16-20 Townley St Unit G3 · Hartford, CT 06154

$118,500

2 bd · 1.0 ba · 620 sqft · Condo · 251 Days on market

Built 1928 Good condition $191/sqft · 203% above area $304/mo HOA · 13% of rent ↓ 1% since listing

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.0/10.0
• Condition / age +4.0/5.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Why rent when you can own? Come take a look at this beautifully renovated 2 bedroom, 1 bath unit. Step into the charming brick building and you will find gleaming hardwood floors and an updated kitchen with granite countertops, SS appliances and fresh flooring. The bathroom has sleek tile and a modern feel. Nothing to do but move right in! With easy access to St. Francis Hospital, downtown Hartford and West Hartford - this condo is perfectly located for easy living. Great investment opportunity as well!

Key facts

• Ss appliances
• Updated kitchen
• Brick building

Tags

• RENOVATED UNIT
• BRICK BUILDING
• HARDWOOD FLOORS
• UPDATED KITCHEN
• GRANITE COUNTERTOPS
• SS APPLIANCES

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $118k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $682 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $118k).
• Recommended offer: $104k (12.0% 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: 1 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 11d on market — plan ~1-2 weeks tenant-placement turnaround); 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($819 loan paydown + $4k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 251 days — a 12% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 2 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

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• 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 $104,280 (12.0% below list)

Questions for the listing agent

1. It's been on market 251 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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. 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: 1.93% ✓
• Cap rate: 13.20%
• Cash-on-cash: 24.68%
• DSCR: 2.10
• GRM: 4.3

CMA / ARV

• ARV (median comp): $39,075
• List price: $118,500
• Delta: 203.27%
• Verdict: OVERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 30.9%
• Equity multiple: 2.75×
• Total profit: $57,953
• Equity at exit: $53,283

10-year hold

• IRR: 31.3%
• Equity multiple: 5.39×
• Total profit: $145,727
• Equity at exit: $82,115

Cash invested: $33,180 (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 06154

• Active inventory: 1
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $2,285 high
• Mortgage (P&I): −$621
• Tax est. 1.5%: −$148 /mo · $1,778/yr
• Insurance: −$49
• HOA: −$304
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $682

Break-even live

Break-even rent $1,421

Max offer price $118,500

Occupancy floor 65%

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: $29,625
• Closing costs: $3,555
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55 Trumbull St Hartford, CT	1.0–2.0	1.0–2.0	1015	$1,995	$1.97	10d	8	1.09mi
1143 Main St Hartford, CT	3.0	1.0–2.0	962	$2,994	$3.11	3d	203	1.10mi
1212 Main St Hartford, CT	2.0	1.0–2.0	766	$3,027	$3.95	3d	18	1.19mi
100 Wells St Hartford, CT	2.0	1.0–1.5	950	$2,250	$2.37	24d	1	1.22mi
21 Temple St Hartford, CT	4.0	1.0–2.5	836	$1,532	$1.83	10d	8	1.24mi
20 Front St Hartford, CT	1.0	1.0	663	$2,135	$3.22	3d	15	1.41mi
250 Main St Hartford, CT	1.0–2.0	1.0–2.0	725	$2,000	$2.76	24d	4	1.42mi
1820 Albany Ave West Hartford, CT	1.0	1.0	750	$2,250	$3.00	16d	1	1.49mi

HOA detail condo

• Monthly dues: $304 · $3,648/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $118,500 Active 251 DOM
2. 2026-06-17
   days on market $118,500 Active 250 DOM
3. 2026-06-16
   days on market $118,500 Active 249 DOM
4. 2026-06-15
   days on market $118,500 Active 248 DOM
5. 2026-06-13
   days on market $118,500 Active 246 DOM
6. 2026-06-13
   days on market $118,500 Active 245 DOM
7. 2026-06-10
   days on market $118,500 Active 243 DOM
8. 2026-06-09
   days on market $118,500 Active 242 DOM
9. 2026-06-08
   days on market $118,500 Active 241 DOM
10. 2026-06-07
    days on market $118,500 Active 240 DOM
11. 2026-06-05
    days on market $118,500 Active 237 DOM
12. 2026-06-03
    days on market $118,500 Active 236 DOM
13. 2026-06-02
    days on market $118,500 Active 235 DOM
14. 2026-06-01
    days on market $118,500 Active 234 DOM
15. 2026-05-31
    days on market $118,500 Active 233 DOM
16. 2026-01-13
    price $118,500 508-char remark

