59 Victor St · Hamden, CT 06514

$270,000

4 bd · 1.0 ba · 1,000 sqft · SingleFamily public records · 7 Days on market

Built 1925 3,920 sqft lot Est $299k · 10% under

---

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 +19.7/30.0
• ARV discount +11.9/15.0
• DSCR +6.2/10.0
• 1% rule +5.6/10.0
• 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

Listing remarks MLS

Cozy 4 bedrm, 2 bath home on dead end street. Private yard. Newer windows. Great value. Corporate owned

Key facts

• Wood deck
• New vinyl siding
• Large shed

Tags

• NEW ROOF
• NEW VINYL SIDING
• NEW GAS FURNACE
• WOOD DECK
• LARGE SHED

Property features AI

Exterior

• Utilities: Public water connected; Public sewer connected; Natural gas hot water
• Home design: Single-family home
• Construction: Frame and masonry construction; Concrete foundation; Built prior to or in public records (living area recorded)
• Exterior features: Level lot; Vinyl siding; Asphalt shingle roof

Interior

• Kitchen: Oven/Range; Refrigerator
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot air heating (natural gas); Wall unit cooling
• Interior features: Partial, unfinished basement; Attic with hatch access; 6 total rooms
• Laundry & utility: Laundry in lower level

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).

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; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 in 5+ unit buildings).
• This rent runs 39% of the median local income ($89k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 26y 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 $80k; list at $270k implies a 238% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 54% 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 $270,000

Questions for the listing agent

1. Built in 1925 — 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. 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.
4. 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.
5. 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: 1.06% ✓
• Cap rate: 7.69%
• Cash-on-cash: 4.98%
• DSCR: 1.22
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $299,000
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
96 Maplewood Terrace Ext	0.43mi	3/2.0 (-1)	1,000 (0%)	7mo	$280,000	$280	65
169 Battis Rd	0.69mi	3/1.0 (-1)	1,050 (+5%)	0mo	$350,000	$333	54
225 Battis Rd	0.62mi	4/1.0	1,116 (+12%)	1mo	$290,000	$260	51
77 Blue Hills Ave	0.75mi	3/1.0 (-1)	1,075 (+8%)	2mo	$315,000	$293	46
77 Central Ave	0.56mi	3/1.0 (-1)	1,104 (+10%)	13mo	$330,000	$299	41
89 Vantage Rd	0.62mi	3/1.0 (-1)	1,080 (+8%)	20mo	$335,000	$310	36
25 Harrison Dr	0.67mi	3/1.0 (-1)	1,144 (+14%)	14mo	$400,000	$350	28
41 Saint James St	0.71mi	3/1.0 (-1)	1,144 (+14%)	16mo	$300,000	$262	25

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: -6.7%
• Equity multiple: 0.75×
• Total profit: $-18,949
• Equity at exit: $40,258

10-year hold

• IRR: 4.9%
• Equity multiple: 1.39×
• Total profit: $29,633
• Equity at exit: $23,345

Cash invested: $75,600 (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 06514

• Rents YoY: 4.6%
• Active inventory: 107
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,866 high
• Mortgage (P&I): −$1,416
• Tax from tax record: −$422 /mo · $5,067/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$602
• Net cashflow: $314

Break-even live

Break-even rent $2,469

Max offer price $270,000

Occupancy floor 84%

Sensitivity live

Price	-10% $467	-5% $390	+0% $314	+5% $237	+10% $161
Rent	-10% $87	-5% $201	+0% $314	+5% $427	+10% $540
Rate	-1.0pp $450	-0.5pp $383	base $314	+0.5pp $244	+1.0pp $173

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 Hobson Ave Unit 2 Hamden, CT	4.0	2.0	1300	$2,700	$2.08	3d	1	0.11mi
64 N Lake Dr Unit C2 Hamden, CT	3.0	2.0	1475	$2,800	$1.90	3d	1	0.77mi
89 Beacon St Unit 2nd Floor Hamden, CT	3.0	1.0	1200	$2,000	$1.67	3d	1	1.11mi
65 Buell St North Haven, CT	3.0	1.5	1288	$3,595	$2.79	11d	1	1.29mi
70 Circular Ave Hamden, CT	3.0	1.0	1100	$2,100	$1.91	3d	1	1.37mi
54 Bradley Ave Unit 2 Hamden, CT	3.0	1.0	1100	$1,895	$1.72	44d	1	1.37mi
53 Lilac Ave Hamden, CT	3.0	1.5	1427	$2,800	$1.96	11d	1	1.41mi
53 Turner Ave Hamden, CT	3.0	1.0	1172	$3,600	$3.07	3d	1	1.42mi

Listing history 7 events

1. 2026-06-18
   days on market $270,000 Active 7 DOM
2. 2026-06-17
   days on market $270,000 Active 6 DOM
3. 2026-06-16
   days on market $270,000 Active 5 DOM
4. 2026-06-15
   days on market $270,000 Active 4 DOM
5. 2026-06-14
   days on market $270,000 Active 2 DOM
6. 2026-06-13
   remarks 528-char remark
7. 2026-06-13
   listed $270,000 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: $5,067 · $422/mo
• Projected year-2 tax: $5,422 · $452/mo
• Expected delta: +$356/yr (+$30/mo · 7.0%)

ⓘ 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 6/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,398
• − Mortgage interest: −$15,124
• − Property taxes: −$5,067
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,752
• − Management: −$2,752
• − Depreciation: −$7,855
• Taxable loss: −$502
• Est. tax savings @ 24.0%: +$120
• After-tax cash flow: $3,887/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

+246.2% since first listed

16 events — show timeline

• 2026-06-11 Listed $270,000 Smart MLS
• 2010-06-11 Sold (MLS) $80,000 Smart MLS
• 2010-02-19 Listed $95,000 Smart MLS
• 2009-09-16 Listing Removed — Smart MLS
• 2009-03-18 Listed $106,000 Smart MLS
• 2009-02-27 Sold (Public Records) $160,974 Public Records
• 2009-01-05 Listing Removed — Smart MLS
• 2008-10-05 Listed $169,000 Smart MLS
• 2008-09-29 Listing Removed — Smart MLS
• 2008-03-29 Listed $175,000 Smart MLS
• 2007-01-19 Sold (Public Records) $178,000 Public Records
• 2007-01-17 Sold (MLS) $170,000 Smart MLS
• 2006-09-25 Listed $179,000 Smart MLS
• 2001-03-26 Sold (MLS) $72,000 Smart MLS
• 2001-03-22 Sold (Public Records) $72,000 Public Records
• 2000-10-23 Listed $78,000 Smart MLS

Property tax history

+2.3%/yr

Latest (2023): $5,067 · +1.6% YoY. Source: county tax records.