254 Starr St · New Haven, CT 06511

$195,000

2 bd · 1.0 ba · 956 sqft · SingleFamily public records · 126 Days on market

Built 1890 3,049 sqft lot $204/sqft · 22% below area Est $252k · 22% under

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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 +18.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• 1% rule +5.3/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity awaits in Newhallville! This 2-bedroom, 1-bath home offers strong potential for renovation and value creation. Hardwood floors, an eat-in kitchen, and a functional layout with bedrooms on the upper level provide a solid starting point for improvements. A spacious fenced backyard and off-street parking add to the appeal, all set on a quiet residential street. Ideal for investors or owner-occupants looking to build equity. Conveniently located near Yale, Albertus Magnus College, shopping, and public transportation. Property to be sold as-is.

Key facts

• Fenced backyard
• Off-street parking
• 3,049 sq ft lot

Tags

• FENCED BACKYARD
• OFF-STREET PARKING
• QUIET RESIDENTIAL STREET

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $172k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 4.8% in New Haven — 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 79/100 on livability (#31 in CT, #2,190 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: schools D+, employment D, crime F.
• New Haven School District (urban): math 12% / reading 25% proficiency, ranked #147 of 153 in CT (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.6%/yr); 137 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 in 5+ unit buildings).
• This rent runs 40% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 9y 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 $35k; list at $195k implies a 457% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 51% 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 $171,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.03% ✓
• Cap rate: 7.44%
• Cash-on-cash: 4.09%
• DSCR: 1.18
• GRM: 8.1

CMA / ARV

• ARV (median comp): $251,541
• List price: $195,000
• Delta: -22.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
255 Starr St	0.02mi	3/1.0 (+1)	968 (+1%)	5mo	$160,000	$165	88
39 Edwards St	0.59mi	2/1.0	930 (-3%)	6mo	$160,000	$172	63
118 Cherry Ann St	0.68mi	2/1.0	992 (+4%)	0mo	$250,000	$252	62
13 West Read St	0.40mi	2/1.5	978 (+2%)	19mo	$230,000	$235	60
74 Shepard St	0.40mi	3/2.0 (+1)	936 (-2%)	20mo	$205,000	$219	52
272 Goodrich St	0.50mi	3/1.0 (+1)	999 (+4%)	21mo	$230,000	$230	46
246 Sheffield Ave	0.37mi	3/2.0 (+1)	1,080 (+13%)	9mo	$345,000	$319	44
472 Shelton Ave	0.56mi	3/2.0 (+1)	996 (+4%)	22mo	$263,700	$265	40
37 Watson St	0.37mi	3/1.5 (+1)	1,056 (+10%)	23mo	$291,000	$276	39
32 Alling St	0.56mi	3/2.0 (+1)	1,092 (+14%)	14mo	$320,000	$293	29
60 Bowen St	0.73mi	3/1.0 (+1)	864 (-10%)	20mo	$269,000	$311	28

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 2.6% rent growth · sell at horizon

5-year hold

• IRR: -10.3%
• Equity multiple: 0.62×
• Total profit: $-20,492
• Equity at exit: $29,075

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-5,611
• Equity at exit: $16,860

Cash invested: $54,600 (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 06511

• Home prices YoY: -20.8%
• Rents YoY: 2.6%
• Active inventory: 137
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,001 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$291 /mo · $3,492/yr
• Insurance: −$81
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $186

