,400	$2.34	23d	1	0.63mi
330 Fort Hale Rd New Haven, CT	2.0	1.0	1140	$2,200	$1.93	16d	1	0.65mi
111 Fort Hale Rd New Haven, CT	3.0	2.0	1126	$3,200	$2.84	45d	1	0.76mi
57 Elm St East Haven, CT	3.0	2.5	1390	$3,700	$2.66	4d	1	0.87mi
22 Chamberlain St #22 New Haven, CT	2.0	1.5	990	$1,950	$1.97	25d	1	0.94mi
210 Burwell St New Haven, CT	2.0	1.0	900	$1,800	$2.00	16d	1	1.00mi
43 Farren Ave Unit 1 New Haven, CT	2.0	1.0	968	$1,900	$1.96	23d	1	1.02mi
101 Laurel St East Haven, CT	3.0	1.0	1196	$3,000	$2.51	45d	1	1.05mi
241 Quinnipiac Ave New Haven, CT	2.0	1.5	900	$1,995	$2.22	45d	1	1.11mi
22 Edward St East Haven, CT	2.0	1.0	1333	$2,800	$2.10	20d	1	1.12mi
25 Pardee St Unit 2nd Floor New Haven, CT	3.0	1.0	980	$1,900	$1.94	45d	1	1.17mi
33 Mansion St New Haven, CT	2.0	1.0	1100	$2,500	$2.27	5d	1	1.18mi
139 Farren Ave New Haven, CT	2.0	1.0	1500	$1,700	$1.13	46d	1	1.20mi
181 Fairmont Ave New Haven, CT	2.0	1.0	1380	$2,700	$1.96	20d	1	1.20mi
241 Townsend Ave New Haven, CT	2.0	1.5	1208	$3,400	$2.81	4d	1	1.23mi
223 Townsend Ave Unit 2 New Haven, CT	2.0	1.0	1100	$2,900	$2.64	20d	1	1.24mi
173 Farren Ave Unit 3 New Haven, CT	3.0	1.0	800	$2,050	$2.56	25d	1	1.26mi
173 Farren Ave Unit 3 New Haven, CT	3.0	1.0	800	$2,050	$2.56	45d	1	1.26mi
173 Farren Ave New Haven, CT	3.0	1.0	875	$1,850	$2.11	4d	1	1.26mi
85a Hemingway Ave Unit 20 East Haven, CT	1.0	1.5	1064	$2,100	$1.97	45d	1	1.28mi
186 Farren Ave Unit 2 New Haven, CT	2.0	1.0	700	$1,600	$2.29	45d	1	1.29mi
25 Beecher Pl New Haven, CT	3.0	1.5	1414	$2,700	$1.91	45d	1	1.30mi
258 Fairmont Ave Unit 258 New Haven, CT	2.0	1.5	1000	$1,895	$1.90	25d	1	1.34mi
121 Lexington Ave #11 New Haven, CT	2.0	1.5	936	$2,000	$2.14	16d	1	1.39mi
61 Revere St New Haven, CT	1.0	1.0	700	$1,250	$1.79	5d	1	1.43mi
76 Revere St Unit 2L New Haven, CT	2.0	1.0	880	$1,750	$1.99	5d	1	1.43mi
76 Revere St Unit 2R New Haven, CT	2.0	1.0	1000	$1,850	$1.85	25d	1	1.43mi

HOA detail condo

• Monthly dues: $440 · $5,280/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-17
   status $185,000 Under Contract 13 DOM
2. 2026-06-16
   days on market $185,000 Under Contract - Continue to Show 13 DOM
3. 2026-06-15
   days on market $185,000 Under Contract - Continue to Show 12 DOM
4. 2026-06-14
   days on market $185,000 Under Contract - Continue to Show 10 DOM
5. 2026-06-13
   days on market $185,000 Under Contract - Continue to Show 9 DOM
6. 2026-06-10
   days on market $185,000 Under Contract - Continue to Show 7 DOM
7. 2026-06-09
   days on market $185,000 Under Contract - Continue to Show 6 DOM
8. 2026-06-09
   status $185,000 Under Contract - Continue to Show 5 DOM
9. 2026-06-08
   days on market $185,000 Active 5 DOM
10. 2026-06-07
    remarks 548-char remark
11. 2026-06-07
    days on market $185,000 Active 4 DOM
12. 2026-06-05
    remarks 500-char remark
13. 2026-06-02
    remarks 436-char remark
14. 2026-06-02
    listed $185,000 Active 1 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 ≥97°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,093
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$2,087
• − Management: −$2,087
• − HOA: −$5,280
• − Depreciation: −$5,382
• Taxable loss: −$2,806
• Est. tax savings @ 24.0%: +$674
• After-tax cash flow: $665/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 · 1 photo

