8 Rose Ln Unit 24-5 · Danbury, CT 06811

$235,000

1 bd · 1.0 ba · 828 sqft · Condo public records · 49 Days on market

Built 1983 $284/sqft · 15% below area Est $276k · 15% under $305/mo HOA · 14% of rent

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Why this score? — see what drove the D 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 +14.2/15.0
• Cash flow +10.0/30.0
• 1% rule +4.2/10.0
• Livability +3.8/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Bright, Clean, And Ready To Move Right In! New Carpets And Paint. New Bathroom Tub & Vanity. Newer Kitchen Appliances.Walk-In Room With Full-Sized Washer/Dryer. Short Distance To I84, Hospital & College. Short Walk To Lake Candlewood.

Key facts

• Private patio
• Inground pool
• One level living

Tags

• ONE LEVEL LIVING
• WOOD BURNING FIREPLACE
• GRANITE COUNTERTOPS
• PRIVATE PATIO
• DEDICATED LAUNDRY ROOM
• INGROUND POOL

Property features AI

Finance

• Other: Part of a 138-unit community; Unit is number 24-5 (first floor)
• HOA & community: Monthly HOA fee ($305); HOA covers grounds maintenance, trash pickup, snow removal, water, sewer, property management, and pool service; Community amenities include a playground/tot lot and pool; Professional off-site property management; Pets allowed (one pet per unit)

Exterior

• Parking: Assigned parking; Unassigned/visitor parking available; Total of 2 parking spaces
• Utilities: Public water connected; Public sewer connected; Electric service for heat and hot water
• Home design: Condominium; Located in a complex (Park Ridge)
• Construction: Frame construction
• Exterior features: Vinyl siding; Patio; Underground utilities; Level lot; In-ground swimming pool (community)

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 1 bedroom (unit on first floor)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric baseboard heat; Wall cooling unit; Thermopane windows (energy efficient)
• Interior features: Open floor plan; Wall AC unit; One fireplace; No basement
• Laundry & utility: In-unit laundry (main level); 30-gallon electric hot water tank

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $235k.

Deal economics

• At list price, monthly cash flow is $-140 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (10.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (7.7% below list).
• Recommended offer: $210k (10.6% below list) — sets the bar for cash-flow.
• Cap rate 5.6% vs local median 3.6% in Danbury — 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 76/100 on livability (#51 in CT, #3,379 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: amenities F, cost of living F.
• Danbury School District (urban): math 19% / reading 32% proficiency, ranked #131 of 153 in CT (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Danbury High School (math 19% / reading 41%, grade F, #137 of 194 statewide, top 70%, 3,590 students, 48% FRL).
• Market conditions: 117 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,151 units permitted in Western Connecticut Planning Region in 2024 (714 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $108k; list at $235k implies a 118% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $210,207 (10.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.92% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.56%
• DSCR: 0.89
• GRM: 9.0

CMA / ARV

• ARV (median comp): $276,039
• List price: $235,000
• Delta: -14.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -20.5%
• Equity multiple: 0.29×
• Total profit: $-46,845
• Equity at exit: $35,039

10-year hold

• IRR: -13.4%
• Equity multiple: 0.22×
• Total profit: $-51,597
• Equity at exit: $20,319

Cash invested: $65,800 (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 06811

• Active inventory: 117
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,168 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$218 /mo · $2,616/yr
• Insurance: −$98
• HOA: −$305
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $-140

Break-even live

Break-even rent $2,346

Max offer price $210,207

Occupancy floor —

Sensitivity live

Price	-10% $-7	-5% $-74	+0% $-140	+5% $-207	+10% $-273
Rent	-10% $-312	-5% $-226	+0% $-140	+5% $-55	+10% $31
Rate	-1.0pp $-22	-0.5pp $-81	base $-140	+0.5pp $-201	+1.0pp $-263

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Cornell Rd Danbury, CT	2.0	1.0	800	$2,600	$3.25	45d	1	0.24mi
7 Padanaram Rd Unit C53 Danbury, CT	2.0	1.0	851	$2,150	$2.53	5d	1	0.30mi
7 Padanaram Rd Unit J243 Danbury, CT	1.0	1.0	604	$1,700	$2.81	25d	1	0.30mi
2 Jeanette Rd #43 Danbury, CT	1.0	1.0	741	$2,300	$3.10	45d	1	0.36mi
2 Jeanette St Unit 67 Danbury, CT	1.0	1.0	741	$1,850	$2.50	25d	1	0.59mi
10 Clapboard Ridge Rd Danbury, CT	1.0–3.0	1.0–2.0	1061	$2,206	$2.08	4d	20	1.18mi
53 Sand Pit Rd Danbury, CT	1.0–3.0	1.0–2.0	1131	$2,095	$1.85	5d	1	1.34mi
35 9th Ave Unit 1R Danbury, CT	2.0	1.0	650	$2,100	$3.23	16d	1	1.50mi