Break-even live

Break-even rent $1,766

Max offer price $195,000

Occupancy floor 86%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
235 Starr St New Haven, CT	3.0	1.0	1100	$2,175	$1.98	14d	1	0.02mi
57 Thompson St Unit 1R New Haven, CT	1.0	1.0	700	$1,450	$2.07	43d	1	0.10mi
145 Starr St New Haven, CT	2.0	1.0	678	$1,600	$2.36	43d	1	0.17mi
145 Starr St Unit 3 New Haven, CT	2.0	1.0	678	$1,600	$2.36	23d	1	0.17mi
40 Lilac St Unit 3 New Haven, CT	3.0	1.0	1100	$1,600	$1.45	43d	1	0.21mi
310 W Division St Unit 1R New Haven, CT	2.0	1.0	850	$1,500	$1.76	23d	1	0.26mi
624 Dixwell Ave Unit 1 New Haven, CT	3.0	1.0	958	$1,650	$1.72	19d	1	0.28mi
402 Huntington St Unit 2 New Haven, CT	3.0	1.0	1108	$1,800	$1.62	23d	1	0.32mi
201 Munson St New Haven, CT	3.0	1.0–2.5	941	$3,770	$4.00	2d	120	0.35mi
35 Goodyear St Unit 2 New Haven, CT	2.0	1.0	750	$1,750	$2.33	43d	1	0.35mi
705 Dixwell Ave Unit 1R New Haven, CT	2.0	1.0	930	$1,650	$1.77	19d	1	0.37mi
301 Winchester Ave New Haven, CT	3.0	1.0–2.0	890	$3,718	$4.18	2d	96	0.38mi
312 Huntington St New Haven, CT	3.0	1.0	1100	$1,950	$1.77	14d	1	0.38mi
312 Huntington St Unit 3 New Haven, CT	3.0	1.0	1000	$1,750	$1.75	43d	1	0.39mi
250 Bassett St Unit 3rd floor New Haven, CT	2.0	1.0	960	$1,900	$1.98	43d	1	0.39mi
77 Shepard St Unit 1 New Haven, CT	2.0	1.0	664	$1,625	$2.45	23d	1	0.41mi
77 Shepard St Unit 1 New Haven, CT	2.0	1.0	664	$1,625	$2.45	19d	1	0.41mi
550 Prospect St #8 New Haven, CT	2.0	1.5	1000	$2,450	$2.45	43d	1	0.43mi
280 Bassett St New Haven, CT	2.0	1.0	1000	$1,500	$1.50	43d	1	0.43mi
500 Prospect St Unit 2A New Haven, CT	2.0	1.0	1099	$2,950	$2.68	43d	1	0.44mi
570 Prospect St New Haven, CT	1.0	1.0	725	$1,395	$1.92	43d	1	0.44mi
440 Prospect St #2 New Haven, CT	1.0	1.0	625	$1,850	$2.96	43d	1	0.47mi
118 Shepard St Unit 2 R New Haven, CT	2.0	1.0	595	$1,650	$2.77	2d	1	0.48mi
48 Daisy St Unit 2 New Haven, CT	3.0	1.0	810	$1,900	$2.35	23d	1	0.49mi
84 Munson St Unit 2 New Haven, CT	1.0	1.0	800	$1,700	$2.12	23d	1	0.52mi
30 Tilton St Unit 2 New Haven, CT	2.0	1.0	800	$1,950	$2.44	43d	1	0.58mi
38 Tilton St Unit 423-L New Haven, CT	3.0	1.0	1071	$1,895	$1.77	43d	1	0.58mi
963 Sherman Ave Unit 2ND New Haven, CT	3.0	1.0	1000	$1,800	$1.80	23d	1	0.62mi
37 Woodland St Unit 1 New Haven, CT	3.0	1.0	912	$2,400	$2.63	43d	1	0.62mi
37 Woodland St Unit 2 New Haven, CT	3.0	1.0	996	$2,400	$2.41	3d	1	0.62mi
141 County St Unit 2 New Haven, CT	2.0	1.0	695	$1,700	$2.45	43d	1	0.69mi
141 County St New Haven, CT	2.0	1.0	695	$1,700	$2.45	2d	1	0.69mi
28 Compton St Unit 1 New Haven, CT	3.0	1.0	1100	$2,700	$2.45	43d	1	0.72mi
110 W Easton St Hamden, CT	3.0	1.0	975	$2,500	$2.56	43d	1	0.74mi
492 Whitney Ave Unit 4C New Haven, CT	2.0	1.0	1060	$2,600	$2.45	23d	1	0.75mi
550 Whitney Ave Unit 2 New Haven, CT	1.0	1.0	550	$1,725	$3.14	23d	1	0.77mi
570 Whitney Ave Unit L3 New Haven, CT	1.0	1.0	820	$1,925	$2.35	43d	1	0.78mi
382 Whitney Ave New Haven, CT	1.0	1.0	550	$1,800	$3.27	43d	1	0.80mi
382 Whitney Ave Unit 14 New Haven, CT	1.0	1.0	550	$1,800	$3.27	11d	1	0.80mi
572 Whitney Ave Unit 3E New Haven, CT	1.0	1.0	800	$1,750	$2.19	14d	1	0.80mi

Listing history 36 events

1. 2026-06-18
   days on market $195,000 Active 126 DOM
2. 2026-06-17
   days on market $195,000 Active 125 DOM
3. 2026-06-16
   days on market $195,000 Active 124 DOM
4. 2026-06-15
   days on market $195,000 Active 123 DOM
5. 2026-06-14
   days on market $195,000 Active 121 DOM
6. 2026-06-13
   days on market $195,000 Active 120 DOM
7. 2026-06-10
   days on market $195,000 Active 118 DOM
8. 2026-06-09
   days on market $195,000 Active 117 DOM
9. 2026-06-08
   days on market $195,000 Active 116 DOM
10. 2026-06-07
    pricedays on market $195,000 Active 115 DOM
11. 2026-06-05
    days on market $200,000 Active 112 DOM
12. 2026-06-03
    days on market $200,000 Active 111 DOM
13. 2026-06-03
    days on market $200,000 Active 110 DOM
14. 2026-06-01
    days on market $200,000 Active 109 DOM
15. 2026-05-31
    days on market $200,000 Active 108 DOM
16. 2026-02-11
    listed $200,000 Active 557-char remark

