75 Concord St · New Haven, CT 06514

$549,000

5 bd · 3.0 ba · 3,251 sqft · MultiFamily public records · 35 Days on market

Built 1928 5,662 sqft lot Est $494k · 11% over

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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 +24.0/30.0
• DSCR +7.7/10.0
• 1% rule +6.8/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Schools +3.3/10.0
• ARV discount +2.5/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Nice three family completely updated, a must see. Great owner occupied or investor property.

Key facts

• 5,662 sq ft lot
• 2 garage spots
• Built 1928

Property features AI

Exterior

• Parking: Detached garage; Two-car garage
• Utilities: Public water connected; Public sewer connected; Natural gas service
• Home design: Multi-family (3-family); Listed as Multi-Family For Sale
• Construction: Frame construction; Asbestos exterior siding; Asphalt shingle roof; Concrete and stone foundation; Built prior to or by public record living area of 3016 sq ft
• Exterior features: Deck; Level lot

Interior

• Bedrooms: Six bedrooms across the three units
• Bathrooms: Three full bathrooms
• Heating & cooling: Steam heating; Natural gas hot water
• Interior features: Full basement; Total of 14 rooms; Three full bathrooms; Six bedrooms total; Three-unit multi-family property
• Laundry & utility: Laundry in each unit

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $549k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $359/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $549k).
• Recommended offer: $533k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.9% in New Haven — 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 (#31 in CT, #2,190 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment D, crime F.
• Hamden School District (suburban): math 30% / reading 43% proficiency, ranked #106 of 153 in CT (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hamden High School (math 21% / reading 44%, grade F, #125 of 194 statewide, top 66%, 1,672 students, 39% FRL).
• Market conditions: Rents rising fast (+4.6%/yr); 105 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 in 5+ unit buildings).
• At $6,473/mo this rent would consume 87% of the median local household income ($89k/yr) (locally 1228% 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 $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $154k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($533k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $267k; list at $549k implies a 106% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 53% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $532,530 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is F 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?
8. 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.
9. 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.
10. 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: 1.18% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.40%
• DSCR: 1.37
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $494,152
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
75 Concord St	0.00mi	6/3.0 (+1)	3,016 (-7%)	1mo	$549,000	$182	82
34 Bradley Ave	0.32mi	5/3.0	3,283 (+1%)	15mo	$475,000	$145	71
52 Collins St	0.20mi	5/3.0	3,271 (+1%)	22mo	$400,000	$122	71
42 Collins St	0.21mi	5/3.0	3,035 (-7%)	12mo	$460,000	$152	69
78 Church St	0.03mi	6/3.0 (+1)	2,853 (-12%)	10mo	$440,000	$154	64
19 Collins St	0.20mi	6/3.0 (+1)	3,143 (-3%)	20mo	$540,000	$172	63
1492 Dixwell Ave	0.17mi	6/4.0 (+1)	2,960 (-9%)	8mo	$580,000	$196	61
116 Helen St	0.45mi	6/3.0 (+1)	3,426 (+5%)	9mo	$457,000	$133	57
203 Helen St	0.48mi	6/3.0 (+1)	3,038 (-7%)	11mo	$550,000	$181	53
106 Helen St	0.45mi	6/2.0 (+1)	3,103 (-5%)	19mo	$420,000	$135	46
16-18 3rd St	0.65mi	5/3.0	3,116 (-4%)	20mo	$450,000	$144	46

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 · 4.61% rent growth · sell at horizon

5-year hold

• IRR: -1.6%
• Equity multiple: 0.94×
• Total profit: $-9,541
• Equity at exit: $81,858

10-year hold

• IRR: 9.8%
• Equity multiple: 1.82×
• Total profit: $126,105
• Equity at exit: $47,467

Cash invested: $153,720 (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 06514

• Rents YoY: 4.6%
• Active inventory: 105
• Price-to-rent: 21.2×

Monthly cashflow live

• Estimated rent: $6,473 high
• Mortgage (P&I): −$2,879
• Tax from tax record: −$930 /mo · $11,161/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,359
• Net cashflow: $1,076

