62 Angel Dr Unit A · Waterbury, CT 06708

$149,900

3 bd · 1.0 ba · 1,193 sqft · Condo public records · 23 Days on market

Built 1979 $298/mo HOA · 14% of rent

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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 +24.9/30.0
• 1% rule +9.2/10.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• Rent growth +4.9/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 Bedroom, 1 Bath ranch style condo with large rooms, laminate flooring and updated bath. Tenants are currently paying $1250 a month and would like to stay. Good sized rooms with large closets in all 3 Bedrooms. Washer/dryer hookup in unit. Oil fueled boiler was just serviced. Heat, hot water and all utilities are the tenant's responsibility. Sewer is included in the HOA. Cash buyers only.

Key facts

• Hot water heater
• Brand new furnace
• Laundry hookups

Tags

• BRAND NEW FURNACE
• HOT WATER HEATER
• LAUNDRY HOOKUPS

Property features AI

Finance

• Other: Part of a larger community with 116 total units
• HOA & community: Monthly association fee; HOA covers grounds maintenance, trash pickup, snow removal, sewer, property management and road maintenance; Pets allowed per association rules; Professionally managed off-site

Exterior

• Utilities: Public water connected; Public sewer connected; Oil fuel tank located in basement
• Home design: Condominium; Part of a multi-unit complex (Bunker Heights); Unit located on the 1st floor
• Construction: Stucco and other exterior construction; Yellow exterior color
• Exterior features: Vinyl siding

Interior

• Kitchen: Electric cooktop; Oven/Range; Refrigerator
• Bedrooms: Three bedrooms (unit spans two levels)
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard heating (oil-fired); Window air conditioning; 40-gallon electric hot water tank (in basement)
• Interior features: Five total rooms; Full shared basement with concrete floor and walk-out
• Laundry & utility: Washer/dryer hookups on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $150k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.6% 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: schools D+, 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.
• Market conditions: Rents rising fast (+9.8%/yr); 121 active listings in the ZIP; 16 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 in 5+ unit buildings).
• This rent runs 38% 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 $1k 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 $42k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $60k; list at $150k implies a 150% gain — meaningful room to come down on a strong offer.

Recommended offer $147,651 (1.5% below list)

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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 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: 1.42% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.21%
• DSCR: 1.41
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 4.4%
• Equity multiple: 1.18×
• Total profit: $7,682
• Equity at exit: $22,351

10-year hold

• IRR: 18.9%
• Equity multiple: 3.03×
• Total profit: $85,135
• Equity at exit: $12,961

Cash invested: $41,972 (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 06708

• Rents YoY: 9.8%
• Active inventory: 121
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,124 high
• Mortgage (P&I): −$786
• Tax from tax record: −$210 /mo · $2,515/yr
• Insurance: −$62
• HOA: −$298
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $322

Break-even live

Break-even rent $1,717

Max offer price $149,900

Occupancy floor 80%

Sensitivity live

Price	-10% $407	-5% $365	+0% $322	+5% $280	+10% $237
Rent	-10% $154	-5% $238	+0% $322	+5% $406	+10% $490
Rate	-1.0pp $398	-0.5pp $360	base $322	+0.5pp $283	+1.0pp $244

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 16 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
244 Oakville Ave Unit F Waterbury, CT	3.0	1.5	1113	$2,000	$1.80	3d	1	0.22mi
151 Martone St Waterbury, CT	3.0	2.0	1280	$2,600	$2.03	3d	1	0.32mi
44 Armand Dr Apt E Waterbury, CT	2.0	1.0	800	$1,500	$1.88	3d	1	0.34mi
24 Martone St Unit 1st Fl Waterbury, CT	3.0	1.0	1000	$2,200	$2.20	3d	1	0.34mi
40 Whitewood Rd Unit 26 Waterbury, CT	2.0	1.0	900	$1,450	$1.61	19d	1	0.38mi
41 Sunnybrook Bnd Waterbury, CT	3.0	1.0	1144	$2,750	$2.40	44d	1	0.39mi
148 Falls Ter Watertown, CT	1.0–2.0	1.0–1.5	840	$2,135	$2.54	3d	1	0.88mi
12 Hillcrest Ave Unit 3 Watertown, CT	3.0	1.0	1000	$1,450	$1.45	12d	1	1.04mi
20 Georges Ct Waterbury, CT	3.0	2.5	1321	$3,500	$2.65	3d	1	1.07mi
303 Bunker Hill Ave Waterbury, CT	3.0	1.0	1100	$2,500	$2.27	44d	1	1.07mi
304 Buckingham St Oakville, CT	2.0	1.0	840	$1,700	$2.02	44d	1	1.13mi
132 Bunker Hill Ave Unit 3 Waterbury, CT	3.0	1.0	1130	$1,800	$1.59	4d	1	1.36mi
109 Bunker Hill Ave Waterbury, CT	2.0	1.0	900	$1,700	$1.89	19d	1	1.39mi
82 Bunker Hill Ave Unit 3 Waterbury, CT	3.0	1.0	1275	$2,100	$1.65	24d	1	1.44mi
82 Bunker Hill Ave Waterbury, CT	3.0	1.0	1275	$2,250	$1.76	24d	1	1.44mi
185 Monmouth Ave Waterbury, CT	2.0	1.0	900	$1,500	$1.67	3d	1	1.44mi

