16-20 Townley St Unit D2 · Hartford, CT 06105

$95,000

1 bd · 1.0 ba · 600 sqft · Condo · 17 Days on market

Built 1928 Good condition $158/sqft · 143% above area $301/mo HOA · 18% of rent

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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 +29.9/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +3.8/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming & freshly updated, this 1 BR & 1 BA condo at 16 Townley Street is located in the Historic Townley Street Condominium Complex. This quiet, unique castle like brick & stucco building in Asylum Hill is just 2 short blocks from St Francis Hospital, near Asylum & Farmington Ave.'s and a quick ride downtown or to the highways. Unit D2 is at the end of the hallway for added privacy and is thoughtfully laid out with exposed brick walls in the MBR & Living Room. Boasting BRAND NEW carpeting, fresh paint throughout and other kitchen, bath and lighting updates that include newer electric stove, water heater, modern ceiling fan, range hood and more. In addition to the unit's front door there's a rear door off the kitchen for easy access to the parking lot where you have 1 reserved space. There's a common laundry room in the basement that is well maintained as well as a private store bin assigned to D2. This adorable condominium has low HOA fees, is well managed and permits pets. Make this your home or add it to your investment portfolio!

Key facts

• Near hospitals
• Laundry room access
• Near shopping

Tags

• LAUNDRY ROOM ACCESS
• NEAR DOWNTOWN HARTFORD
• NEAR HOSPITALS
• NEAR COLLEGES
• NEAR SHOPPING
• NEAR RESTAURANTS

Property features AI

Finance

• Other: Pets allowed with restrictions — check with condo association; Part of a 33-unit building
• HOA & community: Monthly HOA fee ($301) covering grounds maintenance, trash pickup, snow removal and water; Has homeowners association

Exterior

• Parking: Off-street assigned parking in parking lot (1 space)
• Utilities: Public water; Public sewer
• Home design: Condominium; Unit in Townley Street complex
• Construction: Brick construction
• Exterior features: Brick siding; Level lot

Interior

• Kitchen: Electric cooktop; Refrigerator; Dishwasher
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Radiant heating (electric)
• Interior features: Ceiling fans; Shared full basement with storage
• Laundry & utility: Coin-operated common laundry in lower level; Laundry room on lower level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $95k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).
• Recommended offer: $94k (1.5% 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: Rents rising fast (+6.7%/yr); 47 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• At $1,659/mo this rent would consume 47% of the median local household income ($42k/yr) (locally 2389% 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 $657 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.7% rent growth), your $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

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 $93,575 (1.5% below list)

Questions for the listing agent

1. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.75% ✓
• Cap rate: 10.75%
• Cash-on-cash: 15.93%
• DSCR: 1.71
• GRM: 4.8

CMA / ARV

• ARV (median comp): $39,076
• List price: $95,000
• Delta: 143.12%
• Verdict: OVERPRICED
• Comps: 4 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.73% rent growth · sell at horizon

5-year hold

• IRR: 12.3%
• Equity multiple: 1.52×
• Total profit: $13,760
• Equity at exit: $14,165

10-year hold

• IRR: 24.7%
• Equity multiple: 3.65×
• Total profit: $70,411
• Equity at exit: $8,214

Cash invested: $26,600 (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 06105

• Home prices YoY: -25.6%
• Rents YoY: 6.7%
• Active inventory: 47
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,659 high
• Mortgage (P&I): −$498
• Tax est. 1.5%: −$119 /mo · $1,425/yr
• Insurance: −$40
• HOA: −$301
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $353

Break-even live

Break-even rent $1,212

Max offer price $95,000

Occupancy floor 74%

Sensitivity live

Price	-10% $419	-5% $386	+0% $353	+5% $320	+10% $287
Rent	-10% $222	-5% $288	+0% $353	+5% $419	+10% $484
Rate	-1.0pp $401	-0.5pp $377	base $353	+0.5pp $328	+1.0pp $303

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: $23,750
• Closing costs: $2,850
• 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	$1,280	$1.26	11d	8	1.09mi
1143 Main St Hartford, CT	3.0	1.0–2.0	962	$2,347	$2.44	3d	203	1.10mi
1212 Main St Hartford, CT	2.0	1.0–2.0	766	$2,396	$3.13	3d	18	1.19mi
100 Wells St Hartford, CT	2.0	1.0–1.5	950	$1,840	$1.94	24d	1	1.22mi
21 Temple St Hartford, CT	4.0	1.0–2.5	836	$1,189	$1.42	11d	8	1.24mi
20 Front St Hartford, CT	1.0	1.0	663	$2,135	$3.22	4d	15	1.41mi
250 Main St Hartford, CT	1.0–2.0	1.0–2.0	725	$1,800	$2.48	24d	4	1.42mi
1820 Albany Ave West Hartford, CT	1.0	1.0	750	$2,250	$3.00	17d	1	1.49mi

