1428 Dixwell Ave · Hamden, CT 06514

$589,000

6 bd · 3.0 ba · 3,096 sqft · MultiFamily · 34 Days on market

Built 1925 7,405 sqft lot $190/sqft · at area comps Est $566k · at est.

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Why this score? — see what drove the C 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 +23.7/30.0
• DSCR +7.6/10.0
• 1% rule +6.2/10.0
• ARV discount +5.6/15.0
• 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

Prime 3-Family Mixed-Use Investment Opportunity with Ample Parking!!! Discover the perfect blend of residential comfort and commercial potential in this well-maintained 3-family mixed-use property. Ideally situated in a high-visibility location, this building offers two spacious residential units plus a versatile ground-floor commercial space-ideal for retail, office, or service-based businesses. Property Highlights: Unit 1 (Commercial): Street-level storefront with large display windows, excellent foot traffic, and flexible layout to suit a variety of business needs. Unit 2 & Unit 3 (Residential): Bright, well-appointed apartments with generous living areas, updated kitchens, and w

Key facts

• Ample parking
• Flexible layout
• Updated kitchens

Tags

• AMPLE PARKING
• STREET-LEVEL STOREFRONT
• LARGE DISPLAY WINDOWS
• FLEXIBLE LAYOUT
• UPDATED KITCHENS
• FULL BASEMENT FOR STORAGE

Property features AI

Finance

• Financial info: Property listed as multi-family for sale

Exterior

• Parking: Space for 8 vehicles
• Utilities: Public water connected; Public sewer connected; Natural gas hot water with 40-gallon tank; Heat fuel: electric and natural gas
• Home design: Multi-family property (3-family)
• Construction: Frame construction; Aluminum siding; Asphalt shingle roof; Concrete foundation; White exterior color
• Exterior features: Level lot; Private driveway; Paved off-street parking

Interior

• Bedrooms: 7 total bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Hot water heat; Window air conditioning units
• Interior features: 14 total rooms; Full unfinished basement with hatchway and interior access; Finished walk-up attic
• Laundry & utility: Basement laundry hook-ups; At least one unit has in-unit laundry hook-up

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $589k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive. Per door: $375/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $589k).
• Recommended offer: $571k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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.
• Zoned schools: Hamden High School (math 21% / reading 44%, grade F, #125 of 194 statewide, top 66%, 1,672 students, 39% FRL).
• 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 $6,577/mo this rent would consume 89% 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 $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $165k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($571k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 11y 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 $255k; list at $589k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $571,330 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1925 — 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: 1.12% ✓
• Cap rate: 8.59%
• Cash-on-cash: 8.19%
• DSCR: 1.36
• GRM: 7.5

CMA / ARV

• ARV (median comp): $565,513
• List price: $589,000
• Delta: 4.15%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
75 Concord St	0.14mi	6/3.0	3,016 (-3%)	1mo	$549,000	$182	88
47 Beacon St	0.09mi	7/3.0 (+1)	3,076 (-1%)	10mo	$555,000	$180	81
1492 Dixwell Ave	0.13mi	6/4.0	2,960 (-4%)	8mo	$580,000	$196	76
42 Collins St	0.18mi	5/3.0 (-1)	3,035 (-2%)	12mo	$460,000	$152	73
78 Church St	0.16mi	6/3.0	2,853 (-8%)	10mo	$440,000	$154	71
203 Helen St	0.54mi	6/3.0	3,038 (-2%)	11mo	$550,000	$181	63
106 Helen St	0.46mi	6/2.0	3,103 (+0%)	19mo	$420,000	$135	58
34 Bradley Ave	0.32mi	5/3.0 (-1)	3,283 (+6%)	15mo	$475,000	$145	57
116 Helen St	0.47mi	6/3.0	3,426 (+11%)	9mo	$457,000	$133	53
16-18 3rd St	0.60mi	5/3.0 (-1)	3,116 (+1%)	20mo	$450,000	$144	49
57 North St	0.75mi	6/2.0	2,931 (-5%)	12mo	$412,000	$141	42
207 Helen St	0.54mi	7/3.0 (+1)	2,795 (-10%)	14mo	$540,000	$193	42

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: -2.0%
• Equity multiple: 0.92×
• Total profit: $-12,843
• Equity at exit: $87,822

10-year hold

• IRR: 9.3%
• Equity multiple: 1.77×
• Total profit: $127,418
• Equity at exit: $50,926

