160 Main St · West Haven, CT 06516

$575,000

5 bd · 4.0 ba · 3,065 sqft · MultiFamily public records · 4 Days on market

Built 1900 5,227 sqft lot Est $521k · 10% over

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Why this score? — see what drove the D+ 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 +19.8/30.0
• DSCR +6.3/10.0
• 1% rule +5.4/10.0
• Livability +4.2/5.0
• Rent growth +3.5/5.0
• ARV discount +2.8/15.0
• Schools +2.8/10.0
• 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

Very unique legal three family with a fourth unit studio apartment on the 2nd floor. The first floor has a living area of 1,190 sf and offers living room, sunroom, dining room, kitchen, bath and three bedrooms. The second floor also has a total of 1,190 but here you will find that part of the square footage was split. On one side you will find an efficiency unit with living room, bedroom, kitchen and bath. On the other side is a unit with living/dining room, kitchen, bedroom and bath along with an enclosed deck. On the third floor (attic location) is a living room, kitchen, bedroom and bath. The studio apartment will be vacant at closing. The attic apartment is willing to stay if the new ow

Key facts

• Vinyl sided
• Enclosed deck
• Asphalt roof

Tags

• ENCLOSED DECK
• VINYL SIDED
• ASPHALT ROOF
• VINYL TILT IN WINDOWS
• NEW INTERIOR DOORS
• FOUR SEPARATE ELECTRIC METERS

Property features AI

Finance

• Other: Sewer assessment charged per unit
• Financial info: Property offered as multi-family for sale

Exterior

• Parking: Detached garage; 3 garages; Driveway (private, paved); Off-street and on-street parking; 6 total parking spaces
• Utilities: Public water connected; Public sewer connected; Storm doors
• Home design: Multi-family 4-unit property; Frame construction; Blue exterior siding
• Construction: Asphalt shingle roof; Vinyl siding; Masonry foundation; Frame construction
• Exterior features: Level lot; Sidewalk; Deck and covered deck; Patio; Gutters; Exterior lighting

Interior

• Bedrooms: 7 bedrooms across the building (distributed among units)
• Bathrooms: 4 full bathrooms
• Heating & cooling: Hot water and steam heating; Oil-fired heat (fuel tank located in the basement)
• Interior features: 19 total rooms; Full, unfinished basement with concrete floor and hatchway; Attic that is heated, finished, floored and walk-up; All units have laundry hook-ups; 4 total full bathrooms; 7 total bedrooms; 4 residential units (multi-family)
• Laundry & utility: Each unit has washer/dryer hook-ups; 50-gallon oil hot water tank

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/?-bath units multifamily listed at $575k.

Deal economics

• At list price, monthly cash flow is $681 ($8k/yr) — positive. Per door: $227/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $575k).
• Cap rate 7.7% vs local median 4.3% in West 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 83/100 on livability (#6 in CT, #915 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: amenities D.
• West Haven School District (suburban): math 26% / reading 38% proficiency, ranked #121 of 153 in CT (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Haven High School (math 23% / reading 39%, grade F, #135 of 194 statewide, top 70%, 1,780 students, 53% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents rising (+3.9%/yr); 146 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 in 5+ unit buildings).
• At $5,964/mo this rent would consume 96% of the median local household income ($74k/yr) (locally 2671% 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 $17k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 60% 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 $575,000

