7 Hamburg St · Shelton, CT 06484

$369,000

5 bd · 1.5 ba · 2,035 sqft · SingleFamily public records · 9 Days on market

Built 1960 0.29 ac lot Est $527k · 30% under

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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 +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.2/10.0
• Schools +4.9/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Hello Shelton. .Opportunity is definitely knocking. .the question is. .who will answer? Now being offered for the first time to the market since it was built by the family in 1956!! It's finally time for new owners, new vision & a re-imagining of what this home can now become. The large Eat-In-Kitchen has plenty of room & is ready for a wonderful conversion into an updated layout & fresh new look. The generous-sized Living Room has hardwood floor under the rug & has a wood burning fireplace just waiting to be revitalized into a marvelous entertainment space with optimal functionality. There is a Full Bath in the main level hallway & a Laundry room off the back

Key facts

• Small deck
• Eat-in-kitchen
• Laundry room

Tags

• EAT-IN-KITCHEN
• WOOD BURNING FIREPLACE
• LAUNDRY ROOM
• QUIET DEAD-END STREET
• LEVEL LOT
• SMALL DECK

Property features AI

Exterior

• Parking: Off-street parking; Driveway; Three parking spaces
• Utilities: Private well water; Public sewer connection; Hot water: oil and propane (domestic); Fuel tank located in basement
• Home design: Single-family home; Light blue and brick exterior
• Construction: Frame construction; Vinyl siding with brick accents; Asphalt shingle roof; Block and concrete foundation
• Exterior features: Deck; Level lot; Private paved driveway

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: Five bedrooms
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Hot water heating; Oil-fired heat; Cooling by ceiling fans and window unit
• Interior features: Eight total rooms; One fireplace; Full unfinished basement with interior access, concrete floor, sump pump and full hatchway; Ceiling fans and window unit cooling
• Laundry & utility: Laundry in back mud room off kitchen (main level)

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $369k.

Deal economics

• At list price, monthly cash flow is $841 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $369k).
• Cap rate 9.0% vs local median 3.1% in Shelton — 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 78/100 on livability (#36 in CT, #2,479 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Shelton School District (suburban): math 46% / reading 62% proficiency, ranked #64 of 153 in CT (top 42%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+2.5%/yr); 143 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 10d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 in 5+ unit buildings).
• At $4,131/mo this rent would consume 46% of the median local household income ($108k/yr) (locally 874% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 27% 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 $369,000

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.77%
• DSCR: 1.43
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $527,065
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Hamburg St	0.00mi	5/1.5	2,035 (0%)	1mo	$410,000	$201	99
112 River Rd	0.67mi	4/2.5 (-1)	2,104 (+3%)	2mo	$650,000	$309	52
45 Murray Ave	0.22mi	4/2.5 (-1)	1,932 (-5%)	24mo	$500,000	$259	52
47 Victory St	0.42mi	4/1.5 (-1)	2,281 (+12%)	7mo	$455,000	$199	49
8 Audubon Ln	0.41mi	4/2.5 (-1)	2,136 (+5%)	17mo	$699,900	$328	49
222 Grove St	0.61mi	5/3.0	2,336 (+15%)	8mo	$370,000	$158	34

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 · 2.45% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.92×
• Total profit: $-8,521
• Equity at exit: $55,019

10-year hold

• IRR: 6.9%
• Equity multiple: 1.51×
• Total profit: $52,258
• Equity at exit: $31,904

Cash invested: $103,320 (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 06484

• Rents YoY: 2.5%
• Active inventory: 143
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $4,131 medium
• Mortgage (P&I): −$1,935
• Tax from tax record: −$333 /mo · $4,000/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$867
• Net cashflow: $841

Break-even live

Break-even rent $3,066

Max offer price $369,000

Occupancy floor 75%

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: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
158 River Rd Shelton, CT	4.0	2.0	2688	$3,600	$1.34	10d	1	0.58mi
832 Quarter Mile Rd Orange, CT	5.0	3.5	2148	$5,000	$2.33	10d	1	0.74mi
46 Kneen St Shelton, CT	4.0	2.5	1936	$4,200	$2.17	2d	1	1.24mi

Listing history 2 events

1. 2026-04-29
   status Under Contract
2. 2026-04-17
   listed $369,000 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: $4,000 · $333/mo
• Projected year-2 tax: $5,948 · $496/mo
• Expected delta: +$1,948/yr (+$162/mo · 48.7%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $49,567
• − Mortgage interest: −$20,670
• − Property taxes: −$4,000
• − Insurance: −$1,845
• − Repairs & maintenance: −$3,965
• − Management: −$3,965
• − Depreciation: −$10,735
• Taxable income: $4,387
• Est. tax owed @ 24.0%: −$1,053
• After-tax cash flow: $9,039/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: Shelton School District
• NCES district ID: 0904050
• Math proficiency: 46% ▼ -14.00%
• Reading proficiency: 62% ▼ -9.00%
• Median HH income: $84,866
• Composite: 49.37/100
• National rank: #2016
• State rank: #64 of 153 in CT

Livability — Shelton

• Score: 78/100
• State rank: #36
• US rank: #2479

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shelton, CT
• County: Fairfield County · 765,532 people
• City population: 41,889
• Metro: Bridgeport-Stamford-Norwalk, CT
• Population (ZIP): 41,889
• Household income: $108,185
• Rent vs Own: 23.5% rent · 76.5% own
• Severe rent burden: 874.0

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 12% Asian 9% Two or more races 8% Black 6%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 8% Russian 3% Scotch-Irish 2%
• Foreign-born: 17% · Canada, China
• Languages at home: 78% English-only · Other Indo-European 8% Spanish 6% French/Haitian/Cajun 2%

Political lean MEDSL · Naugatuck Valley

• 2024 margin: Lean R (+7.4) · D 45.6% · R 53.0% · Other 1.4%
• All cycles: 2024: R+7.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -376.90%
• Current HPI: 247.639
• Rent YoY: ▲ 2.45%
• 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

2 events — show timeline

• 2026-04-29 Pending — Smart MLS
• 2026-04-17 Listed $369,000 Smart MLS

Property tax history

+0.4%/yr

Latest (2023): $4,000 · +0.0% YoY. Source: county tax records.