79 Claudia Dr #154 · West Haven, CT 06516

$109,000

1 bd · 1.0 ba · 760 sqft · Condo public records · 43 Days on market

Built 1970 $143/sqft · 18% below area Est $133k · 18% under $421/mo HOA · 25% of rent

---

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 +22.4/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +7.2/10.0
• Livability +4.2/5.0
• Rent growth +3.5/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tenant-occupied 1-bedroom, 1-bath ranch-style condo in a convenient West Haven location. This single-level unit offers a functional layout and immediate rental income, making it an ideal opportunity for investors looking to add value. Conveniently located near major highways, shopping, dining, and the shoreline. Come tour the unit on Sunday, May 10th, 11AM to 1PM. Owner is currently seeking increase to bring unit to market rent at around $1500/mo.

Key facts

• $421 HOA
• Built 1970
• Listed 43 days

Property features AI

Finance

• Financial info: Property is professionally managed off-site; Pets allowed with restrictions (verify details)
• HOA & community: Homeowners association with monthly fee; HOA covers grounds maintenance, snow removal, water, and property management; HOA fee is billed monthly

Exterior

• Utilities: Public water; Public sewer
• Home design: Condominium in The Oaks complex; Condo/Co-op for sale
• Construction: Brick construction
• Exterior features: Brick exterior; Balcony; Sidewalk; Exterior lighting; Level lot; Located on a cul-de-sac

Interior

• Kitchen: Oven/Range; Refrigerator
• Bedrooms: One bedroom
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heat (electric); Wall unit cooling; 40-gallon electric hot water tank
• Interior features: Unit on a single level; Common laundry area; Wall air-conditioning unit
• Laundry & utility: Laundry located on the main level (common/shared)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $109k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $106k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 4.3% in West 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 83/100 on livability (#6 in CT, #915 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: amenities D.
• West Haven School District (suburban): math 26% / reading 38% proficiency, ranked #121 of 153 in CT (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Haven High School (math 23% / reading 39%, grade F, #135 of 194 statewide, top 70%, 1,780 students, 53% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents rising (+3.9%/yr); 151 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 25% of rent.

Recommended offer $105,730 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.56% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.15%
• DSCR: 1.32
• GRM: 5.3

CMA / ARV

• ARV (median comp): $132,904
• List price: $109,000
• Delta: -17.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.9% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.86×
• Total profit: $-4,241
• Equity at exit: $16,252

10-year hold

• IRR: 7.7%
• Equity multiple: 1.62×
• Total profit: $18,870
• Equity at exit: $9,424

Cash invested: $30,520 (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 06516

• Rents YoY: 3.9%
• Active inventory: 151
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,706 high
• Mortgage (P&I): −$572
• Tax from tax record: −$128 /mo · $1,530/yr
• Insurance: −$45
• HOA: −$421
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $182

Break-even live

Break-even rent $1,475

Max offer price $109,000

Occupancy floor 84%

Sensitivity live

Price	-10% $244	-5% $213	+0% $182	+5% $151	+10% $120
Rent	-10% $47	-5% $115	+0% $182	+5% $249	+10% $317
Rate	-1.0pp $237	-0.5pp $210	base $182	+0.5pp $154	+1.0pp $125

