1204 Whitney Ave #204 · New Haven, CT 06517

$169,000

1 bd · 1.0 ba · 646 sqft · Condo public records · 56 Days on market

Built 1985 $309/mo HOA · 17% 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 +10.8/30.0
• ARV discount +7.5/15.0
• 1% rule +6.0/10.0
• Livability +4.0/5.0
• Schools +3.3/10.0
• DSCR +3.1/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Convenient and affordable 1BR in the desirable, well maintained Whitney Commons complex. Bright Southeastern exposure. Open floorplan - Kitchen with breakfast bar opens to living area. Brand new range and dishwasher delivered this week, and refrigerator 1 year old. Walk to shopping, restaurants, library and post office. Nearby Yale University, Southern Connecticut State University and minutes to downtown New Haven. Washer/Dryer in unit. Abundant kitchen cabinetry and closet space. Storage locker in basement. Plenty of parking for residents and guests. Subject to probate court approval.

Key facts

• Close to i-91
• Private balcony
• Unassigned parking

Tags

• STACKABLE WASHER AND DRYER
• PRIVATE BALCONY
• UNASSIGNED PARKING
• ASSIGNED STORAGE SPACE
• CLOSE TO MAJOR UNIVERSITIES
• CLOSE TO I-91

Property features AI

Finance

• Other: Part of a 90-unit building
• HOA & community: Monthly HOA fee (includes grounds maintenance, trash pickup, snow removal, water, property management, insurance); Building has elevator; Unit owners association manages property; Pets allowed (cats only)

Exterior

• Parking: Parking lot with 1 unassigned space
• Utilities: Public water connected; Public sewer connected; Electric service
• Home design: Condominium (Condo/Co-Op for sale); Unit located on floor 2
• Construction: Concrete and stucco construction; Beige exterior color
• Exterior features: Stucco siding; Level lot

Interior

• Kitchen: Oven/Range; Range hood; Refrigerator; Dishwasher
• Bedrooms: 1 bedroom (unit on 2nd floor)
• Bathrooms: 1 full bathroom
• Heating & cooling: Heat pump (electric) for heating and cooling
• Interior features: Cable available; Thermopane windows
• Laundry & utility: Laundry in closet at entry; Electric hot water

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $169k.

Deal economics

• At list price, monthly cash flow is $-76 ($-917/yr) — negative.
• To cash-flow at today's rent, offer at most $156k (8.0% below list).
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $156k (8.0% below list) — sets the bar for cash-flow.

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: employment D, crime F.
• 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 Middle School (math 27% / reading 43%, grade F, #123 of 175 statewide, top 70%, 811 students, 40% FRL); Hamden High School (math 21% / reading 44%, grade F, #125 of 194 statewide, top 66%, 1,672 students, 39% FRL).
• Market conditions: Rents flat; 83 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 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

• It's been on market 56 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y 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 $87k; list at $169k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 55% 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 $155,507 (8.0% 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. It's been on market 56 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
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 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.10% ✓
• Cap rate: 5.75%
• Cash-on-cash: -1.94%
• DSCR: 0.91
• GRM: 7.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.21% rent growth · sell at horizon

5-year hold

• IRR: -23.6%
• Equity multiple: 0.22×
• Total profit: $-37,083
• Equity at exit: $25,198

10-year hold

• IRR: -34.1%
• Equity multiple: -0.21×
• Total profit: $-57,262
• Equity at exit: $14,612

Cash invested: $47,320 (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 06517

• Rents YoY: 0.2%
• Active inventory: 83
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,866 high
• Mortgage (P&I): −$886
• Tax from tax record: −$285 /mo · $3,418/yr
• Insurance: −$70
• HOA: −$309
• Vacancy / Maint / Mgmt: −$392
• Net cashflow: $-76

