95 Oak Ridge Dr #47 · New Haven, CT 06513

$125,000

2 bd · 1.0 ba · 710 sqft · Condo public records · 7 Days on market

Built 1954 $425/mo HOA · 24% 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 +18.8/30.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Totally updated unit, beautiful condition. Gas fire place added in '04, new hotwater heater '07, thermal windows.

Key facts

• Hardwood flooring
• Tile flooring
• Assigned parking

Tags

• HARDWOOD FLOORING
• TILE FLOORING
• REPLACEMENT WINDOWS
• ASSIGNED PARKING

Property features AI

Finance

• Other: No pet restrictions
• HOA & community: Monthly HOA fee of $425; HOA covers grounds maintenance, trash pickup, and property management; Homeowners association present

Exterior

• Utilities: Public water connected; Public sewer connected; 30-gallon hot water tank
• Home design: Condominium (unit in a 4-unit complex); End unit
• Construction: Frame construction
• Exterior features: Vertical siding; Located on a cul-de-sac

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: 2 bedrooms (single-level unit)
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating (gas supply in street)
• Interior features: Central air conditioning; Partial basement with storage

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $125 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $125k).
• Cap rate 7.5% vs local median 4.8% 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: schools D+, employment D, crime F.
• New Haven School District (urban): math 12% / reading 25% proficiency, ranked #147 of 153 in CT (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.1%/yr); 101 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).
• This rent runs 44% of the median local income ($48k/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 $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 26y 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 $78k; list at $125k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 24% of rent; built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 59% 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 $125,000

Questions for the listing agent

1. Built in 1954 — 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 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?
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: 7.49%
• Cash-on-cash: 4.28%
• DSCR: 1.19
• GRM: 5.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 4.12% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.71×
• Total profit: $-10,001
• Equity at exit: $18,638

10-year hold

• IRR: 4.1%
• Equity multiple: 1.32×
• Total profit: $11,150
• Equity at exit: $10,808

Cash invested: $35,000 (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 06513

• Home prices YoY: -7.8%
• Rents YoY: 4.1%
• Active inventory: 101
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,772 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$143 /mo · $1,713/yr
• Insurance: −$52
• HOA: −$425
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $125

Break-even live

Break-even rent $1,614

Max offer price $125,000

Occupancy floor 88%

Sensitivity live

Price	-10% $196	-5% $160	+0% $125	+5% $90	+10% $54
Rent	-10% $-15	-5% $55	+0% $125	+5% $195	+10% $265
Rate	-1.0pp $188	-0.5pp $157	base $125	+0.5pp $93	+1.0pp $60

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
430 Eastern St New Haven, CT	1.0–3.0	1.0–1.5	900	$1,832	$2.04	3d	2	1.10mi
339 Eastern St New Haven, CT	2.0	1.0	505	$1,600	$3.17	44d	6	1.33mi

HOA detail condo

• Monthly dues: $425 · $5,100/yr
• Likely covers: watergas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-18
   days on market $125,000 Active 7 DOM
2. 2026-06-17
   days on market $125,000 Active 6 DOM
3. 2026-06-16
   days on market $125,000 Active 5 DOM
4. 2026-06-15
   days on market $125,000 Active 4 DOM
5. 2026-06-14
   days on market $125,000 Active 2 DOM
6. 2026-06-13
   remarks 534-char remark
7. 2026-06-13
   listed $125,000 Active 1 DOM

ⓘ 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: $1,713 · $143/mo
• Projected year-2 tax: $2,194 · $183/mo
• Expected delta: +$481/yr (+$40/mo · 28.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 59% 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: $21,270
• − Mortgage interest: −$7,002
• − Property taxes: −$1,713
• − Insurance: −$625
• − Repairs & maintenance: −$1,702
• − Management: −$1,702
• − HOA: −$5,100
• − Depreciation: −$3,636
• Taxable loss: −$210
• Est. tax savings @ 24.0%: +$50
• After-tax cash flow: $1,549/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: New Haven School District
• NCES district ID: 0902790
• Math proficiency: 12% ▼ -10.00%
• Reading proficiency: 25% ▼ -10.00%
• Median HH income: $38,058
• Composite: 15.48/100
• National rank: #9308
• State rank: #147 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

• Census place: New Haven, CT
• County: New Haven County · 688,236 people
• City population: 132,813
• Metro: New Haven-Milford, CT
• Population (ZIP): 38,888
• Household income: $48,500
• Rent vs Own: 59.7% rent · 40.3% own
• Severe rent burden: 2664.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Hispanic / Latino 47% White 26% Black 22% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 25% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 17% · Canada, Jamaica, South Korea
• Languages at home: 56% English-only · Spanish 39% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -30.87%
• Current HPI: 364.006
• Rent YoY: ▲ 4.12%
• 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

+47.9% since first listed

13 events — show timeline

• 2026-06-12 Listed $125,000 Smart MLS
• 2007-10-05 Sold (Public Records) $78,000 Public Records
• 2007-10-04 Sold (MLS) $78,000 Smart MLS
• 2007-05-03 Listed $85,000 Smart MLS
• 2005-05-02 Sold (Public Records) $70,000 Public Records
• 2005-04-29 Sold (MLS) $70,000 Smart MLS
• 2005-04-15 Listed $78,900 Smart MLS
• 2003-10-23 Sold (Public Records) $38,000 Public Records
• 2003-10-22 Sold (MLS) $38,000 Smart MLS
• 2003-04-28 Listed $44,000 Smart MLS
• 2001-01-02 Sold (MLS) $18,000 Smart MLS
• 2000-09-21 Listed $22,900 Smart MLS
• 1988-05-12 Sold (Public Records) $84,500 Public Records

Property tax history

+4.5%/yr

Latest (2023): $1,713 · -6.4% YoY. Source: county tax records.