322 Hillside Ave · Hartford, CT 06106

$289,900

3 bd · 1.5 ba · 1,321 sqft · SingleFamily public records · 50 Days on market

Built 1927 6,534 sqft lot $219/sqft · 7% below area Est $312k · 7% under

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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).

• ARV discount +10.6/15.0
• Cash flow +9.0/30.0
• Appreciation +5.7/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• 1% rule +2.7/10.0
• DSCR +2.5/10.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

Well-maintained and thoughtfully cared-for home, proudly owned by the same owners for over 30 years. Recent updates include a boiler conversion to natural gas, offering improved efficiency and convenience, as well as a newer asphalt roof less than two years old. The home features generously sized rooms throughout and a clean, dry basement with excellent potential to be finished for additional living space.

Key facts

• Newer asphalt roof
• Clean dry basement
• 6,534 sq ft lot

Tags

• NEWER ASPHALT ROOF
• CLEAN DRY BASEMENT

Property features AI

Exterior

• Parking: Detached garage; Private paved asphalt driveway; Off-street parking; Driveway parking; 2 total parking spaces; 1 garage space
• Utilities: Public water connected; Public sewer connected; Natural gas service; Storm windows; Thermopane windows
• Home design: Single-family home; Frame construction; Beige exterior; Asphalt shingle roof
• Construction: Concrete foundation; Vinyl siding
• Exterior features: Sidewalk; Garden area; Open lot

Interior

• Kitchen: Range hood
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Hot water/radiator heating; Natural gas hot water
• Interior features: Cable available; Full basement with interior access and concrete floor; Attic accessible via hatch
• Laundry & utility: Washer included; Laundry room on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-228 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (13.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (22.9% below list).
• Recommended offer: $224k (22.9% 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: 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 (+2.4%/yr); 62 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• At $2,235/mo this rent would consume 58% of the median local household income ($46k/yr) (locally 3400% 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 $6k of equity ($2k loan paydown + $4k appreciation (1.4% local appreciation)).
• By year 6, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $70k; list at $290k implies a 314% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1927 — 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 $223,542 (22.9% 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. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 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: 0.77% ✗
• Cap rate: 5.35%
• Cash-on-cash: -3.38%
• DSCR: 0.85
• GRM: 10.8

CMA / ARV

• ARV (median comp): $311,670
• List price: $289,900
• Delta: -6.98%
• Verdict: FAIR
• Comps: 20 within 2.0 mi

Projected returns pro-forma

1.38% appreciation · 2.37% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.94×
• Total profit: $-5,140
• Equity at exit: $104,670

10-year hold

• IRR: 3.2%
• Equity multiple: 1.40×
• Total profit: $32,353
• Equity at exit: $143,619

Cash invested: $81,172 (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 06106

• Home prices YoY: 0.4%
• Rents YoY: 2.4%
• Active inventory: 62
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $2,235 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$353 /mo · $4,239/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$469
• Net cashflow: $-228

Break-even live

Break-even rent $2,524

Max offer price $249,565

Occupancy floor —

Sensitivity live

Price	-10% $-64	-5% $-146	+0% $-228	+5% $-310	+10% $-392
Rent	-10% $-405	-5% $-317	+0% $-228	+5% $-140	+10% $-52
Rate	-1.0pp $-82	-0.5pp $-155	base $-228	+0.5pp $-303	+1.0pp $-380

