207 Branford St · Hartford, CT 06112

$284,900

3 bd · 1.5 ba · 1,886 sqft · SingleFamily public records · 4 Days on market

Built 1929 6,969 sqft lot $151/sqft · at area comps Est $299k · 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 +14.5/30.0
• Appreciation +10.0/10.0
• ARV discount +9.7/15.0
• DSCR +4.4/10.0
• 1% rule +4.3/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

* * HIGHEST AND BEST TONIGHT (SUNDAY MAY 3) by 7pm * * Nestled in Hartford's desirable Blue Hills neighborhood, where homes rarely become available, 207 Branford Street offers a wonderful opportunity to own a well-maintained home in an established setting. Situated on a level lot, this property's updates include roof, vinyl siding and windows throughout the home. This home features a two-car garage and a backyard perfectly sized for easy maintenance while still offering plenty of space for entertaining. Cooking enthusiasts will appreciate the included outdoor smoker, ideal for gatherings and weekend meals. Inside, the home combines comfort and functionality with updates including replaced

Key facts

• 6,969 sq ft lot
• 2 garage spots
• Built 1929

Property features AI

Exterior

• Parking: Detached 2-car garage; Driveway parking (total 5 parking spaces); Paved surfaces
• Utilities: Public water connected; Public sewer connected; Fuel tank located in basement
• Home design: Single family home
• Construction: Frame construction; Vinyl siding; Asphalt shingle roof; Concrete foundation
• Exterior features: Level lot; Private paved driveway

Interior

• Kitchen: Electric cooktop; Oven/Range; Range hood; Refrigerator; Freezer
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Hot water heating (oil-fired); Window unit cooling; 30-gallon hot water tank; Generator
• Interior features: Security system; One fireplace; Full basement; Walk-up attic; Bonus room; Total of 6 rooms
• Laundry & utility: Laundry in basement (lower level)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $63 ($761/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $264k (7.4% below list).
• Recommended offer: $264k (7.4% below list) — sets the bar for 1% rule.

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: 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.
• Zoned schools: Webster Micro Society Magnet School (math 22% / reading 29%, grade F, #418 of 553 statewide, top 76%, 615 students, 62% FRL); Renzulli Gifted And Talented Academy (math 52% / reading 72%, grade B+, #38 of 175 statewide, top 21%, 119 students, 72% FRL); University High School of Science And Engineering (math 37% / reading 42%, grade F, #107 of 194 statewide, top 56%, 412 students, 66% FRL) — zoned schools average 67% FRL vs 84% district-wide (17 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 42% at this address vs 17% district-wide (+25 pts) — the actual schools serving this property are materially stronger than the Hartford School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 47 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 14d 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 $2,637/mo this rent would consume 71% of the median local household income ($44k/yr) (locally 1466% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $80k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1929 — 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 $263,702 (7.4% below list)

Questions for the listing agent

1. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.93% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.95%
• DSCR: 1.04
• GRM: 9.0

CMA / ARV

• ARV (median comp): $299,347
• List price: $284,900
• Delta: -4.83%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Brookline Ave	0.65mi	4/1.5 (+1)	1,792 (-5%)	20mo	$290,000	$162	40

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.0%
• Equity multiple: 3.00×
• Total profit: $159,274
• Equity at exit: $256,660

10-year hold

• IRR: 22.0%
• Equity multiple: 6.84×
• Total profit: $466,000
• Equity at exit: $553,498

Cash invested: $79,772 (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 06112

• Home prices YoY: 4.9%
• Active inventory: 47
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,637 medium
• Mortgage (P&I): −$1,494
• Tax from tax record: −$407 /mo · $4,885/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$554
• Net cashflow: $63

Break-even live

Break-even rent $2,557

Max offer price $284,900

Occupancy floor 93%

Sensitivity live

Price	-10% $225	-5% $144	+0% $63	+5% $-17	+10% $-98
Rent	-10% $-145	-5% $-41	+0% $63	+5% $168	+10% $272
Rate	-1.0pp $207	-0.5pp $136	base $63	+0.5pp $-10	+1.0pp $-86

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: $71,225
• Closing costs: $8,547
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38 Baltic St Hartford, CT	3.0	1.0	1938	$2,300	$1.19	17d	1	0.57mi
42 Alderwood Dr West Hartford, CT	3.0	1.5	1470	$3,300	$2.24	13d	1	1.19mi
38 Portage Rd West Hartford, CT	4.0	3.0	1842	$3,950	$2.14	3d	1	1.33mi

Listing history 3 events

1. 2026-05-05
   status Under Contract 1455-char remark
2. 2026-05-02
   listed $284,900 Active 1455-char remark
3. 2026-04-27
   historical $284,900 1455-char remark

ⓘ 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: $4,885 · $407/mo
• Projected year-2 tax: $5,491 · $458/mo
• Expected delta: +$606/yr (+$50/mo · 12.4%)

ⓘ 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 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: $31,644
• − Mortgage interest: −$15,959
• − Property taxes: −$4,885
• − Insurance: −$1,424
• − Repairs & maintenance: −$2,532
• − Management: −$2,532
• − Depreciation: −$8,288
• Taxable loss: −$3,975
• Est. tax savings @ 24.0%: +$954
• After-tax cash flow: $1,715/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: 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): 22,333
• Household income: $44,460
• Rent vs Own: 60.4% rent · 39.6% own
• Severe rent burden: 1466.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (68%)
• Race & ethnicity: Black 68% Hispanic / Latino 19% White 9% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 15% Dominican 1%
• Common ancestry: Hispanic 2%
• Foreign-born: 26% · Canada
• Languages at home: 81% English-only · Spanish 14% French/Haitian/Cajun 2% Other Indo-European 1%

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: ▲ 14.58%
• Current HPI: 310.7763
• Rent YoY: —
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-05 Pending — Smart MLS
• 2026-05-02 Listed $284,900 Smart MLS
• 2026-04-27 Coming Soon $284,900 Smart MLS

Property tax history

+4.0%/yr

Latest (2025): $4,885 · +0.0% YoY. Source: county tax records.