1423 Quinnipiac Ave #812 · New Haven, CT 06513

$167,000

2 bd · 1.5 ba · 1,032 sqft · Condo public records · 64 Days on market

Built 1988 $162/sqft · 11% above area Est $150k · 11% over $333/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 +15.4/30.0
• 1% rule +6.5/10.0
• DSCR +4.7/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• ARV discount +2.4/15.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this beautiful 2-bedroom, 1.5-bath townhouse in Harbour Crest! This move-in-ready home offers both comfort and convenience, making it perfect for homeowners and investors alike. The community is currently undergoing exterior siding improvements. Unit #812 will receive the same updated siding as other completed units-simply look across to see the finished results. From the balcony, you can also view the rear of the building where siding work has already been completed, with the project actively in progress. Don't miss this opportunity to own in a well-maintained and improving community with strong value potential!

Key facts

• Updated siding
• $333 HOA
• Built 1988

Tags

• EXTERIOR SIDING IMPROVEMENTS
• UPDATED SIDING

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $167k.

Deal economics

• At list price, monthly cash flow is $65 ($779/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $167k).
• Recommended offer: $157k (6.0% below list) — sets the bar for market timing.
• Cap rate 6.8% 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 14d 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 $1,928/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 64 days — a 6% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 15 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.

Risks & watch-outs

• 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 $156,980 (6.0% below list)

Questions for the listing agent

1. It's been on market 64 days. Have you received any prior offers? Is the seller open to a 6% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.15% ✓
• Cap rate: 6.76%
• Cash-on-cash: 1.67%
• DSCR: 1.07
• GRM: 7.2

CMA / ARV

• ARV (median comp): $149,885
• List price: $167,000
• Delta: 11.42%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -11.9%
• Equity multiple: 0.56×
• Total profit: $-20,516
• Equity at exit: $24,900

10-year hold

• IRR: -0.7%
• Equity multiple: 0.95×
• Total profit: $-2,446
• Equity at exit: $14,439

Cash invested: $46,760 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,928 high
• Mortgage (P&I): −$876
• Tax from tax record: −$180 /mo · $2,154/yr
• Insurance: −$70
• HOA: −$333
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $65

Break-even live

Break-even rent $1,845

Max offer price $167,000

Occupancy floor 92%

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: $41,750
• Closing costs: $5,010
• 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: $333 · $3,996/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 49 events

1. 2026-06-18
   days on market $167,000 Active 64 DOM
2. 2026-06-17
   days on market $167,000 Active 63 DOM
3. 2026-06-16
   days on market $167,000 Active 62 DOM
4. 2026-06-15
   days on market $167,000 Active 61 DOM
5. 2026-06-14
   days on market $167,000 Active 59 DOM
6. 2026-06-13
   days on market $167,000 Active 58 DOM
7. 2026-06-10
   days on market $167,000 Active 56 DOM
8. 2026-06-09
   days on market $167,000 Active 55 DOM
9. 2026-06-08
   days on market $167,000 Active 54 DOM
10. 2026-06-07
    days on market $167,000 Active 53 DOM
11. 2026-06-05
    days on market $167,000 Active 50 DOM
12. 2026-06-03
    days on market $167,000 Active 49 DOM
13. 2026-06-03
    days on market $167,000 Active 48 DOM
14. 2026-06-01
    days on market $167,000 Active 47 DOM
15. 2026-05-31
    days on market $167,000 Active 46 DOM
16. 2026-05-12
    status Active 633-char remark

    Show marketing remark (633 chars)

    Welcome to this beautiful 2-bedroom, 1.5-bath townhouse in Harbour Crest! This move-in-ready home offers both comfort and convenience, making it perfect for homeowners and investors alike. The community is currently undergoing exterior siding improvements. Unit #812 will receive the same updated siding as other completed units-simply look across to see the finished results. From the balcony, you can also view the rear of the building where siding work has already been completed, with the project actively in progress. Don't miss this opportunity to own in a well-maintained and improving community with strong value potential!

17. 2026-04-24
    historical Under Contract - Continue to Show 633-char remark

    Show marketing remark (633 chars)

    Welcome to this beautiful 2-bedroom, 1.5-bath townhouse in Harbour Crest! This move-in-ready home offers both comfort and convenience, making it perfect for homeowners and investors alike. The community is currently undergoing exterior siding improvements. Unit #812 will receive the same updated siding as other completed units-simply look across to see the finished results. From the balcony, you can also view the rear of the building where siding work has already been completed, with the project actively in progress. Don't miss this opportunity to own in a well-maintained and improving community with strong value potential!

