39 Willard St Unit C · Hartford, CT 06105

$125,000

2 bd · 1.0 ba · 1,006 sqft · Condo public records · 4 Days on market

Built 1880 $124/sqft · 56% below area $430/mo HOA · 21% of rent

---

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).

• Cash flow +25.1/30.0
• 1% rule +10.0/10.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• Rent growth +4.2/5.0
• Livability +3.8/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to own this 3rd floor two bedroom Ranch style unit located in this historic brownstone in Willard Place complex! Features include open floor, living room with vaulted ceilings and skylights, newer natural gas furnace, central air, large balcony/deck and more. Large separate storage area in basement with washer and dryer area.

Key facts

• Cathedral ceilings
• Open living space
• Cozy fireplace

Tags

• OPEN LIVING SPACE
• CATHEDRAL CEILINGS
• COZY FIREPLACE
• CENTRAL AIR

Property features AI

Finance

• Other: Pets allowed with restrictions
• Financial info: Part of a 12-unit building; End unit
• HOA & community: Monthly HOA fee; HOA covers grounds maintenance, trash pickup, snow removal, water, sewer, property management, and insurance

Exterior

• Utilities: Public water; Public sewer
• Home design: Condominium (Condo/Co-Op for sale)
• Construction: Frame, brick, and stone construction; Brick exterior siding
• Exterior features: Balcony; Corner lot

Interior

• Kitchen: Oven/Range; Refrigerator; Dishwasher
• Bedrooms: Two bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Hot water heating (natural gas); Central air conditioning; Electric domestic hot water
• Interior features: Three-level unit; One fireplace; Full basement with interior access, storage space, and concrete floor
• Laundry & utility: Laundry in basement (lower level)

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).

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: schools D-, 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.
• Market conditions: Rents rising fast (+6.7%/yr); 47 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals leasing fast (median 11d 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 $2,020/mo this rent would consume 58% of the median local household income ($42k/yr) (locally 2389% 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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.7% rent growth), your $35k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 21y 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 $90k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent; built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• 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 $125,000

Questions for the listing agent

1. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 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: 1.62% ✓
• Cap rate: 8.95%
• Cash-on-cash: 9.47%
• DSCR: 1.42
• GRM: 5.2

CMA / ARV

• ARV (median comp): $281,613
• List price: $125,000
• Delta: -55.61%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 6.73% rent growth · sell at horizon

5-year hold

• IRR: 3.9%
• Equity multiple: 1.16×
• Total profit: $5,519
• Equity at exit: $18,638

10-year hold

• IRR: 17.7%
• Equity multiple: 2.82×
• Total profit: $63,581
• Equity at exit: $10,808

Cash invested: $35,000 (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 06105

• Home prices YoY: -25.6%
• Rents YoY: 6.7%
• Active inventory: 47
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,020 high
• Mortgage (P&I): −$656
• Tax from tax record: −$182 /mo · $2,182/yr
• Insurance: −$52
• HOA: −$430
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $276

Break-even live

Break-even rent $1,670

Max offer price $125,000

Occupancy floor 81%

Sensitivity live

Price	-10% $347	-5% $312	+0% $276	+5% $241	+10% $206
Rent	-10% $117	-5% $197	+0% $276	+5% $356	+10% $436
Rate	-1.0pp $339	-0.5pp $308	base $276	+0.5pp $244	+1.0pp $211

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55 Trumbull St Hartford, CT	1.0–2.0	1.0–2.0	1015	$1,995	$1.97	11d	8	1.04mi
1143 Main St Hartford, CT	3.0	1.0–2.0	962	$2,994	$3.11	3d	203	1.05mi
1212 Main St Hartford, CT	2.0	1.0–2.0	766	$3,027	$3.95	3d	18	1.14mi
915 Main St Hartford, CT	1.0–2.0	1.0–2.0	1415	$1,940	$1.37	3d	5	1.16mi
100 Wells St Hartford, CT	2.0	1.0–1.5	950	$2,250	$2.37	24d	1	1.18mi
21 Temple St Hartford, CT	4.0	1.0–2.5	836	$1,532	$1.83	11d	8	1.19mi
15 Highland St #305 West Hartford, CT	2.0	2.0	1285	$2,800	$2.18	44d	1	1.27mi
160 Wooster St Hartford, CT	3.0	1.0	1200	$2,080	$1.73	2d	1	1.29mi
167 Seymour St Hartford, CT	3.0–4.0	1.0	1000	$2,025	$2.02	24d	3	1.29mi
158 Seymour St Hartford, CT	3.0	1.0	1114	$2,025	$1.82	24d	2	1.31mi
20 Front St Hartford, CT	1.0	1.0	663	$2,135	$3.22	3d	15	1.37mi
250 Main St Hartford, CT	1.0–2.0	1.0–2.0	725	$2,000	$2.76	24d	4	1.38mi
57 Park St Hartford, CT	3.0	1.0	915	$1,900	$2.08	2d	2	1.38mi
711 Farmington Ave West Hartford, CT	1.0–2.0	1.0–1.5	975	$1,950	$2.00	24d	4	1.41mi