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
80 Claudia Dr #369 West Haven, CT	1.0	1.0	760	$1,500	$1.97	4d	1	0.05mi
80 Claudia Dr #369 West Haven, CT	1.0	1.0	760	$1,550	$2.04	46d	1	0.05mi
155 Bull Hill Ln Unit S7 West Haven, CT	2.0	2.0	1056	$2,100	$1.99	46d	1	0.38mi
360 W Spring St Unit A7 West Haven, CT	2.0	1.5	1024	$2,100	$2.05	25d	1	0.42mi
169 W Spring St Unit 1D West Haven, CT	1.0	1.0	792	$1,250	$1.58	46d	1	0.85mi
131 Dogburn Rd West Haven, CT	2.0	1.0	818	$1,638	$2.00	46d	1	0.90mi
511 Main St West Haven, CT	1.0	1.0	948	$1,699	$1.79	46d	1	1.01mi
78 York St #1 West Haven, CT	2.0	1.5	868	$2,250	$2.59	46d	1	1.05mi
62 Treat St West Haven, CT	1.0	1.0	900	$1,635	$1.82	4d	1	1.07mi
15 Crest St Unit B13 West Haven, CT	2.0	1.5	1096	$2,500	$2.28	46d	1	1.07mi
352 Elm St Unit 3rd Fl West Haven, CT	2.0	1.0	902	$2,100	$2.33	46d	1	1.13mi
783 Savin Ave West Haven, CT	2.0	1.0	900	$1,995	$2.22	16d	1	1.19mi
783 Savin Ave West Haven, CT	2.0	1.0	800	$1,995	$2.49	25d	1	1.19mi
405 Main St West Haven, CT	1.0	1.0	800	$1,900	$2.38	25d	1	1.25mi
405 Main St Unit 7 West Haven, CT	1.0	1.0	900	$1,900	$2.11	16d	1	1.25mi
678 Savin Ave Unit 2E West Haven, CT	2.0	1.5	925	$2,095	$2.26	46d	1	1.25mi
165 Richards St West Haven, CT	2.0	1.0–2.0	625	$2,120	$3.39	4d	5	1.27mi
271 Elm St Unit 1 West Haven, CT	2.0	1.0	1063	$2,500	$2.35	25d	1	1.31mi
998 Campbell Ave Bldg 1 1000-3 West Haven, CT	2.0	1.0	800	$1,850	$2.31	23d	1	1.32mi
998 Campbell Ave West Haven, CT	2.0	1.0	800	$1,800	$2.25	4d	1	1.32mi
994 Campbell Ave West Haven, CT	2.0	1.0	1050	$1,950	$1.86	46d	1	1.33mi
33 Old Tavern Rd Orange, CT	1.0–2.0	1.0–2.0	890	$2,100	$2.36	4d	5	1.40mi
35 Dana St Apt 2 West Haven, CT	1.0	1.0	645	$1,750	$2.71	16d	1	1.42mi
181 Leete St Unit 1 West Haven, CT	2.0	1.0	1100	$1,900	$1.73	25d	1	1.46mi

HOA detail condo

• Monthly dues: $421 · $5,052/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   pricedays on market $109,000 Active 43 DOM
2. 2026-06-18
   days on market $129,000 Active 40 DOM
3. 2026-06-17
   days on market $129,000 Active 39 DOM
4. 2026-06-16
   days on market $129,000 Active 38 DOM
5. 2026-06-15
   days on market $129,000 Active 37 DOM
6. 2026-06-14
   days on market $129,000 Active 35 DOM
7. 2026-06-13
   days on market $129,000 Active 34 DOM
8. 2026-06-10
   days on market $129,000 Active 32 DOM
9. 2026-06-09
   days on market $129,000 Active 31 DOM
10. 2026-06-08
    days on market $129,000 Active 30 DOM
11. 2026-06-07
    days on market $129,000 Active 29 DOM
12. 2026-06-05
    days on market $129,000 Active 26 DOM
13. 2026-06-03
    days on market $129,000 Active 25 DOM
14. 2026-06-03
    days on market $129,000 Active 24 DOM
15. 2026-06-01
    days on market $129,000 Active 23 DOM
16. 2026-05-31
    days on market $129,000 Active 22 DOM
17. 2026-05-10
    listed $129,000 Active 451-char remark
18. 2026-05-04
    historical $129,000 451-char remark

ⓘ 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: $1,530 · $128/mo
• Projected year-2 tax: $1,931 · $161/mo
• Expected delta: +$401/yr (+$33/mo · 26.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,467
• − Mortgage interest: −$6,106
• − Property taxes: −$1,530
• − Insurance: −$545
• − Repairs & maintenance: −$1,637
• − Management: −$1,637
• − HOA: −$5,052
• − Depreciation: −$3,171
• Taxable income: $789
• Est. tax owed @ 24.0%: −$189
• After-tax cash flow: $1,993/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: West Haven School District
• NCES district ID: 0904950
• Math proficiency: 26% ▼ -13.00%
• Reading proficiency: 38% ▼ -11.00%
• Median HH income: $52,405
• Composite: 28.05/100
• National rank: #6840
• State rank: #121 of 153 in CT

Livability — West Haven

• Score: 83/100
• State rank: #6
• US rank: #915

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Haven, CT
• County: New Haven County · 688,236 people
• City population: 55,351
• Metro: New Haven-Milford, CT
• Population (ZIP): 55,351
• Household income: $74,382
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2671.0

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 47% Hispanic / Latino 26% Black 18% Two or more races 10% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 11% Dominican 1%
• Common ancestry: Romanian 4% Lithuanian 3% Russian 2%
• Foreign-born: 21% · Canada, Jamaica, China
• Languages at home: 70% English-only · Spanish 17% Other Indo-European 5% Arabic 3%

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: ▼ -312.86%
• Current HPI: 307.0655
• Rent YoY: ▲ 3.90%
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-10 Listed $129,000 Smart MLS
• 2026-05-04 Coming Soon $129,000 Smart MLS

Property tax history

+2.9%/yr

Latest (2023): $1,530 · +2.0% YoY. Source: county tax records.