315 Congress Ave Unit B · Waterbury, CT 06708

$116,667

2 bd · 1.5 ba · 1,120 sqft · Townhouse public records · 40 Days on market

Built 1986 Fair condition Garage $104/sqft · 41% below area Est $198k · 41% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.9/5.0
• Livability +4.0/5.0
• Condition / age +2.2/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

2br townhouse 1.5 bath common area garage must be purchased as a package deal with units a and c. .. cash or hard money only, no active condo association, roof 5yrs, driveway 5yrs, seperate water meters, water line to building 5yrs. .sold strickly as is, buyer to do due diligence. .

Key facts

• Driveway 5yrs
• Garage
• Roof 5yrs

Tags

• GARAGE
• ROOF 5YRS
• DRIVEWAY 5YRS
• SEPARATE WATER METERS
• WATER LINE TO BUILDING 5YRS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $117k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $117k).
• Recommended offer: $113k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 3.7% in Waterbury — 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 (#32 in CT, #2,205 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D, employment D.
• Waterbury School District (suburban): math 12% / reading 23% proficiency, ranked #148 of 153 in CT (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Duggan School (math 12% / reading 20%, grade F, #468 of 553 statewide, top 85%, 429 students, 87% FRL); John F. Kennedy High School (math 17% / reading 37%, grade F, #147 of 194 statewide, top 78%, 1,297 students, 79% FRL).
• Market conditions: Rents rising fast (+9.8%/yr); 176 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 53d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% of comp listings sitting > 30 days — soft ceiling on asking rent; 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 in 5+ unit buildings).
• This rent runs 32% of the median local income ($67k/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 $806 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $33k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 17y 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.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.

Recommended offer $113,166 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 D 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: 1.54% ✓
• Cap rate: 11.38%
• Cash-on-cash: 18.17%
• DSCR: 1.81
• GRM: 5.4

CMA / ARV

• ARV (median comp): $197,607
• List price: $116,667
• Delta: -40.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Geddes Ter #2	0.30mi	2/1.5	1,088 (-3%)	11mo	$210,000	$193	72
17 Geddes Ter #8	0.30mi	3/1.5 (+1)	1,088 (-3%)	8mo	$220,000	$202	70
24 Taft Pt #39	0.46mi	2/1.5	1,163 (+4%)	10mo	$250,000	$215	64
24 Taft Pt Apt 40	0.46mi	2/1.5	1,163 (+4%)	10mo	$226,000	$194	64
111 Taft PNTE #5	0.45mi	2/1.5	1,152 (+3%)	13mo	$265,000	$230	63
24 Taft Pt Apt 38	0.46mi	2/1.5	1,163 (+4%)	14mo	$249,900	$215	61
132 Taft Pt #5	0.45mi	2/1.5	1,152 (+3%)	22mo	$240,000	$208	55
17 Geddes Ter #5	0.30mi	2/1.5	1,288 (+15%)	9mo	$207,000	$161	54
24 Taft Pt #37	0.46mi	2/1.5	1,163 (+4%)	23mo	$226,000	$194	53
7 Taft Pt Apt 54	0.46mi	2/1.5	1,245 (+11%)	9mo	$225,000	$181	52
7 Taft Pt Apt 56	0.46mi	1/1.0 (-1)	1,094 (-2%)	20mo	$190,000	$174	51
10 Taft Pt Apt 3	0.44mi	2/2.0	1,245 (+11%)	17mo	$240,000	$193	45

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 15.8%
• Equity multiple: 1.68×
• Total profit: $22,167
• Equity at exit: $17,395

10-year hold

• IRR: 28.2%
• Equity multiple: 4.16×
• Total profit: $103,352
• Equity at exit: $10,087

Cash invested: $32,667 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 3 under contract
• Months of supply: 24.0 mo (4%/mo absorbed)
• Median asking: $145,784 ($144/sqft)
• Median days on market: 41 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +22.4% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 06708

• Rents YoY: 9.8%
• Active inventory: 176
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,791 high
• Mortgage (P&I): −$612
• Tax from tax record: −$260 /mo · $3,118/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $495