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 1900 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.04% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.08%
• DSCR: 1.23
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $521,050
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 Richards Pl	0.08mi	6/3.0 (+1)	3,098 (+1%)	1mo	$420,000	$136	85
8 Prospect Pl	0.29mi	5/3.0	2,729 (-11%)	2mo	$629,900	$231	63
638 Washington Ave	0.39mi	5/3.0	3,236 (+6%)	7mo	$515,000	$159	63
222-224 Washington Ave	0.69mi	5/4.0	2,962 (-3%)	2mo	$630,000	$213	60
9 Bayview Pl	0.30mi	6/4.0 (+1)	2,796 (-9%)	9mo	$875,000	$313	59
626 Savin Ave	0.57mi	5/3.0	2,840 (-7%)	7mo	$560,000	$197	52
684 Washington Ave	0.47mi	6/3.0 (+1)	3,293 (+7%)	7mo	$560,000	$170	51
88 William St	0.72mi	4/3.0 (-1)	3,119 (+2%)	5mo	$428,000	$137	50
327 Center St	0.52mi	6/4.0 (+1)	2,683 (-12%)	2mo	$450,000	$168	49
782 Savin Ave	0.59mi	4/2.0 (-1)	3,180 (+4%)	6mo	$509,000	$160	49
75 Leete St	0.68mi	6/3.0 (+1)	3,203 (+4%)	7mo	$517,000	$161	46
541 Savin Ave	0.65mi	5/3.0	3,518 (+15%)	8mo	$605,000	$172	34

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 · 3.9% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.73×
• Total profit: $-44,199
• Equity at exit: $85,734

10-year hold

• IRR: 3.4%
• Equity multiple: 1.25×
• Total profit: $40,678
• Equity at exit: $49,715

Cash invested: $161,000 (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 06516

• Rents YoY: 3.9%
• Active inventory: 146
• Price-to-rent: 24.1×

Monthly cashflow live

• Estimated rent: $5,964 high
• Mortgage (P&I): −$3,015
• Tax from tax record: −$775 /mo · $9,302/yr
• Insurance: −$240
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,252
• Net cashflow: $681

Break-even live

Break-even rent $5,101

Max offer price $575,000

Occupancy floor 84%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	—	$5,964
Total (3 units)			$5,964

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: $143,750
• Closing costs: $17,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Center St Unit 2 West Haven, CT	5.0	2.0	2500	$3,300	$1.32	2d	1	0.21mi
17 Treadwell St West Haven, CT	4.0	1.0	2814	$2,450	$0.87	23d	1	0.22mi

Listing history 2 events

1. 2026-05-31
   status $575,000 Under Contract 4 DOM
2. 2026-05-26
   listed $575,000 Active

ⓘ 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: $9,302 · $775/mo
• Projected year-2 tax: $10,804 · $900/mo
• Expected delta: +$1,502/yr (+$125/mo · 16.1%)

ⓘ 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 7/10 Severe 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $71,568
• − Mortgage interest: −$32,209
• − Property taxes: −$9,302
• − Insurance: −$2,875
• − Repairs & maintenance: −$5,725
• − Management: −$5,725
• − Depreciation: −$16,727
• Taxable loss: −$996
• Est. tax savings @ 24.0%: +$239
• After-tax cash flow: $8,416/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: West Haven School District
• NCES district ID: 0904950
• Math proficiency: 26% ▼ -13.00%
• Reading proficiency: 38% ▼ -11.00%
• Median HH income: $52,405
• Composite: 28.05/100
• National rank: #6840
• State rank: #121 of 153 in CT

Livability — West Haven

• Score: 83/100
• State rank: #6
• US rank: #915

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Haven, CT
• County: New Haven County · 688,236 people
• City population: 55,351
• Metro: New Haven-Milford, CT
• Population (ZIP): 55,351
• Household income: $74,382
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2671.0

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 47% Hispanic / Latino 26% Black 18% Two or more races 10% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 11% Dominican 1%
• Common ancestry: Romanian 4% Lithuanian 3% Russian 2%
• Foreign-born: 21% · Canada, Jamaica, China
• Languages at home: 70% English-only · Spanish 17% Other Indo-European 5% Arabic 3%

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: ▼ -312.86%
• Current HPI: 307.0655
• Rent YoY: ▲ 3.90%
• 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

1 event — show timeline

• 2026-05-26 Listed $575,000 Smart MLS

Property tax history

+2.5%/yr

Latest (2023): $9,302 · +2.0% YoY. Source: county tax records.