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
452 Hillside Ave Hartford, CT	4.0	1.0	1233	$2,700	$2.19	24d	1	0.32mi
3 Goshen St Hartford, CT	3.0	1.0	1168	$2,100	$1.80	2d	1	1.01mi
109 Caya Ave West Hartford, CT	2.0	1.5	1078	$2,600	$2.41	4d	1	1.22mi
100 Kane St Unit D11 West Hartford, CT	2.0	2.0	1182	$2,100	$1.78	44d	1	1.27mi
167 Seymour St Hartford, CT	3.0–4.0	1.0	1000	$2,025	$2.02	24d	3	1.29mi
158 Seymour St Hartford, CT	3.0	1.0	1114	$2,025	$1.82	24d	2	1.30mi
106 Kane St West Hartford, CT	1.0–2.0	1.0–2.0	966	$2,300	$2.38	4d	18	1.31mi
140 Kane St Unit C1 West Hartford, CT	2.0	2.0	1062	$1,900	$1.79	4d	1	1.31mi
1 Park Rd West Hartford, CT	2.0	1.0–2.0	913	$3,647	$3.99	4d	18	1.32mi
21 Gillette St West Hartford, CT	3.0	1.0	1400	$2,500	$1.79	4d	1	1.40mi
57 Park St Hartford, CT	3.0	1.0	915	$1,900	$2.08	2d	2	1.46mi
29 Crosby St West Hartford, CT	2.0	1.0	1100	$1,950	$1.77	44d	1	1.49mi
19 Thomas St Unit 23 West Hartford, CT	2.0	1.0	1252	$2,100	$1.68	12d	1	1.50mi

Listing history 18 events

1. 2026-06-18
   days on market $289,900 Active 50 DOM
2. 2026-06-17
   days on market $289,900 Active 49 DOM
3. 2026-06-16
   days on market $289,900 Active 48 DOM
4. 2026-06-15
   days on market $289,900 Active 47 DOM
5. 2026-06-13
   days on market $289,900 Active 45 DOM
6. 2026-06-13
   days on market $289,900 Active 44 DOM
7. 2026-06-10
   days on market $289,900 Active 42 DOM
8. 2026-06-09
   days on market $289,900 Active 41 DOM
9. 2026-06-08
   days on market $289,900 Active 40 DOM
10. 2026-06-07
    days on market $289,900 Active 39 DOM
11. 2026-06-05
    statusdays on market $289,900 Active 36 DOM
12. 2026-06-03
    days on market $289,900 Under Contract - Continue to Show 35 DOM
13. 2026-06-02
    days on market $289,900 Under Contract - Continue to Show 34 DOM
14. 2026-06-01
    days on market $289,900 Under Contract - Continue to Show 33 DOM
15. 2026-05-31
    days on market $289,900 Under Contract - Continue to Show 32 DOM
16. 2026-05-11
    price $289,900 409-char remark
17. 2026-04-29
    listed $299,900 Active 409-char remark
18. 1993-09-01
    soldstatus $70,000

ⓘ 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: $4,239 · $353/mo
• Projected year-2 tax: $5,221 · $435/mo
• Expected delta: +$982/yr (+$82/mo · 23.2%)

ⓘ 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: $26,825
• − Mortgage interest: −$16,239
• − Property taxes: −$4,239
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,146
• − Management: −$2,146
• − Depreciation: −$8,433
• Taxable loss: −$7,828
• Est. tax savings @ 24.0%: +$1,879
• After-tax cash flow: $-861/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): 36,322
• Household income: $46,304
• Rent vs Own: 76.7% rent · 23.3% own
• Severe rent burden: 3400.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: Hispanic / Latino 60% Two or more races 25% Black 18% White 15% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 42% Dominican 6%
• Common ancestry: Lithuanian 2% Russian 1% Romanian 1%
• Foreign-born: 20% · Canada, Jamaica, China
• Languages at home: 46% English-only · Spanish 47% Other Indo-European 3% Other Asian/Pacific 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: ▲ 1.38%
• Current HPI: 314.0899
• Rent YoY: ▲ 2.37%
• 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

+314.1% since first listed

5 events — show timeline

• 2026-06-04 Relisted — Smart MLS
• 2026-05-30 Contingent — Smart MLS
• 2026-05-11 Price Changed $289,900 Smart MLS
• 2026-04-29 Listed $299,900 Smart MLS
• 1993-09-01 Sold (Public Records) $70,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $4,239 · +0.0% YoY. Source: county tax records.