26 Elliot Dr · New Haven, CT 06514

$274,900

4 bd · 2.5 ba · 1,641 sqft · SingleFamily public records · 44 Days on market

Built 1963 0.32 ac lot $168/sqft · 23% below area Est $356k · 23% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.8/30.0
• 1% rule +5.7/10.0
• DSCR +4.5/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * Please note that this property has a failed sewer line between the house and the road. This property will only qualify for cash or renovation financing at this time. * * * This charming split level-style home offers comfortable living with thoughtful design. This four-bedroom, two-and-a-half-bathroom home presents excellent investment potential for those seeking to customize a property to their preferences. The generous bedroom count provides flexibility for various living arrangements or rental opportunities. The property's solid foundation and functional design create an ideal canvas for future enhancements, allowing new owners to add their personal touch while building equity

Key facts

• 0.32 acre lot
• Garage
• Built 1963

Property features AI

Exterior

• Parking: Attached garage (1-car)
• Utilities: Public water connected; Public sewer connected; Natural gas
• Home design: Single-family home
• Construction: Frame construction; Concrete foundation
• Exterior features: Level lot; Vinyl siding; Asphalt shingle roof

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Hot air heating fueled by natural gas; Natural gas hot water with 40-gallon tank; Central air conditioning
• Interior features: Total of 6 rooms; Full basement; Attic with hatch access; Central air conditioning

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $76 ($907/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $267k (3.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 4.5% 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.
• 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.
• Market conditions: Rents rising fast (+4.6%/yr); 105 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 in 5+ unit buildings).
• This rent runs 40% of the median local income ($89k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• Watch-outs: property tax is 3.0% of price.
• Climate carrying-cost: major wind risk, 53% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $266,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 1.07% ✓
• Cap rate: 6.62%
• Cash-on-cash: 1.18%
• DSCR: 1.05
• GRM: 7.8

CMA / ARV

• ARV (median comp): $356,410
• List price: $274,900
• Delta: -22.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
762 Woodin St	0.17mi	3/3.0 (-1)	1,604 (-2%)	7mo	$300,000	$187	76
144 Mueller Dr	0.08mi	3/1.5 (-1)	1,514 (-8%)	2mo	$415,000	$274	73
284 Wintergreen Ave	0.50mi	3/2.5 (-1)	1,622 (-1%)	7mo	$430,000	$265	64
28 Lynmot Rd	0.49mi	4/2.0	1,704 (+4%)	7mo	$370,356	$217	63
790 Wintergreen Ave	0.38mi	4/1.5	1,479 (-10%)	2mo	$350,000	$237	60
80 Furman Rd	0.47mi	3/1.0 (-1)	1,580 (-4%)	2mo	$340,000	$215	59
61 Reyna Rd	0.66mi	3/1.5 (-1)	1,614 (-2%)	2mo	$400,000	$248	56
2 Victoria Ct	0.66mi	3/2.5 (-1)	1,681 (+2%)	6mo	$330,000	$196	55
118 Wilmot Rd	0.49mi	3/2.0 (-1)	1,780 (+8%)	4mo	$365,000	$205	52
1172 Wintergreen Ave	0.64mi	3/2.0 (-1)	1,780 (+8%)	4mo	$340,000	$191	46
35 Oberlin Rd	0.59mi	4/1.0	1,500 (-9%)	9mo	$333,000	$222	45
469 Wintergreen Ave	0.63mi	3/2.0 (-1)	1,842 (+12%)	10mo	$369,000	$200	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.61% rent growth · sell at horizon

5-year hold

• IRR: -12.2%
• Equity multiple: 0.55×
• Total profit: $-34,635
• Equity at exit: $40,988

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-2,390
• Equity at exit: $23,768

Cash invested: $76,972 (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 06514

• Rents YoY: 4.6%
• Active inventory: 105
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $2,941 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$691 /mo · $8,296/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$618
• Net cashflow: $76

Break-even live

Break-even rent $2,845

Max offer price $274,900

Occupancy floor 92%

Sensitivity live

Price	-10% $231	-5% $153	+0% $76	+5% $-2	+10% $-80
Rent	-10% $-157	-5% $-41	+0% $76	+5% $192	+10% $308
Rate	-1.0pp $214	-0.5pp $145	base $76	+0.5pp $4	+1.0pp $-68

