106 Oakwood Ave Unit B3 · West Hartford, CT 06119

$174,900

2 bd · 1.0 ba · 891 sqft · Condo public records · 9 Days on market

Built 1964 $592/mo HOA · 27% of rent

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Why this score? — see what drove the D 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 +9.0/30.0
• ARV discount +7.5/15.0
• 1% rule +7.3/10.0
• Schools +5.6/10.0
• Livability +4.0/5.0
• Rent growth +3.8/5.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Gorgeous! One will fall in love with this 2 bedroom apt, hardwood floors throughout except in the freshly remodelled kitchen and bath (remodelled in the summer of 07) with tile floors & beautiful new cabinets. This condo also features a spacious balcony! 1 Car parkingg assigned, 1 unasigned. No pets!

Key facts

• Near shopping
• Near restaurants
• Near parks

Tags

• GENEROUS CLOSET SPACE
• LOW-MAINTENANCE LIVING
• WELL-ESTABLISHED COMMUNITY
• NEAR SHOPPING
• NEAR RESTAURANTS
• NEAR PARKS

Property features AI

Finance

• Other: Part of Twin Oaks complex; 20 total units in building/complex
• HOA & community: Homeowners association with monthly fee; HOA fee includes grounds maintenance, trash pickup, snow removal, heat, hot water, water, sewer, and property management

Exterior

• Parking: Paved off-street assigned parking (1 space)
• Utilities: Public water connected; Public sewer connected; Natural gas hot water (domestic); Natural gas heat fuel
• Home design: Condominium (Condo/Co-Op for sale); Unit is an end unit; Located on 2nd floor; 3 levels in unit
• Construction: Frame and brick construction
• Exterior features: Brick siding; Covered deck; Lightly wooded, level lot

Interior

• Kitchen: Oven/Range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heat (natural gas); Wall unit cooling
• Interior features: Open floor plan; Full unfinished shared basement with concrete floor
• Laundry & utility: Coin-operated common laundry in lower level (basement); Laundry located in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $175k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (14.0% below list).
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $150k (14.0% below list) — sets the bar for cash-flow.
• Cap rate 5.3% vs local median 3.3% in West Hartford — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 79/100 on livability (#27 in CT, #1,989 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime B+; Watch: amenities F, cost of living F.
• West Hartford School District (urban): math 56% / reading 67% proficiency, ranked #39 of 153 in CT (top 26%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Smith School (math 57% / reading 62%, grade B-, #159 of 553 statewide, top 31%, 344 students, 47% FRL); King Philip Middle School (math 53% / reading 69%, grade B+, #41 of 175 statewide, top 25%, 815 students, 26% FRL); Hall High School (math 62% / reading 82%, grade B+, #14 of 194 statewide, top 8%, 1,408 students, 20% FRL) — zoned schools average 31% FRL vs 16% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.4%/yr); 39 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 25y 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 $120k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $150,499 (14.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1964 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.23% ✓
• Cap rate: 5.35%
• Cash-on-cash: -3.38%
• DSCR: 0.85
• GRM: 6.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 5.37% rent growth · sell at horizon

5-year hold

• IRR: -17.6%
• Equity multiple: 0.36×
• Total profit: $-31,451
• Equity at exit: $26,078

10-year hold

• IRR: -3.8%
• Equity multiple: 0.71×
• Total profit: $-14,320
• Equity at exit: $15,122

Cash invested: $48,972 (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 06119

• Rents YoY: 5.4%
• Active inventory: 39
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,157 high
• Mortgage (P&I): −$917
• Tax from tax record: −$260 /mo · $3,122/yr
• Insurance: −$73
• HOA: −$592
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-138

Break-even live

Break-even rent $2,332

Max offer price $150,499

Occupancy floor —

Sensitivity live

Price	-10% $-39	-5% $-89	+0% $-138	+5% $-188	+10% $-237
Rent	-10% $-309	-5% $-223	+0% $-138	+5% $-53	+10% $32
Rate	-1.0pp $-50	-0.5pp $-94	base $-138	+0.5pp $-183	+1.0pp $-230

