1690 Dixwell Ave #5 · Hamden, CT 06514

$144,900

1 bd · 1.0 ba · 648 sqft · Condo · 45 Days on market

Built 1988 Good condition $224/sqft · 14% below area Est $169k · 14% under $178/mo HOA · 9% of rent ↓ 9% since listing

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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 +25.3/30.0
• ARV discount +14.0/15.0
• DSCR +8.4/10.0
• 1% rule +8.2/10.0
• Condition / age +4.0/5.0
• Rent growth +3.7/5.0
• Schools +3.3/10.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Unique design, one bedroom loft unit with in unit w/ d, private storage unit, Low HOA fees. In excellent condition near all amenities including SCSU, Quinnipiac and yale Universities, shopping and outdoor activities. 1/2 mile +/- to the entrance of the Merritt Parkway. Renting is allowed. Pets not allowed, agent related to owner.

Key facts

• In unit w d
• Low hoa fees
• Near all amenities

Tags

• ONE BEDROOM LOFT UNIT
• IN UNIT W D
• PRIVATE STORAGE UNIT
• LOW HOA FEES
• EXCELLENT CONDITION
• NEAR ALL AMENITIES

Property features AI

Finance

• Other: Part of a 32-unit building
• HOA & community: Homeowners association with monthly fee of $178; HOA covers grounds maintenance, trash pickup, snow removal, water, sewer, property management, pest control, and insurance; Professional off-site property management; No pets allowed

Exterior

• Parking: Paved off-street assigned parking (1 space)
• Utilities: Public water; Public sewer; Natural gas
• Home design: Condominium; Condo/Co‑op for sale; Unit with two levels
• Construction: Frame construction
• Exterior features: Vinyl siding; Sloping lot

Interior

• Kitchen: Gas range; Range hood; Refrigerator
• Bedrooms: 1 bedroom (upper level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air conditioning; Natural gas hot water; Hot air heating (natural gas)
• Interior features: Pre-wired for cable; Intercom
• Laundry & utility: Stacked washer/dryer in upper-level bathroom

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $145k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $331 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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.
• Zoned schools: Dunbar Hill School (math 17% / reading 27%, grade F, #433 of 553 statewide, top 80%, 272 students, 49% FRL); Hamden High School (math 21% / reading 44%, grade F, #125 of 194 statewide, top 66%, 1,672 students, 39% FRL).
• Market conditions: Rents rising fast (+4.6%/yr); 107 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 3d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $41k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($141k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• 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 $140,553 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.32% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.79%
• DSCR: 1.44
• GRM: 6.3

CMA / ARV

• ARV (median comp): $169,335
• List price: $144,900
• Delta: -14.43%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $882
• Equity at exit: $21,605

10-year hold

• IRR: 12.0%
• Equity multiple: 2.03×
• Total profit: $41,813
• Equity at exit: $12,528

Cash invested: $40,572 (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: 107
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,912 high
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,174/yr
• Insurance: −$60
• HOA: −$178
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $331

Break-even live

Break-even rent $1,493

Max offer price $144,900

Occupancy floor 78%

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: $36,225
• Closing costs: $4,347
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
380 Mather St Hamden, CT	2.0	1.0–2.0	867	$2,635	$3.04	43d	16	0.25mi
1901 Dixwell Ave Hamden, CT	2.0	1.0	660	$1,550	$2.35	2d	1	0.41mi
5 Manila Ave Apt 6 Hamden, CT	1.0	1.0	620	$1,600	$2.58	43d	1	0.52mi
1 Kaye Plz Hamden, CT	1.0	1.0	660	$1,750	$2.65	2d	1	0.80mi
676 Mix Ave Hamden, CT	2.0	1.0–2.0	810	$1,838	$2.27	2d	1	0.85mi
1572 Whitney Ave Hamden, CT	1.0	1.0	725	$2,000	$2.76	23d	1	0.90mi
1204 Whitney Ave #208 Hamden, CT	1.0	1.0	637	$1,775	$2.79	2d	1	1.26mi
1204 Whitney Ave Hamden, CT	1.0	1.0	641	$1,900	$2.96	43d	2	1.26mi
165 Towne House Rd Unit 165 Hamden, CT	1.0	1.0	631	$1,650	$2.61	43d	1	1.26mi
1199 Whitney Ave Hamden, CT	1.0	1.0	586	$1,945	$3.32	2d	5	1.28mi
925 Mix Ave Hamden, CT	2.0	1.0–1.5	830	$2,460	$2.96	2d	3	1.35mi
134 Gorham Dr Unit 1 Hamden, CT	1.0	1.0	750	$1,800	$2.40	2d	1	1.49mi

