53 Hillside Ave · Hartford, CT 06106

$210,000

4 bd · 2.0 ba · 1,742 sqft · SingleFamily public records · 46 Days on market

Built 1910 4,791 sqft lot $121/sqft · 39% below area Est $344k · 39% under

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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 +23.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +6.4/10.0
• Appreciation +5.7/10.0
• Livability +3.8/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0

Listing remarks MLS

Discover the potential of this classic Hartford home located at 53 Hillside Ave. This property sits in an established neighborhood known for its convenient access to local parks, city schools, and the vibrant energy of downtown Hartford. For a buyer with a vision and an eye for the future, this home represents a rare chance to secure a piece of the city's architectural history. Please be aware that this home is being sold as a "sight unseen" opportunity. The property is currently occupied, do not disturb occupants. While you won't be able to tour the inside just yet, a drive through the neighborhood will reveal the charm and convenience that make this area a popular choice for Hartford residents.

Key facts

• City schools
• Local parks
• 4,791 sq ft lot

Tags

• ESTABLISHED NEIGHBORHOOD
• LOCAL PARKS
• CITY SCHOOLS
• ARCHITECTURAL HISTORY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $204k (3.0% below list) — sets the bar for market timing.

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 (+2.4%/yr); 62 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,867 units permitted in Capitol Planning Region in 2024 (1,399 in 5+ unit buildings).
• At $2,399/mo this rent would consume 62% of the median local household income ($46k/yr) (locally 3400% 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 $4k of equity ($1k loan paydown + $3k appreciation (1.4% local appreciation)).
• At projected returns (1.4% appreciation + 2.4% rent growth), your $59k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 13y 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 $141k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $203,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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 1910 — 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. 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 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: 1.14% ✓
• Cap rate: 8.53%
• Cash-on-cash: 7.97%
• DSCR: 1.35
• GRM: 7.3

CMA / ARV

• ARV (median comp): $344,192
• List price: $210,000
• Delta: -38.99%
• Verdict: UNDERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

1.38% appreciation · 2.37% rent growth · sell at horizon

5-year hold

• IRR: 10.3%
• Equity multiple: 1.53×
• Total profit: $31,256
• Equity at exit: $75,822

10-year hold

• IRR: 13.4%
• Equity multiple: 2.66×
• Total profit: $97,715
• Equity at exit: $104,036

Cash invested: $58,800 (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 06106

• Home prices YoY: 0.4%
• Rents YoY: 2.4%
• Active inventory: 62
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,399 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$316 /mo · $3,786/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $391

Break-even live

Break-even rent $1,904

Max offer price $210,000

Occupancy floor 79%

Sensitivity live

Price	-10% $510	-5% $450	+0% $391	+5% $331	+10% $272
Rent	-10% $201	-5% $296	+0% $391	+5% $486	+10% $580
Rate	-1.0pp $497	-0.5pp $444	base $391	+0.5pp $336	+1.0pp $281

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
452 Hillside Ave Hartford, CT	4.0	1.0	1233	$2,700	$2.19	24d	1	0.94mi
158 Seymour St Hartford, CT	3.0	1.0	1114	$2,025	$1.82	24d	2	0.96mi
21 Gillette St West Hartford, CT	3.0	1.0	1400	$2,500	$1.79	4d	1	1.15mi
103 Seymour Ave West Hartford, CT	4.0	2.0	2080	$2,500	$1.20	45d	1	1.49mi

Listing history 8 events

1. 2026-05-12
   status Under Contract 715-char remark

   Show marketing remark (715 chars)

   Discover the potential of this classic Hartford home located at 53 Hillside Ave. This property sits in an established neighborhood known for its convenient access to local parks, city schools, and the vibrant energy of downtown Hartford. For a buyer with a vision and an eye for the future, this home represents a rare chance to secure a piece of the city's architectural history. Please be aware that this home is being sold as a "sight unseen" opportunity. The property is currently occupied, do not disturb occupants. While you won't be able to tour the inside just yet, a drive through the neighborhood will reveal the charm and convenience that make this area a popular choice for Hartford residents.