Break-even live

Break-even rent $1,963

Max offer price $155,507

Occupancy floor 99%

Sensitivity live

Price	-10% $19	-5% $-29	+0% $-76	+5% $-124	+10% $-172
Rent	-10% $-224	-5% $-150	+0% $-76	+5% $-3	+10% $71
Rate	-1.0pp $9	-0.5pp $-33	base $-76	+0.5pp $-120	+1.0pp $-165

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1204 Whitney Ave Hamden, CT	1.0	1.0	641	$1,900	$2.96	45d	2	0.02mi
1204 Whitney Ave #208 Hamden, CT	1.0	1.0	637	$1,775	$2.79	4d	1	0.02mi
1199 Whitney Ave Hamden, CT	1.0	1.0	586	$1,945	$3.32	4d	5	0.06mi
1572 Whitney Ave Hamden, CT	1.0	1.0	725	$2,000	$2.76	25d	1	0.83mi
5 Manila Ave Apt 6 Hamden, CT	1.0	1.0	620	$1,600	$2.58	45d	1	0.94mi
738 Whitney Ave #5 New Haven, CT	1.0	1.0	650	$2,150	$3.31	22d	1	1.00mi
738 Whitney Ave #3 New Haven, CT	1.0	1.0	600	$1,850	$3.08	25d	1	1.00mi
380 Mather St Hamden, CT	2.0	1.0–2.0	867	$2,635	$3.04	45d	16	1.04mi
118 Shepard St Unit 2 R New Haven, CT	2.0	1.0	595	$1,650	$2.77	4d	1	1.07mi
2 Read St Unit 3 New Haven, CT	1.0	1.0	400	$1,450	$3.62	25d	1	1.09mi
77 Shepard St Unit 1 New Haven, CT	2.0	1.0	664	$1,625	$2.45	20d	1	1.12mi
77 Shepard St Unit 1 New Haven, CT	2.0	1.0	664	$1,625	$2.45	25d	1	1.12mi
35 Goodyear St Unit 2 New Haven, CT	2.0	1.0	750	$1,750	$2.33	45d	1	1.30mi
570 Prospect St New Haven, CT	1.0	1.0	725	$1,395	$1.92	45d	1	1.31mi
550 Whitney Ave Unit 2 New Haven, CT	1.0	1.0	550	$1,725	$3.14	25d	1	1.34mi
1901 Dixwell Ave Hamden, CT	2.0	1.0	660	$1,550	$2.35	4d	1	1.38mi
145 Starr St Unit 3 New Haven, CT	2.0	1.0	678	$1,600	$2.36	25d	1	1.43mi
145 Starr St New Haven, CT	2.0	1.0	678	$1,600	$2.36	45d	1	1.43mi
68 Warner St Unit B-2 Hamden, CT	1.0	1.0	750	$1,500	$2.00	4d	1	1.49mi

HOA detail condo

• Monthly dues: $309 · $3,708/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-05-21
   status Under Contract
2. 2026-04-14
   historical Under Contract - Continue to Show
3. 2026-03-26
   listed $169,000 Active
4. 2017-12-30
   status Under Contract 592-char remark

   Show marketing remark (592 chars)

   Convenient and affordable 1BR in the desirable, well maintained Whitney Commons complex. Bright Southeastern exposure. Open floorplan - Kitchen with breakfast bar opens to living area. Brand new range and dishwasher delivered this week, and refrigerator 1 year old. Walk to shopping, restaurants, library and post office. Nearby Yale University, Southern Connecticut State University and minutes to downtown New Haven. Washer/Dryer in unit. Abundant kitchen cabinetry and closet space. Storage locker in basement. Plenty of parking for residents and guests. Subject to probate court approval.