HOA detail condo

• Monthly dues: $178 · $2,136/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $144,900 Active 45 DOM
2. 2026-06-17
   days on market $144,900 Active 44 DOM
3. 2026-06-16
   days on market $144,900 Active 43 DOM
4. 2026-06-15
   days on market $144,900 Active 42 DOM
5. 2026-06-14
   days on market $144,900 Active 40 DOM
6. 2026-06-13
   days on market $144,900 Active 39 DOM
7. 2026-06-10
   days on market $144,900 Active 37 DOM
8. 2026-06-09
   days on market $144,900 Active 36 DOM
9. 2026-06-08
   days on market $144,900 Active 35 DOM
10. 2026-06-07
    pricedays on market $144,900 Active 34 DOM
11. 2026-06-05
    days on market $149,900 Active 31 DOM
12. 2026-06-03
    days on market $149,900 Active 30 DOM
13. 2026-06-03
    days on market $149,900 Active 29 DOM
14. 2026-06-01
    days on market $149,900 Active 28 DOM
15. 2026-05-31
    days on market $149,900 Active 27 DOM
16. 2026-05-14
    price $154,900 330-char remark
17. 2026-05-04
    listed $159,900 Active 330-char remark

ⓘ 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 7/10 Severe 7 d/yr ≥98°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 · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,941
• − Mortgage interest: −$8,117
• − Property taxes: −$2,174
• − Insurance: −$724
• − Repairs & maintenance: −$1,835
• − Management: −$1,835
• − HOA: −$2,136
• − Depreciation: −$4,215
• Taxable income: $1,905
• Est. tax owed @ 24.0%: −$457
• After-tax cash flow: $3,514/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 · 12 photos

Good 80/100 Cosmetic rehab

This townhouse is in good condition with a good condition score of 80. It has a cosmetic rehab level and requires minor repairs and maintenance. The highest-ROI updates would be painting, new flooring, and updating the kitchen and bathroom.

Repairs flagged

• Minor Kitchen backsplash — No backsplash visible
• Minor Bathroom vanity — No specific issues noted

Value-add opportunities

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics
• Both New flooring — Replacing carpet with hardwood or tile can increase both resale and rental value
• Both Kitchen backsplash — Adding a backsplash can improve functionality and aesthetics
• Both Bathroom vanity — Upgrading the vanity can enhance the bathroom's functionality and appearance

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen backsplash · No backsplash visible	Minor	$500–3,000
Bathroom vanity · No specific issues noted	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Painting — Fresh paint can enhance curb appeal and interior aesthetics ↑
• Both New flooring — Replacing carpet with hardwood or tile can increase both resale and rental value ↑
• Both Kitchen backsplash — Adding a backsplash can improve functionality and aesthetics ↑
• Both Bathroom vanity — Upgrading the vanity can enhance the bathroom's functionality and appearance ↑

ⓘ 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: 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 — Hamden

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: New Haven County · 688,236 people
• City population: 61,150
• 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

-9.4% since first listed

4 events — show timeline

• 2026-06-05 Price Changed $144,900 Smart MLS
• 2026-05-20 Price Changed $149,900 Smart MLS
• 2026-05-14 Price Changed $154,900 Smart MLS
• 2026-05-04 Listed $159,900 Smart MLS