HOA detail condo

• Monthly dues: $298 · $3,576/yr
• Likely covers: watersewer
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-18
   days on market $149,900 Active 23 DOM
2. 2026-06-17
   days on market $149,900 Active 22 DOM
3. 2026-06-16
   days on market $149,900 Active 21 DOM
4. 2026-06-15
   days on market $149,900 Active 20 DOM
5. 2026-06-14
   days on market $149,900 Active 18 DOM
6. 2026-06-13
   days on market $149,900 Active 17 DOM
7. 2026-06-10
   days on market $149,900 Active 15 DOM
8. 2026-06-09
   days on market $149,900 Active 14 DOM
9. 2026-06-08
   days on market $149,900 Active 13 DOM
10. 2026-06-07
    days on market $149,900 Active 12 DOM
11. 2026-06-05
    days on market $149,900 Active 9 DOM
12. 2026-06-03
    days on market $149,900 Active 8 DOM
13. 2026-06-03
    days on market $149,900 Active 7 DOM
14. 2026-06-01
    days on market $149,900 Active 6 DOM
15. 2026-05-31
    days on market $149,900 Active 5 DOM
16. 2026-05-26
    listed $149,900 Active
17. 2022-07-26
    soldstatus $60,000
18. 2022-07-21
    soldstatus $60,000 Closed 392-char remark

    Show marketing remark (392 chars)

    3 Bedroom, 1 Bath ranch style condo with large rooms, laminate flooring and updated bath. Tenants are currently paying $1250 a month and would like to stay. Good sized rooms with large closets in all 3 Bedrooms. Washer/dryer hookup in unit. Oil fueled boiler was just serviced. Heat, hot water and all utilities are the tenant's responsibility. Sewer is included in the HOA. Cash buyers only.

19. 2022-07-07
    historical Under Contract - Continue to Show 392-char remark

    Show marketing remark (392 chars)

    3 Bedroom, 1 Bath ranch style condo with large rooms, laminate flooring and updated bath. Tenants are currently paying $1250 a month and would like to stay. Good sized rooms with large closets in all 3 Bedrooms. Washer/dryer hookup in unit. Oil fueled boiler was just serviced. Heat, hot water and all utilities are the tenant's responsibility. Sewer is included in the HOA. Cash buyers only.

20. 2022-07-01
    status Active 392-char remark

    Show marketing remark (392 chars)

    3 Bedroom, 1 Bath ranch style condo with large rooms, laminate flooring and updated bath. Tenants are currently paying $1250 a month and would like to stay. Good sized rooms with large closets in all 3 Bedrooms. Washer/dryer hookup in unit. Oil fueled boiler was just serviced. Heat, hot water and all utilities are the tenant's responsibility. Sewer is included in the HOA. Cash buyers only.

21. 2022-06-30
    historical Under Contract - Continue to Show 392-char remark

    Show marketing remark (392 chars)

    3 Bedroom, 1 Bath ranch style condo with large rooms, laminate flooring and updated bath. Tenants are currently paying $1250 a month and would like to stay. Good sized rooms with large closets in all 3 Bedrooms. Washer/dryer hookup in unit. Oil fueled boiler was just serviced. Heat, hot water and all utilities are the tenant's responsibility. Sewer is included in the HOA. Cash buyers only.

22. 2022-06-22
    listed $65,000 Active 392-char remark

    Show marketing remark (392 chars)

    3 Bedroom, 1 Bath ranch style condo with large rooms, laminate flooring and updated bath. Tenants are currently paying $1250 a month and would like to stay. Good sized rooms with large closets in all 3 Bedrooms. Washer/dryer hookup in unit. Oil fueled boiler was just serviced. Heat, hot water and all utilities are the tenant's responsibility. Sewer is included in the HOA. Cash buyers only.

ⓘ 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: $2,515 · $210/mo
• Projected year-2 tax: $2,861 · $238/mo
• Expected delta: +$346/yr (+$29/mo · 13.8%)

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

Taxation est. · year 1

• Rental income: $25,493
• − Mortgage interest: −$8,397
• − Property taxes: −$2,515
• − Insurance: −$750
• − Repairs & maintenance: −$2,039
• − Management: −$2,039
• − HOA: −$3,576
• − Depreciation: −$4,361
• Taxable income: $1,816
• Est. tax owed @ 24.0%: −$436
• After-tax cash flow: $3,430/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: 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

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: 1276.0

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

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%

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

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

+130.6% since first listed

7 events — show timeline

• 2026-05-26 Listed $149,900 Smart MLS
• 2022-07-26 Sold (Public Records) $60,000 Public Records
• 2022-07-21 Sold (MLS) $60,000 Smart MLS
• 2022-07-07 Contingent — Smart MLS
• 2022-07-01 Relisted — Smart MLS
• 2022-06-30 Contingent — Smart MLS
• 2022-06-22 Listed $65,000 Smart MLS

Property tax history

+8.9%/yr

Latest (2023): $2,515 · +128.0% YoY. Source: county tax records.