5. 2017-12-29
   soldstatus $87,000 Closed 592-char remark

   Show marketing remark (592 chars)

   Convenient and affordable 1BR in the desirable, well maintained Whitney Commons complex. Bright Southeastern exposure. Open floorplan - Kitchen with breakfast bar opens to living area. Brand new range and dishwasher delivered this week, and refrigerator 1 year old. Walk to shopping, restaurants, library and post office. Nearby Yale University, Southern Connecticut State University and minutes to downtown New Haven. Washer/Dryer in unit. Abundant kitchen cabinetry and closet space. Storage locker in basement. Plenty of parking for residents and guests. Subject to probate court approval.

6. 2017-12-21
   historical Under Contract - Continue to Show 592-char remark

   Show marketing remark (592 chars)

   Convenient and affordable 1BR in the desirable, well maintained Whitney Commons complex. Bright Southeastern exposure. Open floorplan - Kitchen with breakfast bar opens to living area. Brand new range and dishwasher delivered this week, and refrigerator 1 year old. Walk to shopping, restaurants, library and post office. Nearby Yale University, Southern Connecticut State University and minutes to downtown New Haven. Washer/Dryer in unit. Abundant kitchen cabinetry and closet space. Storage locker in basement. Plenty of parking for residents and guests. Subject to probate court approval.

7. 2017-10-14
   listed $87,000 Active 592-char remark

   Show marketing remark (592 chars)

   Convenient and affordable 1BR in the desirable, well maintained Whitney Commons complex. Bright Southeastern exposure. Open floorplan - Kitchen with breakfast bar opens to living area. Brand new range and dishwasher delivered this week, and refrigerator 1 year old. Walk to shopping, restaurants, library and post office. Nearby Yale University, Southern Connecticut State University and minutes to downtown New Haven. Washer/Dryer in unit. Abundant kitchen cabinetry and closet space. Storage locker in basement. Plenty of parking for residents and guests. Subject to probate court approval.

8. 2012-02-07
   soldstatus $65,000
9. 1998-10-30
   soldstatus $50,000
10. 1987-08-01
    soldstatus $118,000

ⓘ 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: $3,418 · $285/mo
• Projected year-2 tax: $3,517 · $293/mo
• Expected delta: +$99/yr (+$8/mo · 2.9%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% 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: $22,392
• − Mortgage interest: −$9,467
• − Property taxes: −$3,418
• − Insurance: −$845
• − Repairs & maintenance: −$1,791
• − Management: −$1,791
• − HOA: −$3,708
• − Depreciation: −$4,916
• Taxable loss: −$3,545
• Est. tax savings @ 24.0%: +$851
• After-tax cash flow: $-66/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 — 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

• County: New Haven County · 688,236 people
• City population: 132,813
• Metro: New Haven-Milford, CT
• Population (ZIP): 14,221
• Household income: $104,550
• Rent vs Own: 34.0% rent · 66.0% own
• Severe rent burden: 531.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 58% Black 19% Hispanic / Latino 17% Two or more races 7% Asian 2%
• Hispanic origin (detail): Puerto Rican 11% Dominican 2%
• Common ancestry: Romanian 5% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 12% · Canada, Jamaica, United Kingdom
• Languages at home: 80% English-only · Spanish 12% French/Haitian/Cajun 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: ▼ -204.00%
• Current HPI: 255.2756
• Rent YoY: ▲ 0.21%
• 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

+43.2% since first listed

10 events — show timeline

• 2026-05-21 Pending — Smart MLS
• 2026-04-14 Contingent — Smart MLS
• 2026-03-26 Listed $169,000 Smart MLS
• 2017-12-30 Pending — Smart MLS
• 2017-12-29 Sold (MLS) $87,000 Smart MLS
• 2017-12-21 Contingent — Smart MLS
• 2017-10-14 Listed $87,000 Smart MLS
• 2012-02-07 Sold (Public Records) $65,000 Public Records
• 1998-10-30 Sold (Public Records) $50,000 Public Records
• 1987-08-01 Sold (Public Records) $118,000 Public Records

Property tax history

+1.9%/yr

Latest (2023): $3,418 · +1.6% YoY. Source: county tax records.