125 Prospect St Unit 3D · Stamford, CT 06901

$179,000

1 bd · 1.0 ba · 520 sqft · Condo public records · 14 Days on market

Built 1940 $450/mo HOA · 21% of rent

---

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 +14.6/30.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• Appreciation +6.3/10.0
• DSCR +4.5/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Unique Studio /small bonus rm. in addition to living rm. updated kitchen and bath, in popular building within walking distance to downtown Stamford,offering immediate occupancy, don't miss.

Key facts

• Laundry facilities
• Elevator building
• $450 HOA

Tags

• ELEVATOR BUILDING
• EXCELLENT STORAGE SPACE
• LAUNDRY FACILITIES
• NEAR DOWNTOWN STAMFORD

Property features AI

Finance

• Other: Pets not allowed
• HOA & community: Monthly HOA fee of $450; HOA covers grounds maintenance, snow removal, heat, hot water and water; Homeowners association present; Total of 55 units in the building

Exterior

• Utilities: Public water connected; Public sewer connected; Above-ground fuel tank
• Home design: Condominium unit in a condominium complex; Located in the Imperial House complex
• Construction: Frame construction; Red brick exterior color
• Exterior features: Brick siding; City views

Interior

• Kitchen: Cooktop; Oven/Range; Refrigerator
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heat (oil-fired); Window air conditioning unit; Domestic hot water
• Interior features: Six levels in unit; No basement
• Laundry & utility: Laundry room on the main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $179k.

Deal economics

• At list price, monthly cash flow is $44 ($527/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $179k).
• Cap rate 6.6% vs local median 3.0% in Stamford — 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 70/100 on livability (#98 in CT) — a middle-class / working-renter tenant base. Strengths: employment A+, health & safety A+, crime A-; Watch: amenities F, commute F, cost of living F.
• Stamford School District (urban): math 32% / reading 43% proficiency, ranked #103 of 153 in CT (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: K. T. Murphy School (math 33% / reading 30%, grade F, #376 of 553 statewide, top 68%, 394 students, 60% FRL); Stamford High School (math 31% / reading 56%, grade F, #98 of 194 statewide, top 51%, 2,048 students, 53% FRL).
• Market conditions: Rents flat; 24 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,151 units permitted in Western Connecticut Planning Region in 2024 (714 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (2.6% local appreciation)).
• At projected returns (2.6% appreciation + 0.4% rent growth), your $50k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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 $136k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent; built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 69% 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 $179,000

Questions for the listing agent

1. Built in 1940 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 6.59%
• Cash-on-cash: 1.05%
• DSCR: 1.05
• GRM: 6.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.56% appreciation · 0.37% rent growth · sell at horizon

5-year hold

• IRR: 5.4%
• Equity multiple: 1.30×
• Total profit: $14,946
• Equity at exit: $76,093

10-year hold

• IRR: 7.0%
• Equity multiple: 1.96×
• Total profit: $48,229
• Equity at exit: $113,960

Cash invested: $50,120 (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 06901

• Home prices YoY: 2.0%
• Rents YoY: 0.4%
• Active inventory: 24
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $2,165 high
• Mortgage (P&I): −$939
• Tax from tax record: −$203 /mo · $2,434/yr
• Insurance: −$75
• HOA: −$450
• Vacancy / Maint / Mgmt: −$455
• Net cashflow: $44

Break-even live

Break-even rent $2,109

Max offer price $179,000

Occupancy floor 93%

Sensitivity live

Price	-10% $145	-5% $95	+0% $44	+5% $-7	+10% $-57
Rent	-10% $-127	-5% $-42	+0% $44	+5% $129	+10% $215
Rate	-1.0pp $134	-0.5pp $89	base $44	+0.5pp $-2	+1.0pp $-50

