72 New Haven Ave · Waterbury, CT 06708

$285,000

2 bd · 2.0 ba · 1,518 sqft · MultiFamily public records · 16 Days on market

Built 1914 10,018 sqft lot $188/sqft · 21% below area Est $359k · 21% 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 +24.7/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +7.1/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Located on a desirable corner lot in the Town Plot neighborhood of Waterbury, this two-family home offers a great opportunity for both investors and owner-occupants. Each unit features 3 rooms, providing a practical layout with comfortable living space.The property includes a detached 2-car garage and major updates such as a roof on both the home and garage (2011). Utilities are currently shared, with one gas boiler (approx. 16 years old), one gas hot water heater, and a single electrical service. Current rents include all utilities, offering flexibility for future improvements and rental optimization. With some minor updating, this property has excellent upside potential. It can continue as a two-family income property or be converted back into a spacious single-family home. SOLD AS IS.

Key facts

• Two-family home
• Income property
• Major updates

Tags

• CORNER LOT
• DETACHED 2-CAR GARAGE
• MAJOR UPDATES
• TWO-FAMILY HOME
• INCOME PROPERTY

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.0-bath units multifamily listed at $285k.

Deal economics

• At list price, monthly cash flow is $595 ($7k/yr) — positive. Per door: $297/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $285k).
• Recommended offer: $281k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.8% 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; 25 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% 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).
• At $3,458/mo this rent would consume 62% of the median local household income ($67k/yr) (locally 1276% 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $80k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $167k; list at $285k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $280,725 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.21% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.95%
• DSCR: 1.40
• GRM: 6.9

CMA / ARV

• ARV (median comp): $359,426
• List price: $285,000
• Delta: -20.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
72 New Haven Ave	0.00mi	2/2.0	1,518 (0%)	1mo	$230,000	$152	100

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: 3.1%
• Equity multiple: 1.13×
• Total profit: $10,143
• Equity at exit: $42,494

10-year hold

• IRR: 17.2%
• Equity multiple: 2.77×
• Total profit: $141,435
• Equity at exit: $24,642

Cash invested: $79,800 (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: 13.7×

Monthly cashflow live

• Estimated rent: $3,458 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$524 /mo · $6,282/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$726
• Net cashflow: $595

Break-even live

Break-even rent $2,705

Max offer price $285,000

Occupancy floor 78%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	2	$3,458
Total (2 units)			$3,458

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44 Taft St Unit 9 Waterbury, CT	2.0	1.5	1200	$2,100	$1.75	43d	1	0.18mi
91 Taft St Unit 11 Waterbury, CT	2.0	1.5	1320	$2,600	$1.97	43d	1	0.19mi
95 Hawthorne Ave Unit 2 Waterbury, CT	3.0	1.0	1300	$1,800	$1.38	23d	1	0.23mi
124 Geddes Ter Unit Left Waterbury, CT	3.0	1.5	1255	$2,300	$1.83	43d	1	0.29mi
124 Geddes Ter Waterbury, CT	3.0	2.0	1255	$2,300	$1.83	43d	1	0.30mi
1101 Highland Ave Waterbury, CT	2.0	1.5	1180	$1,800	$1.53	43d	1	0.34mi
1101 Highland Ave Waterbury, CT	2.0	1.5	1380	$1,800	$1.30	23d	1	0.34mi
219 Nichols Dr Waterbury, CT	2.0	1.5	1060	$1,550	$1.46	3d	1	0.35mi
27 Katie Ln Waterbury, CT	2.0	1.5	2000	$2,250	$1.12	23d	1	0.40mi
23 Katie Ln Waterbury, CT	2.0	1.5	2000	$2,250	$1.12	23d	1	0.40mi
468 Congress Ave Unit third floor Waterbury, CT	3.0	1.0	1250	$1,500	$1.20	23d	1	0.45mi
127 Congress Ave Unit 1 Waterbury, CT	3.0	1.0	1200	$2,300	$1.92	43d	1	0.83mi
41 Lawlor St Waterbury, CT	3.0	1.0	1750	$2,000	$1.14	14d	1	0.85mi
925 Oronoke Rd Unit 12C Waterbury, CT	2.0	1.5	1330	$2,200	$1.65	43d	1	0.89mi
905 Oronoke Rd #13 Waterbury, CT	3.0	2.5	1614	$3,000	$1.86	2d	1	0.93mi
72 Chambers St Unit 2 Waterbury, CT	3.0	1.0	1540	$1,750	$1.14	43d	1	0.97mi
113 Southview St Waterbury, CT	2.0	1.0	1860	$1,250	$0.67	23d	1	0.98mi
1120 Baldwin St Waterbury, CT	3.0	1.0	1100	$1,750	$1.59	43d	1	0.99mi
85 Draher St Unit 1 Waterbury, CT	2.0	1.0	1200	$1,600	$1.33	43d	1	1.00mi
203 Alder St Unit 1st floor Waterbury, CT	2.0	1.0	1060	$1,600	$1.51	43d	1	1.06mi
1585 Highland Ave Waterbury, CT	2.0	1.5	1050	$1,875	$1.79	43d	1	1.07mi
59 Baldwin Ave Waterbury, CT	3.0	1.0	1200	$2,350	$1.96	43d	1	1.09mi
182 Jersey St #2 Waterbury, CT	3.0	1.0	1200	$1,800	$1.50	43d	1	1.28mi
182 Jersey St #2 Waterbury, CT	3.0	1.0	1200	$1,800	$1.50	11d	1	1.28mi
124 Spring Lake Rd Waterbury, CT	3.0	1.5	1298	$2,200	$1.69	2d	1	1.36mi