Break-even live

Break-even rent $5,111

Max offer price $549,000

Occupancy floor 78%

Sensitivity live

Price	-10% $1,387	-5% $1,231	+0% $1,076	+5% $920	+10% $765
Rent	-10% $564	-5% $820	+0% $1,076	+5% $1,332	+10% $1,587
Rate	-1.0pp $1,352	-0.5pp $1,215	base $1,076	+0.5pp $934	+1.0pp $789

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$6,474
Total (3 units)			$6,473

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: $137,250
• Closing costs: $16,470
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1546 Whitney Ave Hamden, CT	4.0	2.0	2491	$3,400	$1.36	45d	1	1.18mi
106 Butler St New Haven, CT	4.0	2.0	3045	$2,600	$0.85	15d	1	1.41mi

Listing history 9 events

1. 2026-04-29
   status Under Contract
2. 2026-04-05
   historical Under Contract - Continue to Show
3. 2026-03-26
   listed $549,000 Active
4. 2026-03-24
   historical $549,000
5. 2009-11-16
   soldstatus $267,000
6. 2009-11-13
   soldstatus $267,000 92-char remark

   Show marketing remark (92 chars)

   Nice three family completely updated, a must see. Great owner occupied or investor property.

7. 2009-08-20
   historical
8. 2009-06-15
   listed $289,000 92-char remark

   Show marketing remark (92 chars)

   Nice three family completely updated, a must see. Great owner occupied or investor property.

9. 2009-04-20
   listed $289,000

ⓘ 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: $11,161 · $930/mo
• Projected year-2 tax: $11,455 · $955/mo
• Expected delta: +$294/yr (+$24/mo · 2.6%)

ⓘ 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 6/10 Major 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% 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: $77,676
• − Mortgage interest: −$30,753
• − Property taxes: −$11,161
• − Insurance: −$2,745
• − Repairs & maintenance: −$6,214
• − Management: −$6,214
• − Depreciation: −$15,971
• Taxable income: $4,618
• Est. tax owed @ 24.0%: −$1,108
• After-tax cash flow: $11,801/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: Hamden School District
• NCES district ID: 0901860
• Math proficiency: 30% ▼ -13.00%
• Reading proficiency: 43% ▼ -7.00%
• Median HH income: $68,821
• Composite: 33.34/100
• National rank: #5490
• State rank: #106 of 153 in CT

Livability — New Haven

• Score: 79/100
• State rank: #31
• US rank: #2190

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: New Haven County · 688,236 people
• City population: 132,813
• Metro: New Haven-Milford, CT
• Population (ZIP): 26,803
• Household income: $88,900
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1228.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 43% Black 33% Hispanic / Latino 16% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Dominican 2%
• Common ancestry: Romanian 5% German 2% Lithuanian 2%
• Foreign-born: 15% · Canada, Jamaica, China
• Languages at home: 80% English-only · Spanish 10% Arabic 2% Other Indo-European 1%

Political lean MEDSL · South Central Connecticut

• 2024 margin: Strong D (+20.1) · D 59.0% · R 38.9% · Other 2.1%
• All cycles: 2024: D+20.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -222.59%
• Current HPI: 251.556
• Rent YoY: ▲ 4.61%
• 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

+90.0% since first listed

9 events — show timeline

• 2026-04-29 Pending — Smart MLS
• 2026-04-05 Contingent — Smart MLS
• 2026-03-26 Listed $549,000 Smart MLS
• 2026-03-24 Coming Soon $549,000 Smart MLS
• 2009-11-16 Sold (Public Records) $267,000 Public Records
• 2009-11-13 Sold (MLS) $267,000 Smart MLS
• 2009-08-20 Listing Removed — Smart MLS
• 2009-06-15 Listed $289,000 Smart MLS
• 2009-04-20 Listed $289,000 Smart MLS

Property tax history

+5.6%/yr

Latest (2023): $11,161 · +1.6% YoY. Source: county tax records.