1423 Quinnipiac Ave #710 · New Haven, CT 06513

$139,925

2 bd · 1.0 ba · 1,018 sqft · Condo public records · 38 Days on market

Built 1988 $137/sqft · 8% below area Est $152k · 8% under $400/mo HOA · 21% of rent

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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 +19.4/30.0
• ARV discount +11.1/15.0
• 1% rule +8.8/10.0
• DSCR +6.1/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this move-in ready 2-bedroom condo located in a well-maintained complex in one of New Haven's desirable neighborhoods. This inviting unit is comfortable and convenient living with a functional layout, spacious living areas, and plenty of natural light throughout. The kitchen and living space flow seamlessly, making it perfect for everyday living or entertaining. Enjoy the added convenience of an in-unit washer and dryer, providing easy day-to-day living. Whether you are a first-time homebuyer, downsizing, or looking for a great investment opportunity, this condo is low-maintenance living, close to local amenities, shopping, restaurants, universities, parks, and major highways. A

Key facts

• Move-in ready
• Natural light
• Functional layout

Tags

• MOVE-IN READY
• WELL-MAINTAINED COMPLEX
• FUNCTIONAL LAYOUT
• SPACIOUS LIVING AREAS
• NATURAL LIGHT
• IN-UNIT WASHER AND DRYER

Property features AI

Finance

• Other: 112 total units in complex; Pets allowed with restrictions (contact management)
• HOA & community: Monthly HOA fee (contact listing for amount and details); HOA covers grounds maintenance, trash pickup, snow removal, property management, and road maintenance; Has homeowners association; Community amenities include medical facilities, public pool, public recreation facilities, public transportation access, shopping/mall, and walkable bus lines

Exterior

• Parking: Assigned parking; 2 parking spaces
• Utilities: Public water connected; Public sewer connected; Domestic hot water
• Home design: Condominium (part of Harbour Crest); Condo unit (single level, end unit)
• Construction: Frame construction
• Exterior features: Shingle siding; Corner lot

Interior

• Kitchen: Oven/Range; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms (unit on main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot air heat; Natural gas heating; Central air
• Interior features: Central air conditioning; No basement
• Laundry & utility: Washer and dryer in unit (main level/in condo)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $140k.

Deal economics

• At list price, monthly cash flow is $157 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $136k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.8% in New Haven — 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 (#31 in CT, #2,190 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: schools D+, employment D, crime F.
• New Haven School District (urban): math 12% / reading 25% proficiency, ranked #147 of 153 in CT (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.1%/yr); 101 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 in 5+ unit buildings).
• At $1,927/mo this rent would consume 48% of the median local household income ($48k/yr) (locally 2664% 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 $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 22y 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 $106k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: major wind risk, 61% 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 $135,727 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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.
8. 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.
9. 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: 1.38% ✓
• Cap rate: 7.64%
• Cash-on-cash: 4.80%
• DSCR: 1.21
• GRM: 6.1

CMA / ARV

• ARV (median comp): $152,273
• List price: $139,925
• Delta: -8.11%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.12% rent growth · sell at horizon

5-year hold

• IRR: -6.9%
• Equity multiple: 0.74×
• Total profit: $-10,226
• Equity at exit: $20,863

10-year hold

• IRR: 4.6%
• Equity multiple: 1.36×
• Total profit: $14,273
• Equity at exit: $12,098

Cash invested: $39,179 (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 06513

• Home prices YoY: -7.8%
• Rents YoY: 4.1%
• Active inventory: 101
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,927 high
• Mortgage (P&I): −$734
• Tax from tax record: −$173 /mo · $2,081/yr
• Insurance: −$58
• HOA: −$400
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $157