18. 2026-04-13
    listed $167,000 Active 633-char remark

    Show marketing remark (633 chars)

    Welcome to this beautiful 2-bedroom, 1.5-bath townhouse in Harbour Crest! This move-in-ready home offers both comfort and convenience, making it perfect for homeowners and investors alike. The community is currently undergoing exterior siding improvements. Unit #812 will receive the same updated siding as other completed units-simply look across to see the finished results. From the balcony, you can also view the rear of the building where siding work has already been completed, with the project actively in progress. Don't miss this opportunity to own in a well-maintained and improving community with strong value potential!

19. 2026-02-10
    historical $1,800
20. 2026-02-07
    price $1,800
21. 2025-12-25
    listed $1,900
22. 2025-12-21
    historical $1,900
23. 2025-12-17
    listed $1,900
24. 2025-03-17
    historical $1,900
25. 2025-03-15
    historical
26. 2025-02-28
    listed $1,900
27. 2025-02-27
    status Active
28. 2025-02-22
    historical $1,900
29. 2025-02-22
    status Under Contract
30. 2025-02-13
    listed $1,900
31. 2025-02-10
    status Active
32. 2025-02-04
    historical $1,900
33. 2025-01-23
    historical Under Contract - Continue to Show
34. 2024-12-30
    listed $151,000 Active
35. 2024-12-23
    listed $1,900
36. 2024-07-02
    status Under Contract
37. 2024-07-01
    soldstatus $151,000 Closed
38. 2024-06-11
    historical Under Contract - Continue to Show
39. 2024-06-04
    listed $145,000 Active
40. 2019-12-19
    soldstatus $68,500
41. 2019-12-17
    soldstatus $68,500 Closed
42. 2019-11-25
    status Under Contract
43. 2019-11-13
    status Active
44. 2019-11-11
    historical Under Contract - Continue to Show
45. 2019-10-28
    listed $66,500 Active
46. 2013-03-25
    historical
47. 2013-03-19
    listed $1,200
48. 2004-10-26
    soldstatus $118,000
49. 2004-08-21
    listed $119,500

ⓘ 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: $2,154 · $180/mo
• Projected year-2 tax: $2,864 · $239/mo
• Expected delta: +$710/yr (+$59/mo · 33.0%)

ⓘ 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 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: $23,130
• − Mortgage interest: −$9,355
• − Property taxes: −$2,154
• − Insurance: −$835
• − Repairs & maintenance: −$1,850
• − Management: −$1,850
• − HOA: −$3,996
• − Depreciation: −$4,858
• Taxable loss: −$1,768
• Est. tax savings @ 24.0%: +$424
• After-tax cash flow: $1,203/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

+39.7% since first listed

34 events — show timeline

• 2026-05-12 Relisted — Smart MLS
• 2026-04-24 Contingent — Smart MLS
• 2026-04-13 Listed $167,000 Smart MLS
• 2026-02-10 Rental Removed $1,800 SMARTMLS
• 2026-02-07 Price Changed $1,800 SMARTMLS
• 2025-12-25 Listed for Rent $1,900 SMARTMLS
• 2025-12-21 Rental Removed $1,900 REDFIN
• 2025-12-17 Listed for Rent $1,900 REDFIN
• 2025-03-17 Rental Removed $1,900 SMARTMLS
• 2025-03-15 Listing Removed — Smart MLS
• 2025-02-28 Listed for Rent $1,900 SMARTMLS
• 2025-02-27 Relisted — Smart MLS
• 2025-02-22 Rental Removed $1,900 SMARTMLS
• 2025-02-22 Pending — Smart MLS
• 2025-02-13 Listed for Rent $1,900 SMARTMLS
• 2025-02-10 Relisted — Smart MLS
• 2025-02-04 Rental Removed $1,900 REDFIN
• 2025-01-23 Contingent — Smart MLS
• 2024-12-30 Listed $151,000 Smart MLS
• 2024-12-23 Listed for Rent $1,900 REDFIN
• 2024-07-02 Pending — Smart MLS
• 2024-07-01 Sold (MLS) $151,000 Smart MLS
• 2024-06-11 Contingent — Smart MLS
• 2024-06-04 Listed $145,000 Smart MLS
• 2019-12-19 Sold (Public Records) $68,500 Public Records
• 2019-12-17 Sold (MLS) $68,500 Smart MLS
• 2019-11-25 Pending — Smart MLS
• 2019-11-13 Relisted — Smart MLS
• 2019-11-11 Contingent — Smart MLS
• 2019-10-28 Listed $66,500 Smart MLS
• 2013-03-25 Listing Removed — Smart MLS
• 2013-03-19 Listed $1,200 Smart MLS
• 2004-10-26 Sold (MLS) $118,000 Smart MLS
• 2004-08-21 Listed $119,500 Smart MLS

Property tax history

+0.7%/yr

Latest (2023): $2,154 · -6.4% YoY. Source: county tax records.