Break-even live

Break-even rent $1,165

Max offer price $116,667

Occupancy floor 67%

Sensitivity live

Price	-10% $561	-5% $528	+0% $495	+5% $462	+10% $429
Rent	-10% $353	-5% $424	+0% $495	+5% $565	+10% $636
Rate	-1.0pp $553	-0.5pp $524	base $495	+0.5pp $464	+1.0pp $434

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: $29,167
• Closing costs: $3,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
241 Congress Ave Unit 1st Floor Waterbury, CT	2.0	1.0	909	$1,300	$1.43	92d	1	0.07mi
102 Charles St Unit B Waterbury, CT	3.0	1.5	1400	$2,550	$1.82	32d	1	0.17mi
13 Poplar Pl Unit 3 Waterbury, CT	2.0	1.0	892	$1,450	$1.63	16d	1	0.17mi
124 Charles St Unit 2 Waterbury, CT	2.0	1.0	1012	$1,800	$1.78	92d	1	0.19mi
127 Congress Ave Unit 1 Waterbury, CT	3.0	1.0	1200	$2,300	$1.92	92d	1	0.20mi
468 Congress Ave Unit third floor Waterbury, CT	3.0	1.0	1250	$1,500	$1.20	72d	1	0.25mi
59 Green St Waterbury, CT	3.0	1.0	900	$1,650	$1.83	92d	1	0.29mi
48 Poplar St Waterbury, CT	3.0	1.0	1411	$1,500	$1.06	16d	1	0.29mi
155 Congress Ave Waterbury, CT	3.0	1.0	1076	$1,700	$1.58	32d	1	0.32mi
155 Congress Ave Unit 2 Waterbury, CT	3.0	1.0	1076	$1,700	$1.58	25d	1	0.32mi
654 Highland Ave Unit 2 Waterbury, CT	2.0	1.0	1000	$1,400	$1.40	93d	1	0.33mi
67 Avon Ave Unit 2 Waterbury, CT	2.0	1.0	887	$1,600	$1.80	32d	1	0.38mi
85 Draher St Unit 1 Waterbury, CT	2.0	1.0	1200	$1,600	$1.33	92d	1	0.40mi
163 Alder St Waterbury, CT	3.0	1.5	1120	$3,000	$2.68	39d	1	0.43mi
95 Hawthorne Ave Unit 2 Waterbury, CT	3.0	1.0	1300	$1,800	$1.38	72d	1	0.45mi
65 Chambers St Unit 1 Waterbury, CT	2.0	1.0	800	$1,700	$2.12	92d	1	0.48mi
91 Taft St Unit 3 Waterbury, CT	2.0	1.5	1320	$2,600	$1.97	16d	1	0.49mi
91 Taft St Unit 10 Waterbury, CT	2.0	1.5	1320	$2,600	$1.97	41d	1	0.49mi
91 Taft St Unit 11 Waterbury, CT	2.0	1.5	1320	$2,600	$1.97	92d	1	0.49mi
91 Taft St Unit 6 Waterbury, CT	2.0	1.5	1320	$2,600	$1.97	25d	1	0.49mi
44 Taft St Unit 9 Waterbury, CT	2.0	1.5	1200	$2,100	$1.75	92d	1	0.49mi
222 Chipman Street Ext Waterbury, CT	1.0	1.0	700	$1,400	$2.00	92d	1	0.50mi
203 Alder St Unit 1st floor Waterbury, CT	2.0	1.0	1060	$1,600	$1.51	92d	1	0.50mi
124 Geddes Ter Waterbury, CT	3.0	2.0	1255	$2,300	$1.83	92d	1	0.53mi
220 Alder St Waterbury, CT	2.0	1.5	948	$2,000	$2.11	46d	1	0.53mi
124 Geddes Ter Unit Left Waterbury, CT	3.0	1.5	1255	$2,300	$1.83	92d	1	0.53mi
63 W Liberty St Unit 2 Waterbury, CT	3.0	1.0	1007	$2,300	$2.28	39d	1	0.56mi
63 W Liberty St Unit 3 Waterbury, CT	2.0	1.0	801	$1,700	$2.12	39d	1	0.56mi
20 Lounsbury Ave Waterbury, CT	1.0	1.0	900	$1,150	$1.28	92d	1	0.61mi
56 Lounsbury St Unit 3s Waterbury, CT	2.0	1.0	810	$1,250	$1.54	72d	1	0.61mi
691 S Main St Unit 3RD Waterbury, CT	3.0	1.0	1000	$1,600	$1.60	92d	1	0.62mi
151 Park Ter Unit 7 Waterbury, CT	2.0	2.5	1214	$1,850	$1.52	16d	1	0.63mi
416 Mill St Unit 2-S Waterbury, CT	3.0	1.0	1091	$1,850	$1.70	25d	1	0.65mi
121 Lounsbury St Unit 1W Waterbury, CT	2.0	1.0	1139	$1,250	$1.10	32d	1	0.67mi
472 S Main St Unit 9 Waterbury, CT	1.0	1.0	800	$1,200	$1.50	63d	1	0.70mi
173 Bradley Ave Waterbury, CT	2.0	1.0	900	$1,850	$2.06	52d	1	0.75mi
1120 Baldwin St Waterbury, CT	3.0	1.0	1100	$1,675	$1.52	16d	1	0.80mi
429 Baldwin St Unit 2 Waterbury, CT	3.0	1.0	900	$1,400	$1.56	41d	1	0.81mi
423 Baldwin St Unit 2 Waterbury, CT	3.0	1.0	900	$1,400	$1.56	41d	1	0.82mi
222 Bradley Ave Waterbury, CT	1.0–2.0	1.0	713	$1,625	$2.28	15d	2	0.82mi

