1180 Middle Tpke W · East Hartford, CT 06040

$179,999

2 bd · 1.0 ba · 845 sqft · Other · 8 Days on market

Built 1969 Fair condition

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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 +15.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Schools +2.5/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Beacon Hill Condo: Investor Opportunity! Tenant-occupied 2-bedroom, 1-bath condo located in a convenient Manchester location. This well-maintained unit offers approximately 845 square feet of comfortable living space and provides immediate rental income. for investors. The condo features a functional floor plan with spacious bedrooms, a bright living area, ample storage, and a practical kitchen and dining space. Situated within a professionally maintained community, the property is conveniently located near shopping, dining, public transportation, parks, and major highways. With an established tenant already in place, this property presents an excellent opportunity for investors seeking ste

Key facts

• Built 1969
• Listed 7 days

Property features AI

Exterior

• Home design: Built in 1969
• Construction: Living area approximately 845
• Exterior features: Located in the Spencer subdivision

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $180k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $65 ($783/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $166k (7.9% below list).
• Recommended offer: $166k (7.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.1% in East Hartford — 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 73/100 on livability (#76 in CT) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, commute A-; Watch: amenities F, health & safety F.
• Manchester School District (suburban): math 21% / reading 32% proficiency, ranked #130 of 153 in CT (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Waddell School (math 37% / reading 37%, grade F, #318 of 553 statewide, top 60%, 461 students, 53% FRL); Illing Middle School (math 18% / reading 35%, grade F, #151 of 175 statewide, top 87%, 846 students, 58% FRL); Manchester High School (math 26% / reading 47%, grade F, #118 of 194 statewide, top 61%, 1,673 students, 52% FRL).
• Market conditions: Rents rising (+2.0%/yr); 107 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,867 units permitted in Capitol Planning Region in 2024 (1,399 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% 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 $165,719 (7.9% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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 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: 0.92% ✗
• Cap rate: 6.73%
• Cash-on-cash: 1.55%
• DSCR: 1.07
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.97% rent growth · sell at horizon

5-year hold

• IRR: -15.0%
• Equity multiple: 0.47×
• Total profit: $-26,687
• Equity at exit: $26,838

10-year hold

• IRR: -8.2%
• Equity multiple: 0.51×
• Total profit: $-24,619
• Equity at exit: $15,563

Cash invested: $50,400 (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 06040

• Rents YoY: 2.0%
• Active inventory: 107
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $1,657 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $65

Break-even live

Break-even rent $1,575

Max offer price $179,999

Occupancy floor 91%

Sensitivity live

Price	-10% $190	-5% $127	+0% $65	+5% $3	+10% $-59
Rent	-10% $-66	-5% $0	+0% $65	+5% $131	+10% $196
Rate	-1.0pp $156	-0.5pp $111	base $65	+0.5pp $19	+1.0pp $-29

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1162 Middle Tpke W Unit C1 Manchester, CT	2.0	1.0	840	$1,500	$1.79	45d	1	0.04mi
1188 Middle Tpke W Unit C1 Manchester, CT	2.0	1.0	1100	$1,700	$1.55	13d	1	0.04mi
1188 Middle Tpke W Unit B2 Manchester, CT	2.0	1.0	1000	$1,700	$1.70	45d	1	0.04mi
1164 Middle Tpke W Unit C2 Manchester, CT	2.0	1.0	1050	$1,700	$1.62	45d	1	0.05mi
1216 Middle Tpke W Unit B1 Manchester, CT	1.0	1.0	1000	$1,550	$1.55	18d	1	0.10mi
905 Burnside Ave East Hartford, CT	1.0	1.0	680	$1,450	$2.13	45d	1	1.05mi
905 Burnside Ave East Hartford, CT	1.0	1.0	680	$1,450	$2.13	4d	1	1.05mi
905 Burnside Ave East Hartford, CT	2.0	1.0	900	$1,650	$1.83	13d	1	1.05mi

Listing history 6 events

1. 2026-06-22
   days on market $179,999 Active 8 DOM
2. 2026-06-18
   days on market $179,999 Active 5 DOM
3. 2026-06-17
   days on market $179,999 Active 4 DOM
4. 2026-06-16
   days on market $179,999 Active 3 DOM
5. 2026-06-15
   remarks 699-char remark
6. 2026-06-15
   listed $179,999 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,886
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$1,591
• − Management: −$1,591
• − Depreciation: −$5,236
• Taxable loss: −$2,215
• Est. tax savings @ 24.0%: +$531
• After-tax cash flow: $1,314/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.

Condition & rehab AI · 1 photo

Fair 45/100 Moderate rehab

This Beacon Hill Condo requires extensive repairs and maintenance, particularly to the roof, siding, landscaping, and fencing. Immediate action is needed to prevent further damage and improve the property's value.

Repairs flagged

• Major roof — Significant damage and potential leaks.
• Major siding — Worn and faded paint, indicating structural issues.
• Major landscaping — Overgrown and unkempt, requiring trimming and maintenance.
• Major fencing — Damaged or missing sections, requiring repair or replacement.

Value-add opportunities

• Both roof repair — Fixing the roof will prevent leaks and improve the overall condition of the property.
• Both exterior painting — Fresh paint will improve the curb appeal and make the property more attractive to potential buyers or renters.
• Both landscaping and fencing repair — A well-maintained exterior will enhance the property's value and make it more appealing to potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · Significant damage and potential leaks.	Major	$15,000–50,000
siding · Worn and faded paint, indicating structural issues.	Major	$15,000–50,000
landscaping · Overgrown and unkempt, requiring trimming and maintenance.	Major	$15,000–50,000
fencing · Damaged or missing sections, requiring repair or replacement.	Major	$15,000–50,000
Total estimated repair cost · 4 items		$60,000–200,000

Value-add ROI direction

• Both roof repair — Fixing the roof will prevent leaks and improve the overall condition of the property. ↑
• Both exterior painting — Fresh paint will improve the curb appeal and make the property more attractive to potential buyers or renters. ↑
• Both landscaping and fencing repair — A well-maintained exterior will enhance the property's value and make it more appealing to potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Manchester School District
• NCES district ID: 0902310
• Math proficiency: 21% ▼ -8.00%
• Reading proficiency: 32% ▼ -5.00%
• Median HH income: $63,391
• Composite: 24.54/100
• National rank: #7643
• State rank: #130 of 153 in CT

Livability — East Hartford

• Score: 73/100
• State rank: #76
• US rank: #5527

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hartford County · 754,208 people
• City population: 50,918
• Metro: Hartford-East Hartford-Middletown, CT
• Population (ZIP): 35,813
• Household income: $83,422
• Rent vs Own: 45.8% rent · 54.2% own
• Severe rent burden: 1839.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 53% Hispanic / Latino 18% Black 15% Asian 9% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 14%
• Common ancestry: Romanian 5% Lithuanian 4% Slovak 1%
• Foreign-born: 15% · Canada, Jamaica, China
• Languages at home: 81% English-only · Spanish 8% Other Indo-European 5% Other Asian/Pacific 2%

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: ▼ -197.69%
• Current HPI: 190.4204
• Rent YoY: ▲ 1.97%
• 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

1 event — show timeline

• 2026-06-14 Listed $179,999 FSBO.com