    Show marketing remark (508 chars)

    Why rent when you can own? Come take a look at this beautifully renovated 2 bedroom, 1 bath unit. Step into the charming brick building and you will find gleaming hardwood floors and an updated kitchen with granite countertops, SS appliances and fresh flooring. The bathroom has sleek tile and a modern feel. Nothing to do but move right in! With easy access to St. Francis Hospital, downtown Hartford and West Hartford - this condo is perfectly located for easy living. Great investment opportunity as well!

17. 2025-10-21
    status Active 508-char remark

    Show marketing remark (508 chars)

    Why rent when you can own? Come take a look at this beautifully renovated 2 bedroom, 1 bath unit. Step into the charming brick building and you will find gleaming hardwood floors and an updated kitchen with granite countertops, SS appliances and fresh flooring. The bathroom has sleek tile and a modern feel. Nothing to do but move right in! With easy access to St. Francis Hospital, downtown Hartford and West Hartford - this condo is perfectly located for easy living. Great investment opportunity as well!

18. 2025-10-17
    historical Under Contract - Continue to Show 508-char remark

    Show marketing remark (508 chars)

    Why rent when you can own? Come take a look at this beautifully renovated 2 bedroom, 1 bath unit. Step into the charming brick building and you will find gleaming hardwood floors and an updated kitchen with granite countertops, SS appliances and fresh flooring. The bathroom has sleek tile and a modern feel. Nothing to do but move right in! With easy access to St. Francis Hospital, downtown Hartford and West Hartford - this condo is perfectly located for easy living. Great investment opportunity as well!

19. 2025-10-10
    listed $120,000 Active 508-char remark

    Show marketing remark (508 chars)

    Why rent when you can own? Come take a look at this beautifully renovated 2 bedroom, 1 bath unit. Step into the charming brick building and you will find gleaming hardwood floors and an updated kitchen with granite countertops, SS appliances and fresh flooring. The bathroom has sleek tile and a modern feel. Nothing to do but move right in! With easy access to St. Francis Hospital, downtown Hartford and West Hartford - this condo is perfectly located for easy living. Great investment opportunity as well!

ⓘ 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: $27,421
• − Mortgage interest: −$6,638
• − Property taxes: −$1,778
• − Insurance: −$592
• − Repairs & maintenance: −$2,194
• − Management: −$2,194
• − HOA: −$3,648
• − Depreciation: −$3,447
• Taxable income: $6,931
• Est. tax owed @ 24.0%: −$1,663
• After-tax cash flow: $6,524/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 · 12 photos

Good 80/100 Cosmetic rehab

This beautifully renovated 2-bedroom, 1-bath unit in a charming brick building is move-in ready with updated kitchen and bathroom. It offers easy access to St. Francis Hospital, downtown Hartford, and West Hartford, making it a great investment opportunity.

Value-add opportunities

• Both Painting the exterior brick — Enhances curb appeal and can increase both resale and rental value
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior brick — Enhances curb appeal and can increase both resale and rental value ↑
• Both Landscaping improvements — Enhances curb appeal and can increase both resale and rental value ↑

ⓘ 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: 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

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

-1.2% since first listed

4 events — show timeline

• 2026-01-13 Price Changed $118,500 Smart MLS
• 2025-10-21 Relisted — Smart MLS
• 2025-10-17 Contingent — Smart MLS
• 2025-10-10 Listed $120,000 Smart MLS