Break-even live

Break-even rent $1,728

Max offer price $139,925

Occupancy floor 87%

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: $34,981
• Closing costs: $4,198
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1425 Quinnipiac Ave #302 New Haven, CT	2.0	1.5	1212	$2,000	$1.65	19d	1	0.16mi
1425 Quinnipiac Ave #112 New Haven, CT	2.0	1.5	1212	$2,000	$1.65	43d	1	0.16mi
1314 Quinnipiac Ave New Haven, CT	2.0–3.0	1.0	1150	$1,695	$1.47	3d	8	0.22mi
430 Eastern St New Haven, CT	1.0–3.0	1.0–1.5	900	$1,832	$2.04	2d	2	0.32mi
5 Assumption St New Haven, CT	3.0	1.0	816	$2,750	$3.37	2d	1	0.40mi
59 Foxon Blvd East Haven, CT	1.0	2.0	840	$1,850	$2.20	14d	1	0.41mi
95 Weybosset St Unit 3 New Haven, CT	2.0	1.0	800	$1,800	$2.25	43d	1	0.49mi
339 Eastern St New Haven, CT	2.0	1.0	505	$1,600	$3.17	43d	6	0.57mi
631 Middletown Ave New Haven, CT	2.0	1.0	932	$1,775	$1.90	44d	1	0.66mi
918 Quinnipiac Ave #7 New Haven, CT	2.0	2.0	1361	$2,500	$1.84	2d	1	0.86mi
80 New Haven, CT	2.0	1.0	850	$1,900	$2.24	3d	2	0.96mi
232 Glen Haven Rd New Haven, CT	2.0	1.0	900	$1,850	$2.06	14d	1	0.98mi
318 Front St Unit one New Haven, CT	3.0	1.5	1400	$3,100	$2.21	21d	1	1.08mi
75 Redwood Dr #708 East Haven, CT	2.0	2.0	1265	$2,500	$1.98	2d	1	1.14mi
110 Maltby St New Haven, CT	1.0	1.0	760	$1,550	$2.04	14d	1	1.18mi
57 Maltby St Unit 2nd Front New Haven, CT	2.0	1.0	800	$1,395	$1.74	3d	1	1.19mi
153 Dover St New Haven, CT	2.0	1.0	888	$1,750	$1.97	23d	1	1.29mi
153 Dover St Unit D New Haven, CT	2.0	1.0	888	$1,750	$1.97	43d	1	1.29mi
153 Dover St New Haven, CT	2.0	1.0	888	$1,800	$2.03	11d	1	1.29mi
651 Quinnipiac Ave Unit 2 New Haven, CT	3.0	1.0	1355	$1,975	$1.46	43d	1	1.35mi
122 Atwater St New Haven, CT	3.0	1.0	1274	$2,300	$1.81	3d	1	1.38mi
122 Atwater St Unit 3 New Haven, CT	2.0	1.0	1300	$1,980	$1.52	3d	1	1.38mi
1397 State St Unit 6 New Haven, CT	2.0	1.5	1000	$1,695	$1.70	43d	1	1.41mi
1399 State St Unit 5B New Haven, CT	1.0	1.0	700	$1,595	$2.28	43d	1	1.41mi
10 Rowe St New Haven, CT	2.0	1.0	1100	$1,900	$1.73	11d	1	1.48mi
40 Exchange St Unit 2 New Haven, CT	3.0	1.0	1000	$2,050	$2.05	43d	1	1.49mi

HOA detail condo

• Monthly dues: $400 · $4,800/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 41 events

1. 2026-06-18
   days on market $139,925 Active 38 DOM
2. 2026-06-17
   days on market $139,925 Active 37 DOM
3. 2026-06-16
   days on market $139,925 Active 36 DOM
4. 2026-06-15
   days on market $139,925 Active 35 DOM
5. 2026-06-14
   days on market $139,925 Active 33 DOM
6. 2026-06-13
   days on market $139,925 Active 32 DOM
7. 2026-06-10
   days on market $139,925 Active 30 DOM
8. 2026-06-09
   days on market $139,925 Active 29 DOM
9. 2026-06-08
   days on market $139,925 Active 28 DOM
10. 2026-06-07
    days on market $139,925 Active 27 DOM
11. 2026-06-05
    days on market $139,925 Active 24 DOM
12. 2026-06-03
    days on market $139,925 Active 23 DOM
13. 2026-06-03
    days on market $139,925 Active 22 DOM
14. 2026-06-01
    days on market $139,925 Active 21 DOM
15. 2026-05-31
    days on market $139,925 Active 20 DOM
16. 2026-05-11
    listed $139,925 Active 764-char remark
17. 2024-04-04
    historical $2,000
18. 2024-03-14
    price $2,000
19. 2024-03-13
    listed $1,850
20. 2024-03-13
    historical $1,850
21. 2024-03-08
    price $1,850
22. 2024-03-05
    price $1,750
23. 2024-03-03
    listed $1,650
24. 2018-10-06
    historical
25. 2018-07-13
    listed $75,000 Active
26. 2016-12-27
    historical
27. 2016-11-25
    listed $69,900
28. 2016-10-07
    historical
29. 2015-05-18
    listed $70,000
30. 2010-09-18
    historical
31. 2010-06-17
    listed $69,900
32. 2010-05-30
    historical
33. 2009-03-19
    listed $95,000
34. 2008-08-27
    historical
35. 2008-08-27
    historical
36. 2008-02-29
    listed $140,000
37. 2008-02-28
    listed $140,000
38. 2005-02-09
    soldstatus $106,500
39. 2005-01-03
    soldstatus $104,000
40. 2004-10-05
    listed $109,900
41. 1988-05-31
    soldstatus $117,000