HOA detail condo

• Monthly dues: $430 · $5,160/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-05-07
   status Under Contract 444-char remark
2. 2026-05-02
   listed $125,000 Active 444-char remark
3. 2023-09-10
   historical
4. 2023-09-10
   listed $110,000 Active
5. 2023-09-06
   historical
6. 2022-01-21
   soldstatus $90,000
7. 2022-01-14
   soldstatus $90,000 Closed

   Show marketing remark (345 chars)

   Great opportunity to own this 3rd floor two bedroom Ranch style unit located in this historic brownstone in Willard Place complex! Features include open floor, living room with vaulted ceilings and skylights, newer natural gas furnace, central air, large balcony/deck and more. Large separate storage area in basement with washer and dryer area.

8. 2021-11-24
   listed $84,900 Active

   Show marketing remark (345 chars)

   Great opportunity to own this 3rd floor two bedroom Ranch style unit located in this historic brownstone in Willard Place complex! Features include open floor, living room with vaulted ceilings and skylights, newer natural gas furnace, central air, large balcony/deck and more. Large separate storage area in basement with washer and dryer area.

9. 2011-06-07
   soldstatus $70,000
10. 2011-01-07
    listed $80,900
11. 2010-12-21
    historical
12. 2010-09-30
    listed $95,000
13. 2009-11-21
    historical
14. 2009-07-24
    listed $98,000
15. 2009-05-18
    historical
16. 2008-11-18
    listed $114,900
17. 2006-01-17
    soldstatus $110,000
18. 2006-01-16
    soldstatus $110,000
19. 2005-11-08
    listed $115,000
20. 1997-04-14
    soldstatus $24,000

ⓘ 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: $2,182 · $182/mo
• Projected year-2 tax: $2,428 · $202/mo
• Expected delta: +$246/yr (+$21/mo · 11.3%)

ⓘ 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 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: $24,239
• − Mortgage interest: −$7,002
• − Property taxes: −$2,182
• − Insurance: −$625
• − Repairs & maintenance: −$1,939
• − Management: −$1,939
• − HOA: −$5,160
• − Depreciation: −$3,636
• Taxable income: $1,756
• Est. tax owed @ 24.0%: −$421
• After-tax cash flow: $2,895/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): 19,174
• Household income: $41,937
• Rent vs Own: 80.7% rent · 19.3% own
• Severe rent burden: 2389.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Black 39% White 28% Hispanic / Latino 26% Two or more races 14% Asian 2%
• Hispanic origin (detail): Puerto Rican 18% Cuban 1% Dominican 3%
• Common ancestry: Romanian 3% Lithuanian 2% Estonian 1%
• Foreign-born: 20% · Canada, United Kingdom
• Languages at home: 74% English-only · Spanish 18% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -59.58%
• Current HPI: 173.3602
• Rent YoY: ▲ 6.73%
• 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

+420.8% since first listed

20 events — show timeline

• 2026-05-07 Pending — Smart MLS
• 2026-05-02 Listed $125,000 Smart MLS
• 2023-09-10 Listing Removed — Smart MLS
• 2023-09-10 Listed $110,000 Smart MLS
• 2023-09-06 Coming Soon — Smart MLS
• 2022-01-21 Sold (Public Records) $90,000 Public Records
• 2022-01-14 Sold (MLS) $90,000 Smart MLS
• 2021-11-24 Listed $84,900 Smart MLS
• 2011-06-07 Sold (MLS) $70,000 Smart MLS
• 2011-01-07 Listed $80,900 Smart MLS
• 2010-12-21 Listing Removed — Smart MLS
• 2010-09-30 Listed $95,000 Smart MLS
• 2009-11-21 Listing Removed — Smart MLS
• 2009-07-24 Listed $98,000 Smart MLS
• 2009-05-18 Listing Removed — Smart MLS
• 2008-11-18 Listed $114,900 Smart MLS
• 2006-01-17 Sold (Public Records) $110,000 Public Records
• 2006-01-16 Sold (MLS) $110,000 Smart MLS
• 2005-11-08 Listed $115,000 Smart MLS
• 1997-04-14 Sold (Public Records) $24,000 Public Records

Property tax history

+2.7%/yr

Latest (2025): $2,182 · +0.0% YoY. Source: county tax records.