Fair 40/100 Moderate rehab

The home requires significant repairs and updates to improve its condition and value. The kitchen and bathrooms are in poor condition, and the interior walls and ceiling show significant damage. A comprehensive renovation is needed to bring the home up to a good condition and increase its resale and rental value.

Repairs flagged

• Major Kitchen cabinets — Significant damage and discoloration.
• Major Bathroom fixtures — Significant damage and discoloration.
• Major Tile flooring — Dirty and in poor condition.
• Major Interior walls and ceiling — Significant damage and discoloration.
• Major Paint — Significant damage and discoloration.

Value-add opportunities

• Resale Replace kitchen cabinets and countertops — New cabinets and countertops will significantly improve the kitchen's appearance and functionality.
• Resale Replace bathroom fixtures and tiles — New fixtures and tiles will significantly improve the bathroom's appearance and functionality.
• Resale Paint interior walls and ceiling — Fresh paint will improve the overall appearance of the interior and make the space more inviting.
• Resale Replace flooring — New flooring will improve the overall appearance and functionality of the home.
• Both Replace HVAC system — A new HVAC system will improve the comfort and energy efficiency of the home, benefiting both resale and rental value.
• Both Landscaping and curb appeal — A well-maintained exterior will improve the home's curb appeal and make it more attractive to potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Significant damage and discoloration.	Major	$15,000–50,000
Bathroom fixtures · Significant damage and discoloration.	Major	$15,000–50,000
Tile flooring · Dirty and in poor condition.	Major	$15,000–50,000
Interior walls and ceiling · Significant damage and discoloration.	Major	$15,000–50,000
Paint · Significant damage and discoloration.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale Replace kitchen cabinets and countertops — New cabinets and countertops will significantly improve the kitchen's appearance and functionality. ↑
• Resale Replace bathroom fixtures and tiles — New fixtures and tiles will significantly improve the bathroom's appearance and functionality. ↑
• Resale Paint interior walls and ceiling — Fresh paint will improve the overall appearance of the interior and make the space more inviting. ↑
• Resale Replace flooring — New flooring will improve the overall appearance and functionality of the home. ↑
• Both Replace HVAC system — A new HVAC system will improve the comfort and energy efficiency of the home, benefiting both resale and rental value. ↑
• Both Landscaping and curb appeal — A well-maintained exterior will improve the home's curb appeal and make it more attractive to potential buyers or renters. ↑

ⓘ 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: New Haven School District
• NCES district ID: 0902790
• Math proficiency: 12% ▼ -10.00%
• Reading proficiency: 25% ▼ -10.00%
• Median HH income: $38,058
• Composite: 15.48/100
• National rank: #9308
• State rank: #147 of 153 in CT

Livability — New Haven

• Score: 79/100
• State rank: #31
• US rank: #2190

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Haven, CT
• County: New Haven County · 688,236 people
• City population: 132,813
• Metro: New Haven-Milford, CT
• Population (ZIP): 54,730
• Household income: $59,969
• Rent vs Own: 80.3% rent · 19.7% own
• Severe rent burden: 4999.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Black 34% White 32% Hispanic / Latino 21% Two or more races 8% Asian 7%
• Hispanic origin (detail): Mexican 4% Puerto Rican 10% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 1% Russian 1%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 74% English-only · Spanish 15% Chinese 3% 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: ▼ -86.05%
• Current HPI: 328.1353
• Rent YoY: ▲ 2.60%
• 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

+32.2% since first listed

3 events — show timeline

• 2026-06-01 Listed $185,000 Smart MLS
• 2005-06-15 Sold (MLS) $139,900 Smart MLS
• 2005-04-27 Listed $139,900 Smart MLS