ⓘ 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: $2,081 · $173/mo
• Projected year-2 tax: $2,538 · $211/mo
• Expected delta: +$457/yr (+$38/mo · 21.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,121
• − Mortgage interest: −$7,838
• − Property taxes: −$2,081
• − Insurance: −$700
• − Repairs & maintenance: −$1,850
• − Management: −$1,850
• − HOA: −$4,800
• − Depreciation: −$4,071
• Taxable loss: −$67
• Est. tax savings @ 24.0%: +$16
• After-tax cash flow: $1,896/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: New Haven School District
• NCES district ID: 0902790
• Math proficiency: 12% ▼ -10.00%
• Reading proficiency: 25% ▼ -10.00%
• Median HH income: $38,058
• Composite: 15.48/100
• National rank: #9308
• State rank: #147 of 153 in CT

Livability — New Haven

• Score: 79/100
• State rank: #31
• US rank: #2190

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Haven, CT
• County: New Haven County · 688,236 people
• City population: 132,813
• Metro: New Haven-Milford, CT
• Population (ZIP): 38,888
• Household income: $48,500
• Rent vs Own: 59.7% rent · 40.3% own
• Severe rent burden: 2664.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Hispanic / Latino 47% White 26% Black 22% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 25% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 17% · Canada, Jamaica, South Korea
• Languages at home: 56% English-only · Spanish 39% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -30.87%
• Current HPI: 364.006
• Rent YoY: ▲ 4.12%
• 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

+19.6% since first listed

26 events — show timeline

• 2026-05-11 Listed $139,925 Smart MLS
• 2024-04-04 Rental Removed $2,000 APPFOLIO
• 2024-03-14 Price Changed $2,000 APPFOLIO
• 2024-03-13 Listed for Rent $1,850 APPFOLIO
• 2024-03-13 Rental Removed $1,850 TURBOTENANT
• 2024-03-08 Price Changed $1,850 TURBOTENANT
• 2024-03-05 Price Changed $1,750 TURBOTENANT
• 2024-03-03 Listed for Rent $1,650 TURBOTENANT
• 2018-10-06 Listing Removed — Smart MLS
• 2018-07-13 Listed $75,000 Smart MLS
• 2016-12-27 Listing Removed — Smart MLS
• 2016-11-25 Listed $69,900 Smart MLS
• 2016-10-07 Listing Removed — Smart MLS
• 2015-05-18 Listed $70,000 Smart MLS
• 2010-09-18 Listing Removed — Smart MLS
• 2010-06-17 Listed $69,900 Smart MLS
• 2010-05-30 Listing Removed — Smart MLS
• 2009-03-19 Listed $95,000 Smart MLS
• 2008-08-27 Listing Removed — Smart MLS
• 2008-08-27 Listing Removed — Smart MLS
• 2008-02-29 Listed $140,000 Smart MLS
• 2008-02-28 Listed $140,000 Smart MLS
• 2005-02-09 Sold (MLS) $106,500 Smart MLS
• 2005-01-03 Sold (Public Records) $104,000 Public Records
• 2004-10-05 Listed $109,900 Smart MLS
• 1988-05-31 Sold (Public Records) $117,000 Public Records

Property tax history

-0.4%/yr

Latest (2023): $2,081 · -6.4% YoY. Source: county tax records.