2. 2026-04-22
   status Active 715-char remark

   Show marketing remark (715 chars)

   Discover the potential of this classic Hartford home located at 53 Hillside Ave. This property sits in an established neighborhood known for its convenient access to local parks, city schools, and the vibrant energy of downtown Hartford. For a buyer with a vision and an eye for the future, this home represents a rare chance to secure a piece of the city's architectural history. Please be aware that this home is being sold as a "sight unseen" opportunity. The property is currently occupied, do not disturb occupants. While you won't be able to tour the inside just yet, a drive through the neighborhood will reveal the charm and convenience that make this area a popular choice for Hartford residents.

3. 2026-04-07
   status Under Contract 715-char remark

   Show marketing remark (715 chars)

   Discover the potential of this classic Hartford home located at 53 Hillside Ave. This property sits in an established neighborhood known for its convenient access to local parks, city schools, and the vibrant energy of downtown Hartford. For a buyer with a vision and an eye for the future, this home represents a rare chance to secure a piece of the city's architectural history. Please be aware that this home is being sold as a "sight unseen" opportunity. The property is currently occupied, do not disturb occupants. While you won't be able to tour the inside just yet, a drive through the neighborhood will reveal the charm and convenience that make this area a popular choice for Hartford residents.

4. 2026-03-09
   listed $210,000 Active 715-char remark

   Show marketing remark (715 chars)

   Discover the potential of this classic Hartford home located at 53 Hillside Ave. This property sits in an established neighborhood known for its convenient access to local parks, city schools, and the vibrant energy of downtown Hartford. For a buyer with a vision and an eye for the future, this home represents a rare chance to secure a piece of the city's architectural history. Please be aware that this home is being sold as a "sight unseen" opportunity. The property is currently occupied, do not disturb occupants. While you won't be able to tour the inside just yet, a drive through the neighborhood will reveal the charm and convenience that make this area a popular choice for Hartford residents.

5. 2026-02-09
   soldstatus $141,151
6. 2014-09-22
   historical
7. 2013-07-25
   listed $89,000
8. 1986-02-01
   soldstatus $77,000

ⓘ 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: $3,786 · $316/mo
• Projected year-2 tax: $4,140 · $345/mo
• Expected delta: +$354/yr (+$30/mo · 9.4%)

ⓘ 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: $28,785
• − Mortgage interest: −$11,763
• − Property taxes: −$3,786
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,303
• − Management: −$2,303
• − Depreciation: −$6,109
• Taxable income: $1,471
• Est. tax owed @ 24.0%: −$353
• After-tax cash flow: $4,336/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): 36,322
• Household income: $46,304
• Rent vs Own: 76.7% rent · 23.3% own
• Severe rent burden: 3400.0

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 60% Two or more races 25% Black 18% White 15% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 42% Dominican 6%
• Common ancestry: Lithuanian 2% Russian 1% Romanian 1%
• Foreign-born: 20% · Canada, Jamaica, China
• Languages at home: 46% English-only · Spanish 47% Other Indo-European 3% Other Asian/Pacific 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: ▲ 1.38%
• Current HPI: 314.0899
• Rent YoY: ▲ 2.37%
• 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

+172.7% since first listed

8 events — show timeline

• 2026-05-12 Pending — Smart MLS
• 2026-04-22 Relisted — Smart MLS
• 2026-04-07 Pending — Smart MLS
• 2026-03-09 Listed $210,000 Smart MLS
• 2026-02-09 Sold (Public Records) $141,151 Public Records
• 2014-09-22 Listing Removed — Smart MLS
• 2013-07-25 Listed $89,000 Smart MLS
• 1986-02-01 Sold (Public Records) $77,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $3,786 · +0.0% YoY. Source: county tax records.