139 Clark St Unit B · Hartford, CT 06120

$99,900

3 bd · 1.5 ba · 1,390 sqft · Condo public records · 3 Days on market

Built 1987 $360/mo HOA · 15% of rent

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Why this score? — see what drove the B+ 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.6/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks

INVESTORS Spacious 3-bedroom, 2-bath condo offering great potential for buyers ready to renovate and make it their own. Property requires significant updates and is being sold As-is. Cash Only. Nothing will be removed from home.

Key facts

• $360 HOA
• Built 1987
• Listed 3 days

Property features AI

Finance

• Other: 2-unit building
• HOA & community: Monthly HOA fee ($360) includes grounds maintenance and snow removal; Pets allowed (contact HOA for details)

Exterior

• Utilities: Public water connected; Public sewer connected; Natural gas hot water
• Home design: Condominium (unit in Northeast Commons); 2 levels in unit
• Construction: Concrete construction
• Exterior features: Vinyl siding; Level lot

Interior

• Kitchen: Gas cooktop; Refrigerator
• Bedrooms: 3 bedrooms (spread over 2 levels)
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Hot water heat (natural gas); Window unit cooling
• Interior features: 5 total rooms; Upper-level laundry; Window unit cooling; No basement
• Laundry & utility: Laundry on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $100k.

Deal economics

• At list price, monthly cash flow is $782 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).

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: 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.
• Zoned schools: Hartford Public High School (math 2% / reading 12%, grade F, #188 of 194 statewide, top 98%, 709 students, 82% FRL) — zoned schools at 82% FRL track the district average.
• Market conditions: Rents rising (+2.8%/yr); 21 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); lower-income renter base — watch delinquency; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• At $2,341/mo this rent would consume 81% of the median local household income ($35k/yr) (locally 1435% 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 $8k of equity ($691 loan paydown + $7k appreciation (7.1% local appreciation)).
• At projected returns (7.1% appreciation + 2.8% rent growth), your $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 14y 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.

Recommended offer $99,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.34% ✓
• Cap rate: 15.69%
• Cash-on-cash: 33.56%
• DSCR: 2.49
• GRM: 3.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

7.12% appreciation · 2.83% rent growth · sell at horizon

5-year hold

• IRR: 45.6%
• Equity multiple: 4.05×
• Total profit: $85,289
• Equity at exit: $69,987

10-year hold

• IRR: 41.6%
• Equity multiple: 8.52×
• Total profit: $210,278
• Equity at exit: $133,637

Cash invested: $27,972 (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 06120

• Home prices YoY: 2.4%
• Rents YoY: 2.8%
• Active inventory: 21
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $2,341 high
• Mortgage (P&I): −$524
• Tax from tax record: −$142 /mo · $1,703/yr
• Insurance: −$42
• HOA: −$360
• Vacancy / Maint / Mgmt: −$492
• Net cashflow: $782

Break-even live

Break-even rent $1,351

Max offer price $99,900

Occupancy floor 62%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
160 Wooster St Hartford, CT	3.0	1.0	1200	$2,080	$1.73	2d	1	0.45mi
1143 Main St Hartford, CT	3.0	1.0–2.0	962	$3,641	$3.78	2d	203	1.29mi
1212 Main St Hartford, CT	2.0	1.0–2.0	766	$3,027	$3.95	2d	18	1.29mi
10 Cherry St Unit 2nd floor East Hartford, CT	3.0	1.0	960	$2,050	$2.14	12d	1	1.42mi
915 Main St Hartford, CT	1.0–2.0	1.0–2.0	1415	$1,940	$1.37	3d	5	1.47mi

HOA detail condo

• Monthly dues: $360 · $4,320/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-04-27
   status Under Contract
2. 2026-04-27
   listed $99,900 Active
3. 2026-04-24
   soldstatus Closed
4. 2026-03-29
   status Under Contract
5. 2026-03-25
   listed $99,900 Active
6. 2012-12-31
   historical
7. 2012-06-27
   listed $84,900

ⓘ 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: $1,703 · $142/mo
• Projected year-2 tax: $1,920 · $160/mo
• Expected delta: +$217/yr (+$18/mo · 12.8%)

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

Taxation est. · year 1

• Rental income: $28,097
• − Mortgage interest: −$5,596
• − Property taxes: −$1,703
• − Insurance: −$500
• − Repairs & maintenance: −$2,248
• − Management: −$2,248
• − HOA: −$4,320
• − Depreciation: −$2,906
• Taxable income: $8,577
• Est. tax owed @ 24.0%: −$2,058
• After-tax cash flow: $7,329/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): 13,926
• Household income: $34,830
• Rent vs Own: 87.2% rent · 12.8% own
• Severe rent burden: 1435.0

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 46% Black 46% Two or more races 21% White 3%
• Hispanic origin (detail): Puerto Rican 37% Dominican 1%
• Common ancestry: Estonian 1% Portuguese 1%
• Foreign-born: 14% · Canada
• Languages at home: 61% English-only · Spanish 36% Other Indo-European 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: ▲ 7.12%
• Current HPI: 307.6427
• Rent YoY: ▲ 2.83%
• 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

+17.7% since first listed

7 events — show timeline

• 2026-04-27 Pending — Smart MLS
• 2026-04-27 Listed $99,900 Smart MLS
• 2026-04-24 Sold (MLS) — Smart MLS
• 2026-03-29 Pending — Smart MLS
• 2026-03-25 Listed $99,900 Smart MLS
• 2012-12-31 Listing Removed — Smart MLS
• 2012-06-27 Listed $84,900 Smart MLS

Property tax history

+2.3%/yr

Latest (2025): $1,703 · +0.0% YoY. Source: county tax records.