HOA detail condo

• Monthly dues: $301 · $3,612/yr
• Likely covers: waterelectric
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 1 events

1. 2026-05-11
   listed $95,000 Active 356-char remark

ⓘ 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: $19,907
• − Mortgage interest: −$5,321
• − Property taxes: −$1,425
• − Insurance: −$475
• − Repairs & maintenance: −$1,593
• − Management: −$1,593
• − HOA: −$3,612
• − Depreciation: −$2,764
• Taxable income: $3,125
• Est. tax owed @ 24.0%: −$750
• After-tax cash flow: $3,486/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 · 14 photos

Good 75/100 Cosmetic rehab

This well-maintained 1BR, 1BA condo in Townley Street Condos is in good condition with minor repairs and maintenance needed. It offers a great opportunity for investors and first-time buyers seeking affordable and convenient living.

Repairs flagged

• Minor Kitchen countertops — Worn appearance suggests minor wear and tear.
• Minor Bathroom tile — Some discoloration and minor stains are visible.
• Minor Exterior discoloration — Some discoloration on the brick exterior is visible.
• Minor Carpet — Some wear and scuffing is visible on the carpeting.
• Minor Paint scuffing — Some scuffing is visible on the interior walls.
• Minor Window cleaning — Some windows may need cleaning to remove dirt and grime.
• Minor Landscaping trimming — Some shrubs may need trimming to maintain curb appeal.

Value-add opportunities

• Both Paint freshening — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Countertop replacement — New countertops can improve functionality and aesthetics in the kitchen.
• Both Tile replacement — Fresh tile can improve the bathroom's appearance and functionality.
• Both Exterior cleaning — A thorough cleaning can enhance the home's curb appeal and exterior condition.
• Both Carpet cleaning — Clean carpet can improve the home's interior condition and reduce allergens.
• Both HVAC maintenance — Regular maintenance can improve the HVAC system's efficiency and reduce energy costs.
• Both Landscaping maintenance — Regular maintenance can improve the home's curb appeal and landscaping condition.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Worn appearance suggests minor wear and tear.	Minor	$500–3,000
Bathroom tile · Some discoloration and minor stains are visible.	Minor	$500–3,000
Exterior discoloration · Some discoloration on the brick exterior is visible.	Minor	$500–3,000
Carpet · Some wear and scuffing is visible on the carpeting.	Minor	$500–3,000
Paint scuffing · Some scuffing is visible on the interior walls.	Minor	$500–3,000
Window cleaning · Some windows may need cleaning to remove dirt and grime.	Minor	$500–3,000
Landscaping trimming · Some shrubs may need trimming to maintain curb appeal.	Minor	$500–3,000
Total estimated repair cost · 7 items		$3,500–21,000

Value-add ROI direction

• Both Paint freshening — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Countertop replacement — New countertops can improve functionality and aesthetics in the kitchen. ↑
• Both Tile replacement — Fresh tile can improve the bathroom's appearance and functionality. ↑
• Both Exterior cleaning — A thorough cleaning can enhance the home's curb appeal and exterior condition. ↑
• Both Carpet cleaning — Clean carpet can improve the home's interior condition and reduce allergens. ↑
• Both HVAC maintenance — Regular maintenance can improve the HVAC system's efficiency and reduce energy costs. ↑
• Both Landscaping maintenance — Regular maintenance can improve the home's curb appeal and landscaping condition. ↑

ⓘ 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
• County: Hartford County · 754,208 people
• City population: 121,162
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 19,174
• Household income: $41,937
• Rent vs Own: 80.7% rent · 19.3% own
• Severe rent burden: 2389.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Black 39% White 28% Hispanic / Latino 26% Two or more races 14% Asian 2%
• Hispanic origin (detail): Puerto Rican 18% Cuban 1% Dominican 3%
• Common ancestry: Romanian 3% Lithuanian 2% Estonian 1%
• Foreign-born: 20% · Canada, United Kingdom
• Languages at home: 74% English-only · Spanish 18% Other Indo-European 3% French/Haitian/Cajun 2%

Political lean MEDSL · Capitol

• 2024 margin: Strong D (+21.9) · D 60.1% · R 38.2% · Other 1.7%
• All cycles: 2024: D+21.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.58%
• Current HPI: 173.3602
• Rent YoY: ▲ 6.73%
• Metro: Hartford-East Hartford-Middletown, 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

+15.2% since first listed

7 events — show timeline

• 2026-05-28 Pending — Smart MLS
• 2026-05-11 Listed $95,000 Smart MLS
• 2024-07-17 Sold (MLS) $84,500 Smart MLS
• 2024-06-29 Pending — Smart MLS
• 2024-06-21 Relisted — Smart MLS
• 2024-06-10 Listing Removed — Smart MLS
• 2024-06-03 Listed $82,500 Smart MLS