Cash invested: $164,920 (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: 22.4×

Monthly cashflow live

• Estimated rent: $6,577 high
• Mortgage (P&I): −$3,089
• Tax est. 1.5%: −$736 /mo · $8,835/yr
• Insurance: −$245
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,381
• Net cashflow: $1,125

Break-even live

Break-even rent $5,152

Max offer price $589,000

Occupancy floor 78%

Sensitivity live

Price	-10% $1,532	-5% $1,329	+0% $1,125	+5% $922	+10% $718
Rent	-10% $606	-5% $866	+0% $1,125	+5% $1,385	+10% $1,645
Rate	-1.0pp $1,422	-0.5pp $1,275	base $1,125	+0.5pp $973	+1.0pp $817

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$6,576
Total (3 units)			$6,577

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: $147,250
• Closing costs: $17,670
• Reserves months: —
• Total cash needed: —

Listing history 34 events

1. 2026-06-18
   days on market $589,000 Active 34 DOM
2. 2026-06-17
   days on market $589,000 Active 33 DOM
3. 2026-06-16
   days on market $589,000 Active 32 DOM
4. 2026-06-15
   days on market $589,000 Active 31 DOM
5. 2026-06-14
   days on market $589,000 Active 29 DOM
6. 2026-06-13
   days on market $589,000 Active 28 DOM
7. 2026-06-10
   days on market $589,000 Active 26 DOM
8. 2026-06-09
   days on market $589,000 Active 25 DOM
9. 2026-06-08
   days on market $589,000 Active 24 DOM
10. 2026-06-07
    days on market $589,000 Active 23 DOM
11. 2026-06-05
    days on market $589,000 Active 20 DOM
12. 2026-06-03
    days on market $589,000 Active 19 DOM
13. 2026-06-03
    days on market $589,000 Active 18 DOM
14. 2026-06-01
    days on market $589,000 Active 17 DOM
15. 2026-05-31
    days on market $589,000 Active 16 DOM
16. 2026-05-15
    listed $589,000 Active 1220-char remark
17. 2024-06-01
    historical
18. 2023-08-18
    listed $440,000 Active
19. 2021-04-25
    historical
20. 2021-02-23
    historical Under Contract - Continue to Show
21. 2021-02-05
    price $309,900
22. 2020-11-19
    listed $319,900 Active
23. 2018-07-13
    soldstatus $255,000 Closed
24. 2018-06-12
    historical
25. 2018-04-20
    historical Under Contract - Continue to Show
26. 2018-04-13
    listed $239,900 Active
27. 2017-10-30
    historical
28. 2017-04-03
    listed $279,900
29. 2016-07-31
    historical
30. 2016-04-14
    listed $309,000
31. 2015-11-30
    historical
32. 2015-08-13
    listed $329,900
33. 2015-07-14
    historical
34. 2015-01-13
    listed $349,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $78,924
• − Mortgage interest: −$32,993
• − Property taxes: −$8,835
• − Insurance: −$2,945
• − Repairs & maintenance: −$6,314
• − Management: −$6,314
• − Depreciation: −$17,135
• Taxable income: $4,388
• Est. tax owed @ 24.0%: −$1,053
• After-tax cash flow: $12,451/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

+68.3% since first listed

19 events — show timeline

• 2026-05-15 Listed $589,000 Smart MLS
• 2024-06-01 Listing Removed — Smart MLS
• 2023-08-18 Listed $440,000 Smart MLS
• 2021-04-25 Listing Removed — Smart MLS
• 2021-02-23 Contingent — Smart MLS
• 2021-02-05 Price Changed $309,900 Smart MLS
• 2020-11-19 Listed $319,900 Smart MLS
• 2018-07-13 Sold (MLS) $255,000 Smart MLS
• 2018-06-12 Listing Removed — Smart MLS
• 2018-04-20 Contingent — Smart MLS
• 2018-04-13 Listed $239,900 Smart MLS
• 2017-10-30 Listing Removed — Smart MLS
• 2017-04-03 Listed $279,900 Smart MLS
• 2016-07-31 Listing Removed — Smart MLS
• 2016-04-14 Listed $309,000 Smart MLS
• 2015-11-30 Listing Removed — Smart MLS
• 2015-08-13 Listed $329,900 Smart MLS
• 2015-07-14 Listing Removed — Smart MLS
• 2015-01-13 Listed $349,900 Smart MLS