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
102 Oakwood Ave West Hartford, CT	1.0	1.0	772	$1,500	$1.94	45d	1	0.04mi
106 Kane St West Hartford, CT	1.0–2.0	1.0–2.0	966	$2,300	$2.38	4d	18	0.15mi
136 Kane St Unit C5 West Hartford, CT	1.0	1.0	750	$1,700	$2.27	17d	1	0.16mi
29 Crosby St West Hartford, CT	2.0	1.0	1100	$1,950	$1.77	45d	1	0.16mi
140 Kane St Unit C1 West Hartford, CT	2.0	2.0	1062	$1,900	$1.79	4d	1	0.20mi
90 Kane St Unit A4 West Hartford, CT	1.0	1.0	750	$1,600	$2.13	45d	1	0.22mi
1 Park Rd West Hartford, CT	2.0	1.0–2.0	913	$3,647	$3.99	5d	18	0.34mi
109 Caya Ave West Hartford, CT	2.0	1.5	1078	$2,600	$2.41	5d	1	0.36mi
43 Caya Ave West Hartford, CT	1.0–2.0	1.0	775	$1,859	$2.40	13d	6	0.41mi
387 Quaker Ln S West Hartford, CT	2.0	1.0	1050	$2,400	$2.29	45d	1	0.43mi
366 Park Rd Unit C3 West Hartford, CT	1.0	1.0	750	$1,495	$1.99	5d	1	0.46mi
3 Arnoldale Rd West Hartford, CT	1.0–3.0	1.0	1050	$2,390	$2.28	12d	4	0.75mi
711 Farmington Ave West Hartford, CT	1.0–2.0	1.0–1.5	975	$1,950	$2.00	25d	4	0.76mi
48 Elm Dr West Hartford, CT	2.0	1.5	966	$2,600	$2.69	17d	1	0.78mi
800 Farmington Ave Unit 5 West Hartford, CT	1.0	1.0	950	$1,800	$1.89	45d	1	0.83mi
843 Farmington Ave Unit 773-A2 West Hartford, CT	2.0	1.0	987	$1,988	$2.01	45d	1	0.86mi
843 Farmington Ave West Hartford, CT	1.0–2.0	1.0	842	$2,000	$2.38	3d	8	0.86mi
843 Farmington Ave Unit 839-C2 West Hartford, CT	1.0	1.0	750	$1,731	$2.31	45d	1	0.86mi
843 Farmington Ave Unit 577-11 West Hartford, CT	1.0	1.0	580	$1,562	$2.69	25d	1	0.86mi
843 Farmington Ave Unit 839-C4 West Hartford, CT	2.0	1.0	850	$1,974	$2.32	45d	1	0.86mi
843 Farmington Ave Unit 771-15 West Hartford, CT	2.0	1.0	934	$1,807	$1.93	45d	1	0.86mi
20 Outlook Ave West Hartford, CT	1.0–2.0	1.0	1118	$3,000	$2.68	25d	2	0.90mi
950 Trout Brook Dr West Hartford, CT	1.0–3.0	1.0–2.5	1071	$4,460	$4.16	45d	1	0.94mi
893 Farmington Ave Unit 2F West Hartford, CT	1.0	1.0	910	$2,050	$2.25	45d	1	0.96mi
890 Farmington Ave Unit 890D West Hartford, CT	2.0	1.0	840	$2,200	$2.62	45d	1	0.99mi
888 Farmington Ave Unit D West Hartford, CT	1.0	1.0	641	$1,850	$2.89	17d	1	1.00mi
15 Dinah Rd Unit 317 West Hartford, CT	2.0	2.0	938	$3,840	$4.09	45d	1	1.04mi
15 Dinah Rd Unit 207 West Hartford, CT	1.0	1.0	600	$2,500	$4.17	25d	1	1.04mi
15 Dinah Rd Unit 219 West Hartford, CT	2.0	2.0	900	$3,850	$4.28	23d	1	1.04mi
15 Dinah Rd Unit 302 West Hartford, CT	1.0	1.0	600	$2,500	$4.17	45d	1	1.04mi
53 Robin Rd Unit B1 West Hartford, CT	2.0	1.0	696	$1,800	$2.59	3d	1	1.08mi
920 Farmington Ave West Hartford, CT	1.0–2.0	1.0–2.0	900	$4,505	$5.01	45d	14	1.09mi
50 Bretton Rd Unit 3rd Floor West Hartford, CT	1.0	1.0	1023	$1,800	$1.76	25d	1	1.09mi
115 S Main St West Hartford, CT	2.0	1.0–1.5	1028	$2,750	$2.67	45d	3	1.17mi
115 S Main St Unit B11 West Hartford, CT	2.0	1.5	1057	$2,750	$2.60	45d	1	1.17mi
38 N Main St West Hartford, CT	1.0	1.0	700	$1,900	$2.71	45d	1	1.26mi
42 N Main St West Hartford, CT	1.0	1.0–1.5	735	$1,875	$2.55	45d	1	1.28mi
26 Schoolhouse Dr #204 West Hartford, CT	2.0	1.0	865	$2,800	$3.24	46d	1	1.42mi
124 Mayflower St West Hartford, CT	3.0	1.0	843	$2,650	$3.14	45d	1	1.49mi
124 Mayflower St West Hartford, CT	3.0	1.0	1025	$2,650	$2.59	25d	1	1.49mi