HOA detail condo

• Monthly dues: $305 · $3,660/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-16
   statusdays on market $235,000 Under Contract 49 DOM
2. 2026-06-15
   days on market $235,000 Under Contract - Continue to Show 48 DOM
3. 2026-06-13
   days on market $235,000 Under Contract - Continue to Show 46 DOM
4. 2026-06-10
   days on market $235,000 Under Contract - Continue to Show 43 DOM
5. 2026-06-09
   days on market $235,000 Under Contract - Continue to Show 42 DOM
6. 2026-06-08
   days on market $235,000 Under Contract - Continue to Show 41 DOM
7. 2026-06-07
   days on market $235,000 Under Contract - Continue to Show 40 DOM
8. 2026-06-05
   days on market $235,000 Under Contract - Continue to Show 37 DOM
9. 2026-06-03
   days on market $235,000 Under Contract - Continue to Show 36 DOM
10. 2026-06-03
    days on market $235,000 Under Contract - Continue to Show 35 DOM
11. 2026-06-01
    days on market $235,000 Under Contract - Continue to Show 34 DOM
12. 2026-05-31
    days on market $235,000 Under Contract - Continue to Show 33 DOM
13. 2026-05-10
    historical Under Contract - Continue to Show 1371-char remark
14. 2026-04-28
    historical
15. 2026-04-28
    listed $235,000 Active 1371-char remark
16. 2026-04-21
    status Active
17. 2026-04-02
    historical Under Contract - Continue to Show
18. 2026-03-15
    listed $240,000 Active
19. 2026-03-12
    historical
20. 2012-01-09
    soldstatus $108,000

    Show marketing remark (243 chars)

    Bright, Clean, And Ready To Move Right In! New Carpets And Paint. New Bathroom Tub & Vanity. Newer Kitchen Appliances.Walk-In Room With Full-Sized Washer/Dryer. Short Distance To I84, Hospital & College. Short Walk To Lake Candlewood.

21. 2011-03-25
    listed $109,900

    Show marketing remark (243 chars)

    Bright, Clean, And Ready To Move Right In! New Carpets And Paint. New Bathroom Tub & Vanity. Newer Kitchen Appliances.Walk-In Room With Full-Sized Washer/Dryer. Short Distance To I84, Hospital & College. Short Walk To Lake Candlewood.

ⓘ 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: $2,616 · $218/mo
• Projected year-2 tax: $3,822 · $319/mo
• Expected delta: +$1,206/yr (+$101/mo · 46.1%)

ⓘ 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 4/10 Moderate 7 d/yr ≥99°F today · 14 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% 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: $26,019
• − Mortgage interest: −$13,164
• − Property taxes: −$2,616
• − Insurance: −$1,175
• − Repairs & maintenance: −$2,082
• − Management: −$2,082
• − HOA: −$3,660
• − Depreciation: −$6,836
• Taxable loss: −$5,595
• Est. tax savings @ 24.0%: +$1,343
• After-tax cash flow: $-341/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: Danbury School District
• NCES district ID: 0901020
• Math proficiency: 19% ▼ -17.00%
• Reading proficiency: 32% ▼ -16.00%
• Median HH income: $65,793
• Composite: 23.93/100
• National rank: #7784
• State rank: #131 of 153 in CT

Livability — Danbury

• Score: 76/100
• State rank: #51
• US rank: #3379

Category grades

Amenities F Commute A+ Cost of living F Crime B Employment A- Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Danbury, CT
• County: Fairfield County · 765,532 people
• City population: 87,061
• Metro: Bridgeport-Stamford-Norwalk, CT
• Population (ZIP): 31,228
• Household income: $104,640
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 551.0

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 60% Hispanic / Latino 19% Two or more races 10% Black 10% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Dominican 6%
• Common ancestry: Russian 4% Romanian 3% Estonian 3%
• Foreign-born: 23% · Canada, Guatemala, China
• Languages at home: 67% English-only · Spanish 16% Other Indo-European 8% Russian/Polish/Slavic 2%

Political lean MEDSL · Western Connecticut

• 2024 margin: D (+19.1) · D 58.8% · R 39.7% · Other 1.6%
• All cycles: 2024: D+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -361.68%
• Current HPI: 258.6639
• Rent YoY: —
• Metro: Bridgeport-Stamford-Norwalk, 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

+113.8% since first listed

10 events — show timeline

• 2026-06-16 Pending — Smart MLS
• 2026-05-10 Contingent — Smart MLS
• 2026-04-28 Listing Removed — Smart MLS
• 2026-04-28 Listed $235,000 Smart MLS
• 2026-04-21 Relisted — Smart MLS
• 2026-04-02 Contingent — Smart MLS
• 2026-03-15 Listed $240,000 Smart MLS
• 2026-03-12 Coming Soon — Smart MLS
• 2012-01-09 Sold (MLS) $108,000 Smart MLS
• 2011-03-25 Listed $109,900 Smart MLS

Property tax history

+2.8%/yr

Latest (2023): $2,616 · +25.6% YoY. Source: county tax records.