Property features AI

Finance

• Other: Part of a 5-unit building
• HOA & community: No condo association (pets allowed)

Exterior

• Parking: Parking garage1 garage
• Utilities: Public water connectedPublic sewer connected
• Home design: Condominium (Condo/Co-Op for sale)Part of the Valley View complex
• Construction: Frame construction
• Exterior features: Vinyl sidingSloping lot

Interior

• Kitchen: Oven/RangeRefrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bath1 half bath
• Heating & cooling: Baseboard heating (electric)Electric hot water with 30-gallon tank
• Interior features: 5 total rooms2 levels in unitHas attic with hatch accessNo basement

Listing history 33 events

1. 2026-07-18
   days on market $116,667 Active 40 DOM
2. 2026-07-16
   days on market $116,667 Active 38 DOM
3. 2026-07-16
   days on market $116,667 Active 37 DOM
4. 2026-07-14
   days on market $116,667 Active 36 DOM
5. 2026-07-13
   days on market $116,667 Active 35 DOM
6. 2026-07-12
   days on market $116,667 Active 34 DOM
7. 2026-07-11
   days on market $116,667 Active 33 DOM
8. 2026-07-10
   days on market $116,667 Active 32 DOM
9. 2026-07-09
   days on market $116,667 Active 31 DOM
10. 2026-07-07
    days on market $116,667 Active 29 DOM
11. 2026-07-06
    days on market $116,667 Active 28 DOM
12. 2026-07-05
    days on market $116,667 Active 27 DOM
13. 2026-07-03
    days on market $116,667 Active 25 DOM
14. 2026-07-02
    days on market $116,667 Active 24 DOM
15. 2026-07-01
    days on market $116,667 Active 23 DOM
16. 2026-06-30
    days on market $116,667 Active 22 DOM
17. 2026-06-29
    days on market $116,667 Active 21 DOM
18. 2026-06-28
    days on market $116,667 Active 20 DOM
19. 2026-06-28
    days on market $116,667 Active 19 DOM
20. 2026-06-27
    days on market $116,667 Active 18 DOM
21. 2026-06-25
    days on market $116,667 Active 16 DOM
22. 2026-06-23
    days on market $116,667 Active 14 DOM
23. 2026-06-21
    days on market $116,667 Active 13 DOM
24. 2026-06-18
    days on market $116,667 Active 10 DOM
25. 2026-06-17
    days on market $116,667 Active 9 DOM
26. 2026-06-16
    days on market $116,667 Active 8 DOM
27. 2026-06-15
    days on market $116,667 Active 7 DOM
28. 2026-06-14
    days on market $116,667 Active 5 DOM
29. 2026-06-13
    remarks 338-char remark
30. 2026-06-13
    days on market $116,667 Active 4 DOM
31. 2026-06-10
    days on market $116,667 Active 2 DOM
32. 2026-06-09
    remarks 300-char remark
33. 2026-06-09
    listed $116,667 Active 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: $3,118 · $260/mo
• Projected year-2 tax: $3,118 · $260/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $21,493
• − Mortgage interest: −$6,535
• − Property taxes: −$3,118
• − Insurance: −$583
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$3,394
• Taxable income: $4,424
• Est. tax owed @ 24.0%: −$1,062
• After-tax cash flow: $4,875/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $28,000–$50,400 screening

This townhouse requires significant repairs and maintenance, including a major roof replacement and exterior siding repair. Landscaping and painting are also needed to improve curb appeal and rental value.

