379 Woodland St Apt 2C · Hartford, CT 06112

$109,900

2 bd · 1.0 ba · 818 sqft · Condo public records · 1 Days on market

Built 1920 $190/mo HOA · 8% of rent

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

Listing remarks MLS

Charming 2-Bedroom Condo with Great Potential This 818 SqFt residential condominium, built in 1920, features 2 bedrooms and 1 bathroom. The unit includes a washer/dryer, gas heat, and a back-lot parking space with stairway entry. While in need of cosmetic updates and TLC, this home offers a solid foundation with great potential. HOA fees are $190/month, with an additional $32/month special assessment, totaling $222.53. A fixed $400 assessment covered a bathroom leak repair. Currently tenant-occupied on a month-to-month lease at $1,000/month plus utilities. A fantastic opportunity for investors or buyers looking to customize their space!

Key facts

• $190 HOA
• Parking
• Built 1920

Property features AI

Finance

• HOA & community: Monthly HOA fee ($190); HOA provides trash pickup, snow removal, water, sewer, property management, and insurance; Pets allowed per HOA; Professionally managed off-site

Exterior

• Parking: Paved off-street assigned parking (1 space)
• Utilities: Public water connected; Public sewer connected; Natural gas service
• Home design: Condominium (Condo/Co-Op for sale); Unit located on 2nd floor; Part of Woodland Commons
• Construction: Brick construction
• Exterior features: Brick siding; City views

Interior

• Kitchen: Electric cooktop; Range hood; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heat (natural gas); Wall unit air conditioning; 30-gallon natural gas hot water tank
• Interior features: 6 total rooms; Full basement; Wall unit cooling
• Laundry & utility: Laundry in kitchen on main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $110k.

Deal economics

• At list price, monthly cash flow is $855 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).

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: 47 active listings in the ZIP; 4 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 $2,264/mo this rent would consume 61% of the median local household income ($44k/yr) (locally 1466% 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 $12k of equity ($760 loan paydown + $11k appreciation (10.0% local appreciation)).
• At projected returns (10.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $90k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $109,900

Questions for the listing agent

1. Built in 1920 — 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: 2.06% ✓
• Cap rate: 15.62%
• Cash-on-cash: 33.33%
• DSCR: 2.48
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 49.8%
• Equity multiple: 4.72×
• Total profit: $114,425
• Equity at exit: $99,007

10-year hold

• IRR: 43.5%
• Equity multiple: 10.57×
• Total profit: $294,442
• Equity at exit: $213,512

Cash invested: $30,772 (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 06112

• Home prices YoY: 4.9%
• Active inventory: 47
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $2,264 medium
• Mortgage (P&I): −$576
• Tax from tax record: −$122 /mo · $1,462/yr
• Insurance: −$46
• HOA: −$190
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $855

Break-even live

Break-even rent $1,182

Max offer price $109,900

Occupancy floor 57%

Sensitivity live

Price	-10% $917	-5% $886	+0% $855	+5% $823	+10% $792
Rent	-10% $676	-5% $765	+0% $855	+5% $944	+10% $1,033
Rate	-1.0pp $910	-0.5pp $883	base $855	+0.5pp $826	+1.0pp $797

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: $27,475
• Closing costs: $3,297
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1820 Albany Ave West Hartford, CT	1.0	1.0	750	$2,250	$3.00	17d	1	1.06mi
1143 Main St Hartford, CT	3.0	1.0–2.0	962	$2,994	$3.11	3d	203	1.37mi
1212 Main St Hartford, CT	2.0	1.0–2.0	766	$3,027	$3.95	3d	18	1.45mi
55 Trumbull St Hartford, CT	1.0–2.0	1.0–2.0	1015	$1,995	$1.97	11d	8	1.48mi

HOA detail condo

• Monthly dues: $190 · $2,280/yr
• Likely covers: gas
• ⚠ Special-assessment mentions:

  …TLC, this home offers a solid foundation with great potential. HOA fees are $190/month, with an additional $32/month special assessment, totaling $222.53. A fixed $400 assessment covered a bathroom leak repair. Currently tenant-occupied on a…

Listing history 12 events

1. 2026-06-19
   statusdays on market $109,900 Active 1 DOM
2. 2026-06-18
   days on market $109,900 Coming Soon 12 DOM
3. 2026-06-17
   days on market $109,900 Coming Soon 11 DOM
4. 2026-06-16
   days on market $109,900 Coming Soon 10 DOM
5. 2026-06-15
   days on market $109,900 Coming Soon 9 DOM
6. 2026-06-13
   days on market $109,900 Coming Soon 7 DOM
7. 2026-06-13
   days on market $109,900 Coming Soon 6 DOM
8. 2026-06-10
   days on market $109,900 Coming Soon 4 DOM
9. 2026-06-09
   days on market $109,900 Coming Soon 3 DOM
10. 2026-06-08
    days on market $109,900 Coming Soon 2 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $109,900 Coming Soon 1 DOM

ⓘ 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: $1,462 · $122/mo
• Projected year-2 tax: $1,907 · $159/mo
• Expected delta: +$445/yr (+$37/mo · 30.4%)

ⓘ 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: $27,168
• − Mortgage interest: −$6,156
• − Property taxes: −$1,462
• − Insurance: −$550
• − Repairs & maintenance: −$2,173
• − Management: −$2,173
• − HOA: −$2,280
• − Depreciation: −$3,197
• Taxable income: $9,176
• Est. tax owed @ 24.0%: −$2,202
• After-tax cash flow: $8,053/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): 22,333
• Household income: $44,460
• Rent vs Own: 60.4% rent · 39.6% own
• Severe rent burden: 1466.0

Population outlook (Capitol County) Hauer SSP2

• By 2040: 1,063,519

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (68%)
• Race & ethnicity: Black 68% Hispanic / Latino 19% White 9% Two or more races 6%
• Hispanic origin (detail): Puerto Rican 15% Dominican 1%
• Common ancestry: Hispanic 2%
• Foreign-born: 26% · Canada
• Languages at home: 81% English-only · Spanish 14% French/Haitian/Cajun 2% Other Indo-European 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: ▲ 14.58%
• Current HPI: 310.7763
• Rent YoY: —
• 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

+76.1% since first listed

6 events — show timeline

• 2026-06-06 Coming Soon $109,900 Smart MLS
• 2025-04-03 Sold (Public Records) $90,000 Public Records
• 2025-04-02 Sold (MLS) $99,900 Smart MLS
• 2025-03-17 Pending — Smart MLS
• 2025-02-20 Listed $99,000 Smart MLS
• 1988-11-01 Sold (Public Records) $62,400 Public Records

Property tax history

+4.4%/yr

Latest (2025): $1,462 · +0.0% YoY. Source: county tax records.