HOA detail condo

• Monthly dues: $592 · $7,104/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-19
   status $174,900 Under Contract 9 DOM
2. 2026-06-18
   days on market $174,900 Active 9 DOM
3. 2026-06-17
   days on market $174,900 Active 8 DOM
4. 2026-06-16
   days on market $174,900 Active 7 DOM
5. 2026-06-15
   days on market $174,900 Active 6 DOM
6. 2026-06-13
   days on market $174,900 Active 4 DOM
7. 2026-06-10
   remarks 698-char remark
8. 2026-06-10
   listed $174,900 Active 1 DOM

ⓘ 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: $3,122 · $260/mo
• Projected year-2 tax: $3,432 · $286/mo
• Expected delta: +$310/yr (+$26/mo · 9.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,885
• − Mortgage interest: −$9,797
• − Property taxes: −$3,122
• − Insurance: −$874
• − Repairs & maintenance: −$2,071
• − Management: −$2,071
• − HOA: −$7,104
• − Depreciation: −$5,088
• Taxable loss: −$4,242
• Est. tax savings @ 24.0%: +$1,018
• After-tax cash flow: $-639/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: West Hartford School District
• NCES district ID: 0904920
• Math proficiency: 56% ▼ -6.00%
• Reading proficiency: 67% ▼ -5.00%
• Median HH income: $85,173
• Composite: 55.64/100
• National rank: #1228
• State rank: #39 of 153 in CT

Livability — West Hartford

• Score: 79/100
• State rank: #27
• US rank: #1989

Category grades

Amenities F Commute C+ Cost of living F Crime B+ Employment A+ Housing A+ Health & safety B+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Hartford, CT
• County: Hartford County · 754,208 people
• City population: 63,441
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 14,793
• Household income: $99,688
• Rent vs Own: 56.1% rent · 43.9% own
• Severe rent burden: 652.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 11% Black 11% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 4%
• Common ancestry: Romanian 4% Lithuanian 3% Italian 3%
• Foreign-born: 15% · Canada, Jamaica
• Languages at home: 78% English-only · Spanish 9% Other Indo-European 7% Russian/Polish/Slavic 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: ▼ -240.37%
• Current HPI: 174.078
• Rent YoY: ▲ 5.37%
• 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

+206.8% since first listed

10 events — show timeline

• 2026-06-08 Listed $174,900 Smart MLS
• 2008-05-06 Sold (Public Records) $120,000 Public Records
• 2008-05-05 Sold (MLS) $120,000 Smart MLS
• 2007-10-15 Listed $122,000 Smart MLS
• 2007-01-26 Sold (Public Records) $115,000 Public Records
• 2007-01-25 Sold (MLS) $115,000 Smart MLS
• 2006-11-09 Listed $119,900 Smart MLS
• 2001-04-30 Sold (Public Records) $52,000 Public Records
• 2001-04-30 Sold (MLS) $49,750 Smart MLS
• 2001-03-05 Listed $57,000 Smart MLS

Property tax history

+3.4%/yr

Latest (2025): $3,122 · +5.7% YoY. Source: county tax records.