    Show marketing remark (557 chars)

    Opportunity awaits in Newhallville! This 2-bedroom, 1-bath home offers strong potential for renovation and value creation. Hardwood floors, an eat-in kitchen, and a functional layout with bedrooms on the upper level provide a solid starting point for improvements. A spacious fenced backyard and off-street parking add to the appeal, all set on a quiet residential street. Ideal for investors or owner-occupants looking to build equity. Conveniently located near Yale, Albertus Magnus College, shopping, and public transportation. Property to be sold as-is.

17. 2026-01-31
    historical
18. 2025-12-01
    status Active
19. 2025-12-01
    historical
20. 2025-11-28
    price $210,000
21. 2025-08-29
    listed $238,000 Active
22. 2025-08-27
    historical
23. 2025-06-26
    price $250,000
24. 2025-06-13
    listed $254,000 Active
25. 2025-05-31
    historical
26. 2024-12-19
    price $254,000
27. 2024-12-03
    price $255,000
28. 2024-11-04
    price $260,000
29. 2024-10-16
    price $266,000
30. 2024-07-27
    listed $270,000 Active
31. 2024-07-23
    historical
32. 2024-03-26
    price $270,000
33. 2024-02-09
    listed $275,000 Active
34. 2018-01-19
    soldstatus $35,000 Closed
35. 2017-12-23
    historical
36. 2017-09-25
    listed $34,900 Active

ⓘ 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: $3,492 · $291/mo
• Projected year-2 tax: $3,832 · $319/mo
• Expected delta: +$340/yr (+$28/mo · 9.8%)

ⓘ 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 7/10 Severe 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 51% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,014
• − Mortgage interest: −$10,923
• − Property taxes: −$3,492
• − Insurance: −$975
• − Repairs & maintenance: −$1,921
• − Management: −$1,921
• − Depreciation: −$5,673
• Taxable loss: −$891
• Est. tax savings @ 24.0%: +$214
• After-tax cash flow: $2,446/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: New Haven School District
• NCES district ID: 0902790
• Math proficiency: 12% ▼ -10.00%
• Reading proficiency: 25% ▼ -10.00%
• Median HH income: $38,058
• Composite: 15.48/100
• National rank: #9308
• State rank: #147 of 153 in CT

Livability — New Haven

• Score: 79/100
• State rank: #31
• US rank: #2190

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Haven, CT
• County: New Haven County · 688,236 people
• City population: 132,813
• Metro: New Haven-Milford, CT
• Population (ZIP): 54,730
• Household income: $59,969
• Rent vs Own: 80.3% rent · 19.7% own
• Severe rent burden: 4999.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Black 34% White 32% Hispanic / Latino 21% Two or more races 8% Asian 7%
• Hispanic origin (detail): Mexican 4% Puerto Rican 10% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 1% Russian 1%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 74% English-only · Spanish 15% Chinese 3% Other Indo-European 2%

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: ▼ -86.05%
• Current HPI: 328.1353
• Rent YoY: ▲ 2.60%
• 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

+473.1% since first listed

21 events — show timeline

• 2026-02-11 Listed $200,000 Smart MLS
• 2026-01-31 Listing Removed — Smart MLS
• 2025-12-01 Relisted — Smart MLS
• 2025-12-01 Listing Removed — Smart MLS
• 2025-11-28 Price Changed $210,000 Smart MLS
• 2025-08-29 Listed $238,000 Smart MLS
• 2025-08-27 Listing Removed — Smart MLS
• 2025-06-26 Price Changed $250,000 Smart MLS
• 2025-06-13 Listed $254,000 Smart MLS
• 2025-05-31 Listing Removed — Smart MLS
• 2024-12-19 Price Changed $254,000 Smart MLS
• 2024-12-03 Price Changed $255,000 Smart MLS
• 2024-11-04 Price Changed $260,000 Smart MLS
• 2024-10-16 Price Changed $266,000 Smart MLS
• 2024-07-27 Listed $270,000 Smart MLS
• 2024-07-23 Listing Removed — Smart MLS
• 2024-03-26 Price Changed $270,000 Smart MLS
• 2024-02-09 Listed $275,000 Smart MLS
• 2018-01-19 Sold (MLS) $35,000 Smart MLS
• 2017-12-23 Listing Removed — Smart MLS
• 2017-09-25 Listed $34,900 Smart MLS

Property tax history

+5.5%/yr

Latest (2023): $3,492 · -6.4% YoY. Source: county tax records.