Components & finishes AI

Roof asphalt shingle · good

Deferred maintenance Est. $40,500–$122,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Major Windows (windows) — Some windows appear to be boarded up, indicating potential structural issues or damage.
• Major Electrical (electrical) — The electrical panel is visible and appears to be in poor condition, which could indicate a need for replacement or repair.
• Major Plumbing (plumbing) — The exterior of the house shows signs of water damage, which could be related to plumbing issues.
• Major Exterior (exterior) — The siding appears to be peeling and in poor condition, which could indicate a need for replacement or repair.

Repairs flagged

• Major roof — Signs of significant wear
• Major exterior siding — Severe weathering
• Major landscaping — Overgrown vegetation

Value-add opportunities

• Both paint exterior walls — Enhances curb appeal and value ↑
• Both repair roof — Critical for structural integrity and value ↑
• Both landscaping — Improves curb appeal and rental value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 22/100

Zoned Schools

Elementary Duggan School F CT #468/553 Nat'l #36,039/41,679 High John F. Kennedy High School F CT #147/194 Nat'l #11,887/17,239

Schools (NCES district)

• District: Waterbury School District
• NCES district ID: 0904830
• Math proficiency: 12% ▼ -7.00%
• Reading proficiency: 23% ▼ -8.00%
• Median HH income: $40,040
• Composite: 14.85/100
• National rank: #9380
• State rank: #148 of 153 in CT

B Composite livability gradescore 79/100

Livability — Waterbury

• Score: 79/100
• State rank: #32
• US rank: #2205

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waterbury, CT
• County: New Haven County · 688,236 people
• City population: 115,012
• Metro: New Haven-Milford, CT
• Population (ZIP): 29,594
• Household income: $67,364
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 10% of renters

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Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 43% Hispanic / Latino 33% Black 17% Two or more races 13% Asian 2%
• Hispanic origin (detail): Puerto Rican 17% Dominican 8%
• Common ancestry: Romanian 2% Russian 2% Estonian 2%
• Foreign-born: 20% · Canada, Jamaica, China
• Languages at home: 64% English-only · Spanish 23% Other Indo-European 8% French/Haitian/Cajun 1%

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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: ▼ -297.81%
• Current HPI: 281.1446
• Rent YoY: ▲ 9.75%
• Metro: New Haven-Milford, CT
• State GDP YoY: ▲ 1.06%
• F500 in state: 38

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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

Property features AI

Finance

• Other: Part of a 5-unit building
• HOA & community: No condo association (pets allowed)

Exterior

• Parking: Parking garage1 garage
• Utilities: Public water connectedPublic sewer connected
• Home design: Condominium (Condo/Co-Op for sale)Part of the Valley View complex
• Construction: Frame construction
• Exterior features: Vinyl sidingSloping lot

Interior

• Kitchen: Oven/RangeRefrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bath1 half bath
• Heating & cooling: Baseboard heating (electric)Electric hot water with 30-gallon tank
• Interior features: 5 total rooms2 levels in unitHas attic with hatch accessNo basement

Price history

+58.7% since first listed

7 events — show timeline

• 2026-06-08 Listed $116,667 Smart MLS
• 2013-01-18 Listing Removed — Smart MLS
• 2012-06-20 Listed $42,750 Smart MLS
• 2010-08-16 Listing Removed — Smart MLS
• 2010-02-16 Listed $64,900 Smart MLS
• 2009-12-18 Listing Removed — Smart MLS
• 2009-08-10 Listed $73,500 Smart MLS

Property tax history

+7.1%/yr

Latest (2023): $3,118 · +126.6% YoY. Source: county tax records.