34 Helen St · Hamden, CT 06514

$449,900

6 bd · 3.0 ba · 2,640 sqft · MultiFamily public records · 47 Days on market

Built 1930 4,791 sqft lot $170/sqft · 15% below area Est $491k · 8% under

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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 +27.4/30.0
• ARV discount +11.2/15.0
• DSCR +9.6/10.0
• 1% rule +8.0/10.0
• Rent growth +3.7/5.0
• Schools +3.3/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Investors opportunity!! Spacious 3-Family Property in Hamden. Each unit offers well-appointed living space with separate utilities, making management simple and efficient. The property features 2 bedrooms, living room, kitchen and bath, in each unit, with hardwood floors throughout. Located in a desirable neighborhood close to schools, shopping, and public transportation, this property has excellent rental history and low vacancy. Ample off-street parking, a private yard, and additional storage in the basement add to its appeal. Strong cash flow potential- A turnkey opportunity for the savvy investor.

Key facts

• Separate utilities
• 3-family property
• Private yard

Tags

• 3-FAMILY PROPERTY
• SEPARATE UTILITIES
• HARDWOOD FLOORS
• AMPLE OFF-STREET PARKING
• PRIVATE YARD
• ADDITIONAL STORAGE

Property features AI

Exterior

• Parking: Driveway; 4 total parking spaces
• Utilities: Public water connected; Public sewer connected; Natural gas service
• Home design: Multi-family (3-family)
• Construction: Frame construction; Aluminum siding; Block and stone foundation; Asphalt shingle roof; White exterior color
• Exterior features: Level lot; Shed; Awnings; Private driveway

Interior

• Bedrooms: 6 total bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Hot air heating; Natural gas hot water
• Interior features: Full unfinished basement with hatchway; 14 total rooms; Three-family layout (3 units)
• Laundry & utility: Basement laundry hook-ups

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $450k.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $440/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $450k).
• Recommended offer: $436k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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 rising fast (+4.6%/yr); 107 active listings in the ZIP; solid renter incomes; 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 in 5+ unit buildings).
• At $5,854/mo this rent would consume 79% of the median local household income ($89k/yr) (locally 1228% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $126k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($436k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y 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 $175k; list at $450k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 53% 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 $436,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.30% ✓
• Cap rate: 9.81%
• Cash-on-cash: 12.57%
• DSCR: 1.56
• GRM: 6.4

CMA / ARV

• ARV (median comp): $490,779
• List price: $449,900
• Delta: -8.33%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Helen St	0.33mi	7/3.0 (+1)	2,795 (+6%)	14mo	$540,000	$193	58
78 Church St	0.49mi	6/3.0	2,853 (+8%)	10mo	$440,000	$154	55
75 Concord St	0.45mi	6/3.0	3,016 (+14%)	1mo	$549,000	$182	54
57 North St	0.33mi	6/2.0	2,931 (+11%)	12mo	$412,000	$141	52
42 Pine St	0.50mi	6/2.0	2,304 (-13%)	1mo	$470,000	$204	50
42 Collins St	0.25mi	5/3.0 (-1)	3,035 (+15%)	12mo	$460,000	$152	48
53 2nd St	0.23mi	6/3.0	2,250 (-15%)	19mo	$425,000	$189	48
31 Lexington St	0.33mi	7/3.0 (+1)	2,841 (+8%)	22mo	$480,000	$169	48
1492 Dixwell Ave	0.55mi	6/4.0	2,960 (+12%)	8mo	$580,000	$196	43
46 Millis St	0.56mi	5/2.0 (-1)	2,304 (-13%)	10mo	$440,000	$191	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 4.2%
• Equity multiple: 1.17×
• Total profit: $20,956
• Equity at exit: $67,082

10-year hold

• IRR: 15.2%
• Equity multiple: 2.33×
• Total profit: $168,139
• Equity at exit: $38,899

Cash invested: $125,972 (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: 107
• Price-to-rent: 19.2×

Monthly cashflow live

• Estimated rent: $5,854 high
• Mortgage (P&I): −$2,359
• Tax from tax record: −$759 /mo · $9,105/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,229
• Net cashflow: $1,319

Break-even live

Break-even rent $4,184

Max offer price $449,900

Occupancy floor 72%

Sensitivity live

Price	-10% $1,574	-5% $1,446	+0% $1,319	+5% $1,192	+10% $1,064
Rent	-10% $857	-5% $1,088	+0% $1,319	+5% $1,550	+10% $1,782
Rate	-1.0pp $1,546	-0.5pp $1,434	base $1,319	+0.5pp $1,203	+1.0pp $1,084

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$5,853
Total (3 units)			$5,854

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: $112,475
• Closing costs: $13,497
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $449,900 Active 47 DOM
2. 2026-06-17
   days on market $449,900 Active 46 DOM
3. 2026-06-16
   days on market $449,900 Active 45 DOM
4. 2026-06-15
   days on market $449,900 Active 44 DOM
5. 2026-06-14
   days on market $449,900 Active 42 DOM
6. 2026-06-13
   days on market $449,900 Active 41 DOM
7. 2026-06-10
   days on market $449,900 Active 39 DOM
8. 2026-06-09
   days on market $449,900 Active 38 DOM
9. 2026-06-08
   days on market $449,900 Active 37 DOM
10. 2026-06-07
    days on market $449,900 Active 36 DOM
11. 2026-06-05
    days on market $449,900 Active 33 DOM
12. 2026-06-03
    days on market $449,900 Active 32 DOM
13. 2026-06-03
    days on market $449,900 Active 31 DOM
14. 2026-06-01
    days on market $449,900 Active 30 DOM
15. 2026-05-31
    days on market $449,900 Active 29 DOM
16. 2026-05-02
    listed $449,900 Active 609-char remark
17. 2002-12-31
    soldstatus $175,000
18. 2002-12-27
    soldstatus $175,000
19. 2002-10-24
    listed $169,000

ⓘ 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: $9,105 · $759/mo
• Projected year-2 tax: $9,366 · $781/mo
• Expected delta: +$261/yr (+$22/mo · 2.9%)

ⓘ 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 7/10 Severe 7 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% 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: $70,248
• − Mortgage interest: −$25,201
• − Property taxes: −$9,105
• − Insurance: −$2,250
• − Repairs & maintenance: −$5,620
• − Management: −$5,620
• − Depreciation: −$13,088
• Taxable income: $9,364
• Est. tax owed @ 24.0%: −$2,247
• After-tax cash flow: $13,582/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 — Hamden

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

Census & demographics

• County: New Haven County · 688,236 people
• City population: 61,150
• 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

+166.2% since first listed

4 events — show timeline

• 2026-05-02 Listed $449,900 Smart MLS
• 2002-12-31 Sold (Public Records) $175,000 Public Records
• 2002-12-27 Sold (MLS) $175,000 Smart MLS
• 2002-10-24 Listed $169,000 Smart MLS

Property tax history

+4.9%/yr

Latest (2023): $9,105 · +1.6% YoY. Source: county tax records.