53 Wolcott St · Waterbury, CT 06705

$299,000

4 bd · 2.0 ba · 1,742 sqft · MultiFamily public records · 6 Days on market

Built 1828 5,227 sqft lot $172/sqft · at area comps Est $306k · at est.

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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 +24.7/30.0
• ARV discount +8.5/15.0
• DSCR +8.0/10.0
• 1% rule +6.5/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• 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

Two family home with 3 beds 1 bath per floor. Each floor has it's personal porch. Laundry available in basement. Great investment opportunity or multi-generational home sharing.

Key facts

• Laundry available
• 5,227 sq ft lot
• 3 parking spots

Tags

• LAUNDRY AVAILABLE
• MULTI-GENERATIONAL HOME

Property features AI

Exterior

• Parking: Driveway (paved); 3 total parking spaces
• Utilities: Public water connected; Public sewer connected
• Home design: Multi-family (2-family) property
• Construction: Vinyl siding; Concrete foundation; Concrete construction; Asphalt shingle roof
• Exterior features: Porch; Corner lot; Private paved driveway

Interior

• Bedrooms: 6 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heat (oil-fired), fuel tank located in basement
• Interior features: Total of 10 rooms; Full basement with walk-out; Attic with pull-down stairs
• Laundry & utility: Basement laundry hookups

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $299k.

Deal economics

• At list price, monthly cash flow is $627 ($8k/yr) — positive. Per door: $314/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• 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 (+3.4%/yr); 82 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $3,441/mo this rent would consume 77% of the median local household income ($54k/yr) (locally 1690% 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.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1828 — 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 $299,000

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 1828 — 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: 1.15% ✓
• Cap rate: 8.81%
• Cash-on-cash: 8.99%
• DSCR: 1.40
• GRM: 7.2

CMA / ARV

• ARV (median comp): $305,706
• List price: $299,000
• Delta: -2.19%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Cossett St	0.39mi	4/2.0	1,804 (+4%)	11mo	$279,900	$155	67
52 Beech St	0.54mi	4/2.0	1,756 (+1%)	9mo	$300,000	$171	66
80 Orange St	0.39mi	4/2.0	1,688 (-3%)	14mo	$440,000	$261	64
173 Wall St	0.22mi	4/2.0	1,920 (+10%)	16mo	$450,000	$234	60
40 Shelley St	0.15mi	4/2.5	1,938 (+11%)	16mo	$300,000	$155	59
360 Mill St	0.68mi	5/2.0 (+1)	1,680 (-4%)	5mo	$250,000	$149	53
10 Violet St	0.61mi	5/3.0 (+1)	1,653 (-5%)	20mo	$271,500	$164	38
1 Ash St	0.43mi	5/3.0 (+1)	1,540 (-12%)	20mo	$239,000	$155	35

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 · 3.37% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.91×
• Total profit: $-7,133
• Equity at exit: $44,582

10-year hold

• IRR: 7.9%
• Equity multiple: 1.61×
• Total profit: $50,838
• Equity at exit: $25,852

Cash invested: $83,720 (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 06705

• Home prices YoY: -11.0%
• Rents YoY: 3.4%
• Active inventory: 82
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $3,441 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$398 /mo · $4,780/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$723
• Net cashflow: $627

Break-even live

Break-even rent $2,647

Max offer price $299,000

Occupancy floor 77%

Sensitivity live

Price	-10% $797	-5% $712	+0% $627	+5% $543	+10% $458
Rent	-10% $356	-5% $492	+0% $627	+5% $763	+10% $899
Rate	-1.0pp $778	-0.5pp $704	base $627	+0.5pp $550	+1.0pp $471

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,442
Total (2 units)			$3,441