Listing history 8 events

1. 2026-05-08
   status Under Contract 798-char remark

   Show marketing remark (798 chars)

   Located on a desirable corner lot in the Town Plot neighborhood of Waterbury, this two-family home offers a great opportunity for both investors and owner-occupants. Each unit features 3 rooms, providing a practical layout with comfortable living space.The property includes a detached 2-car garage and major updates such as a roof on both the home and garage (2011). Utilities are currently shared, with one gas boiler (approx. 16 years old), one gas hot water heater, and a single electrical service. Current rents include all utilities, offering flexibility for future improvements and rental optimization. With some minor updating, this property has excellent upside potential. It can continue as a two-family income property or be converted back into a spacious single-family home. SOLD AS IS.

2. 2026-04-22
   listed $285,000 Active 798-char remark

   Show marketing remark (798 chars)

   Located on a desirable corner lot in the Town Plot neighborhood of Waterbury, this two-family home offers a great opportunity for both investors and owner-occupants. Each unit features 3 rooms, providing a practical layout with comfortable living space.The property includes a detached 2-car garage and major updates such as a roof on both the home and garage (2011). Utilities are currently shared, with one gas boiler (approx. 16 years old), one gas hot water heater, and a single electrical service. Current rents include all utilities, offering flexibility for future improvements and rental optimization. With some minor updating, this property has excellent upside potential. It can continue as a two-family income property or be converted back into a spacious single-family home. SOLD AS IS.

3. 2021-06-08
   soldstatus $166,900
4. 2021-06-04
   historical 200-char remark

   Show marketing remark (200 chars)

   AFFORDABLE 2 FAM IN TOWN PLOT- 3 RMS ON EACH FLOOR- 2 CAR DET GAR- ROOF ON HOME & GAR DONE IN 2011- 1 GAS BOILER APPROX 10 YRS OLD- 1 GAS HWH- 1 ELECT SERVICE- RENTS INCL ALL UTILITIES- CORNER LOT

5. 2021-06-04
   soldstatus $166,900 Closed 200-char remark

   Show marketing remark (200 chars)

   AFFORDABLE 2 FAM IN TOWN PLOT- 3 RMS ON EACH FLOOR- 2 CAR DET GAR- ROOF ON HOME & GAR DONE IN 2011- 1 GAS BOILER APPROX 10 YRS OLD- 1 GAS HWH- 1 ELECT SERVICE- RENTS INCL ALL UTILITIES- CORNER LOT

6. 2021-04-15
   status Active 200-char remark

   Show marketing remark (200 chars)

   AFFORDABLE 2 FAM IN TOWN PLOT- 3 RMS ON EACH FLOOR- 2 CAR DET GAR- ROOF ON HOME & GAR DONE IN 2011- 1 GAS BOILER APPROX 10 YRS OLD- 1 GAS HWH- 1 ELECT SERVICE- RENTS INCL ALL UTILITIES- CORNER LOT

7. 2020-10-20
   listed $159,900 Active 200-char remark

   Show marketing remark (200 chars)

   AFFORDABLE 2 FAM IN TOWN PLOT- 3 RMS ON EACH FLOOR- 2 CAR DET GAR- ROOF ON HOME & GAR DONE IN 2011- 1 GAS BOILER APPROX 10 YRS OLD- 1 GAS HWH- 1 ELECT SERVICE- RENTS INCL ALL UTILITIES- CORNER LOT

8. 1994-06-17
   soldstatus $90,000

ⓘ 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: $6,282 · $524/mo
• Projected year-2 tax: $6,282 · $524/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,496
• − Mortgage interest: −$15,964
• − Property taxes: −$6,282
• − Insurance: −$1,425
• − Repairs & maintenance: −$3,320
• − Management: −$3,320
• − Depreciation: −$8,291
• Taxable income: $2,894
• Est. tax owed @ 24.0%: −$695
• After-tax cash flow: $6,445/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

+216.7% since first listed

8 events — show timeline

• 2026-05-08 Pending — Smart MLS
• 2026-04-22 Listed $285,000 Smart MLS
• 2021-06-08 Sold (Public Records) $166,900 Public Records
• 2021-06-04 Listing Removed — Smart MLS
• 2021-06-04 Sold (MLS) $166,900 Smart MLS
• 2021-04-15 Relisted — Smart MLS
• 2020-10-20 Listed $159,900 Smart MLS
• 1994-06-17 Sold (Public Records) $90,000 Public Records

Property tax history

+3.5%/yr

Latest (2023): $6,282 · +36.9% YoY. Source: county tax records.