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: $68,725
• Closing costs: $8,247
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
132 Stanley Rd Hamden, CT	3.0	1.5	1144	$3,100	$2.71	12d	1	0.28mi
125 Twin Brook Rd Hamden, CT	3.0	1.0	1482	$2,800	$1.89	45d	1	0.34mi
304 Fairview Ave Hamden, CT	3.0	1.5	1140	$2,700	$2.37	20d	1	0.90mi
190 Pine Rock Ave Hamden, CT	1.0–4.0	1.0–3.0	1850	$3,895	$2.11	45d	1	0.98mi
161 Fairview Ave #161 Hamden, CT	3.0	1.5	1284	$3,900	$3.04	45d	1	1.02mi
54 Bradley Ave Unit 2 Hamden, CT	3.0	1.0	1100	$1,895	$1.72	45d	1	1.07mi
27 Manila Ave Woodbridge, CT	3.0	1.0	1200	$2,590	$2.16	3d	1	1.08mi
70 Circular Ave Hamden, CT	3.0	1.0	1100	$2,100	$1.91	3d	1	1.16mi
89 Beacon St Unit 2nd Floor Hamden, CT	3.0	1.0	1200	$2,000	$1.67	3d	1	1.18mi
8 Miles Ave Apt A Woodbridge, CT	3.0	1.5	1200	$2,600	$2.17	22d	1	1.22mi
42 Warner St Hamden, CT	1.0–3.0	1.0–1.5	1017	$2,200	$2.16	3d	5	1.27mi
1097 Dixwell Ave Hamden, CT	4.0	1.0	2005	$1,750	$0.87	12d	1	1.30mi
38 Grandview Ave Hamden, CT	3.0	1.5	1658	$3,650	$2.20	4d	1	1.30mi
38 Landin St Unit 2 Woodbridge, CT	3.0	1.0	1316	$2,200	$1.67	3d	1	1.31mi
26 Cumley St Hamden, CT	4.0	1.0	1746	$3,500	$2.00	3d	1	1.40mi
32 Alstrum St #2 Hamden, CT	3.0	1.0	1656	$2,000	$1.21	3d	1	1.45mi

Listing history 15 events

1. 2026-06-13
   status $274,900 Under Contract 44 DOM
2. 2026-06-10
   days on market $274,900 Active 44 DOM
3. 2026-06-09
   days on market $274,900 Active 43 DOM
4. 2026-06-08
   days on market $274,900 Active 42 DOM
5. 2026-06-07
   days on market $274,900 Active 41 DOM
6. 2026-06-05
   days on market $274,900 Active 38 DOM
7. 2026-06-03
   days on market $274,900 Active 37 DOM
8. 2026-06-03
   days on market $274,900 Active 36 DOM
9. 2026-06-01
   days on market $274,900 Active 35 DOM
10. 2026-05-31
    days on market $274,900 Active 34 DOM
11. 2026-04-27
    status Active 810-char remark
12. 2026-04-26
    listed $284,900 Active 810-char remark
13. 2026-04-26
    historical 810-char remark
14. 2025-09-03
    historical
15. 2025-08-27
    listed $274,900 Active

ⓘ 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: $8,296 · $691/mo
• Projected year-2 tax: $8,296 · $691/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,287
• − Mortgage interest: −$15,399
• − Property taxes: −$8,296
• − Insurance: −$1,374
• − Repairs & maintenance: −$2,823
• − Management: −$2,823
• − Depreciation: −$7,997
• Taxable loss: −$3,425
• Est. tax savings @ 24.0%: +$822
• After-tax cash flow: $1,729/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): 26,803
• Household income: $88,900
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1228.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 43% Black 33% Hispanic / Latino 16% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Dominican 2%
• Common ancestry: Romanian 5% German 2% Lithuanian 2%
• Foreign-born: 15% · Canada, Jamaica, China
• Languages at home: 80% English-only · Spanish 10% Arabic 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: ▼ -222.59%
• Current HPI: 251.556
• Rent YoY: ▲ 4.61%
• 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

+0.0% since first listed

7 events — show timeline

• 2026-06-10 Pending — Smart MLS
• 2026-05-22 Price Changed $274,900 Smart MLS
• 2026-04-27 Relisted — Smart MLS
• 2026-04-26 Listing Removed — Smart MLS
• 2026-04-26 Listed $284,900 Smart MLS
• 2025-09-03 Listing Removed — Smart MLS
• 2025-08-27 Listed $274,900 Smart MLS

Property tax history

+3.4%/yr

Latest (2023): $8,296 · +1.6% YoY. Source: county tax records.