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
779 E Main St Unit 2nd floor Waterbury, CT	3.0	1.0	1149	$1,400	$1.22	24d	1	0.06mi
214 Oak St Unit 3 Waterbury, CT	3.0	1.0	1220	$1,700	$1.39	12d	1	0.21mi
30 Walnut Ave Unit 2 Waterbury, CT	3.0	1.0	1200	$1,600	$1.33	44d	1	0.26mi
25 Laurel St #1 Waterbury, CT	4.0	1.0	1100	$2,000	$1.82	44d	1	0.27mi
46 Webb St Unit 3 Waterbury, CT	4.0	1.0	1200	$2,000	$1.67	44d	1	0.33mi
29 Bouley Ave Waterbury, CT	4.0	1.0	1267	$3,000	$2.37	44d	1	0.52mi
5 Hill St Unit B,D Waterbury, CT	3.0	1.0	1100	$1,450	$1.32	15d	1	0.76mi
53 Cooke St Unit 3rd floor Waterbury, CT	3.0	1.0	1200	$1,450	$1.21	44d	1	0.81mi
75 Alma St Waterbury, CT	3.0	1.0	1143	$1,850	$1.62	44d	1	0.94mi
1105 N Main St Unit 1 Waterbury, CT	4.0	1.0	1316	$2,200	$1.67	22d	1	0.95mi
1105 N Main St Unit 3 Waterbury, CT	4.0	1.0	1316	$2,200	$1.67	44d	1	0.95mi
49 Hillside Ave Unit 2 Waterbury, CT	3.0	2.0	1600	$1,500	$0.94	12d	1	1.01mi
203 Cooke St Waterbury, CT	4.0	1.0	1472	$2,000	$1.36	44d	1	1.01mi
127 Pearl St Unit 1 Waterbury, CT	3.0	1.0	1212	$2,000	$1.65	44d	1	1.02mi
228 Cooke St Unit 1 Waterbury, CT	4.0	1.0	1523	$2,500	$1.64	44d	1	1.05mi
150 Platt St Waterbury, CT	4.0	1.5	1602	$2,250	$1.40	45d	1	1.06mi
259 Grove St Unit 1 Waterbury, CT	3.0	1.0	1200	$1,600	$1.33	44d	1	1.09mi
114 Buckingham St Unit 3rd Floor Waterbury, CT	4.0	1.0	1418	$1,750	$1.23	44d	1	1.12mi
114 Buckingham St Unit 1st floor Waterbury, CT	3.0	1.0	1418	$1,750	$1.23	44d	1	1.12mi
1120 Baldwin St Waterbury, CT	3.0	1.0	1100	$1,750	$1.59	44d	1	1.15mi
18 Cliff St Unit 1 Waterbury, CT	3.0	1.5	1150	$1,650	$1.43	44d	1	1.17mi
59 Baldwin Ave Waterbury, CT	3.0	1.0	1200	$2,350	$1.96	44d	1	1.17mi
184 Buckingham St #2 Waterbury, CT	3.0	1.0	1600	$1,950	$1.22	24d	1	1.23mi
55 Clifton Ave Waterbury, CT	3.0	1.5	1744	$2,100	$1.20	22d	1	1.27mi
180 Willow St Unit 2nd Floor Waterbury, CT	3.0	1.0	1075	$1,400	$1.30	44d	1	1.30mi
127 Congress Ave Unit 1 Waterbury, CT	3.0	1.0	1200	$2,300	$1.92	44d	1	1.32mi
143 Congress Ave Unit 2 Waterbury, CT	4.0	1.0	1050	$1,800	$1.71	44d	1	1.34mi
236 Hillside Ave Unit 3 Waterbury, CT	3.0	1.0	1300	$1,600	$1.23	15d	1	1.34mi
219 Woodlawn Ter Unit 3rd floor Waterbury, CT	3.0	1.0	1076	$1,500	$1.39	44d	1	1.37mi
221 Willow St Unit 2ND Waterbury, CT	4.0	1.0	1294	$1,450	$1.12	44d	1	1.38mi
142 Chestnut Ave Waterbury, CT	3.0	1.0	1200	$1,700	$1.42	44d	1	1.41mi
91 Ridgewood St Waterbury, CT	4.0	1.0	1500	$1,800	$1.20	24d	1	1.41mi
64 Fairview St Unit 1 Waterbury, CT	4.0	1.5	1500	$2,750	$1.83	44d	1	1.43mi
82 Middlefield Ave Unit 2nd Floor Waterbury, CT	3.0	1.0	1216	$1,900	$1.56	22d	1	1.45mi
468 Congress Ave Unit third floor Waterbury, CT	3.0	1.0	1250	$1,500	$1.20	24d	1	1.49mi
197 Chestnut Ave Unit 2nd floor Waterbury, CT	3.0	1.0	1486	$1,500	$1.01	12d	1	1.50mi

Listing history 1 events

1. 2026-05-13
   listed $299,000 Active 177-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: $4,780 · $398/mo
• Projected year-2 tax: $5,589 · $466/mo
• Expected delta: +$809/yr (+$67/mo · 16.9%)

ⓘ 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,292
• − Mortgage interest: −$16,749
• − Property taxes: −$4,780
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,303
• − Management: −$3,303
• − Depreciation: −$8,698
• Taxable income: $2,963
• Est. tax owed @ 24.0%: −$711
• After-tax cash flow: $6,819/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): 25,266
• Household income: $53,954
• Rent vs Own: 48.8% rent · 51.2% own
• Severe rent burden: 1690.0

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 34% Hispanic / Latino 34% Black 22% Two or more races 14% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 22% Dominican 3%
• Common ancestry: Lithuanian 6% Hispanic 3% Romanian 2%
• Foreign-born: 19% · Canada, Jamaica, China
• Languages at home: 66% English-only · Spanish 22% Other Indo-European 6% French/Haitian/Cajun 3%

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: ▼ -37.50%
• Current HPI: 304.4948
• Rent YoY: ▲ 3.37%
• 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

2 events — show timeline

• 2026-05-19 Pending — Smart MLS
• 2026-05-13 Listed $299,000 Smart MLS

Property tax history

+5.5%/yr

Latest (2023): $4,780 · +84.9% YoY. Source: county tax records.