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
140 Grove St Unit 3G Stamford, CT	1.0	1.0	610	$2,099	$3.44	20d	1	0.01mi
140 Grove St Unit 6 Stamford, CT	1.0	1.0	472	$1,700	$3.60	45d	1	0.01mi
111 Prospect St Stamford, CT	—	1.0	515	$1,705	$3.31	45d	1	0.05mi
99 Prospect St Unit 5M Stamford, CT	—	1.0	395	$1,650	$4.18	45d	1	0.07mi
99 Prospect St Unit 6L Stamford, CT	—	1.0	474	$1,800	$3.80	4d	1	0.07mi
99 Prospect St Unit 7K Stamford, CT	1.0	1.0	630	$1,995	$3.17	45d	1	0.07mi
52 Forest St Unit 816 Stamford, CT	1.0	1.0	740	$2,335	$3.16	45d	1	0.15mi
573 Bedford St Unit 1501464P Stamford, CT	1.0	1.0	516	$5,805	$11.25	15d	1	0.16mi
53 Prospect St #611 Stamford, CT	—	1.0	475	$1,850	$3.89	45d	1	0.17mi
112 Hoyt St Stamford, CT	3.0	1.0	758	$2,288	$3.02	15d	10	0.18mi
47 Lindale St Unit B Stamford, CT	2.0	1.0	575	$2,200	$3.83	25d	1	0.22mi
60 Strawberry Hill Ave Unit 12 Stamford, CT	1.0	1.0	475	$1,850	$3.89	45d	1	0.23mi
444 Bedford St Stamford, CT	2.0	1.0	705	$2,298	$3.26	45d	3	0.24mi
444 Bedford St Unit 6J Stamford, CT	1.0	1.0	610	$2,200	$3.61	13d	1	0.24mi
444 Bedford St Stamford, CT	1.0	1.0	690	$2,062	$2.99	22d	2	0.24mi
444 Bedford St Unit 9 Stamford, CT	—	1.0	475	$1,800	$3.79	25d	1	0.24mi
150 Broad St Stamford, CT	2.0	1.0–2.0	814	$3,352	$4.12	4d	13	0.28mi
100 Glenbrook Rd Unit T414 Stamford, CT	1.0	1.0	628	$2,269	$3.61	45d	1	0.28mi
100 Glenbrook Rd Unit T411 Stamford, CT	1.0	1.0	628	$2,475	$3.94	4d	1	0.28mi
218 Bedford St Unit 4B Stamford, CT	1.0	1.0	504	$1,850	$3.67	45d	1	0.28mi
201 Broad St Stamford, CT	2.0	1.0–2.0	850	$2,725	$3.20	4d	2	0.30mi
777 Summer St Stamford, CT	2.0	1.0–2.0	848	$3,730	$4.40	4d	65	0.30mi
711 Summer St Unit 318 Stamford, CT	1.0	1.0	600	$2,303	$3.84	4d	1	0.31mi
711 Summer St Unit 567 Stamford, CT	1.0	1.0	600	$2,218	$3.70	45d	1	0.31mi
711 Summer St Unit 420 Stamford, CT	1.0	1.0	600	$2,206	$3.68	25d	1	0.31mi
127 Greyrock Pl Unit 1050386P Stamford, CT	1.0	1.0	721	$5,305	$7.36	20d	1	0.33mi
127 Greyrock Pl Unit 1050369P Stamford, CT	1.0	1.0	592	$3,150	$5.32	45d	1	0.33mi
100 Morgan St Stamford, CT	1.0–2.0	1.0–2.0	900	$2,499	$2.78	4d	14	0.34mi
800 Summer St Stamford, CT	—	1.0	345	$1,518	$4.40	45d	4	0.34mi
700 Summer St Stamford, CT	1.0	1.0	739	$2,300	$3.11	4d	3	0.34mi
91 Strawberry Hill Ave #735 Stamford, CT	1.0	1.0	725	$2,300	$3.17	22d	1	0.34mi
485 Summer St Unit 307 Stamford, CT	1.0	1.0	619	$2,200	$3.55	25d	1	0.35mi
120 Strawberry Hill Ave Stamford, CT	1.0–2.0	1.0–1.5	955	$2,095	$2.19	20d	1	0.35mi
97 Morgan St Unit 5I Stamford, CT	1.0	1.0	600	$2,169	$3.62	4d	1	0.38mi
791 E Main St Apt 3F Stamford, CT	1.0	1.0	600	$2,000	$3.33	25d	1	0.39mi
791 E Main St Unit 2D Stamford, CT	2.0	1.0	750	$2,750	$3.67	25d	1	0.39mi
460 Summer St Unit 500 Stamford, CT	1.0	1.0	550	$2,425	$4.41	15d	1	0.40mi
460 Summer St Ste 310 Stamford, CT	1.0	1.0	550	$2,400	$4.36	4d	1	0.40mi
460 Summer St Unit 207 Stamford, CT	—	1.0	418	$2,125	$5.08	15d	1	0.40mi
1 Atlantic St Unit 609 Stamford, CT	1.0	1.0	600	$2,284	$3.81	45d	1	0.40mi

HOA detail condo

• Monthly dues: $450 · $5,400/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-06-13
   statusdays on market $179,000 Under Contract 14 DOM
2. 2026-06-10
   days on market $179,000 Active 12 DOM
3. 2026-06-09
   days on market $179,000 Active 11 DOM
4. 2026-06-08
   days on market $179,000 Active 10 DOM
5. 2026-06-07
   days on market $179,000 Active 9 DOM
6. 2026-06-05
   days on market $179,000 Active 6 DOM
7. 2026-06-03
   days on market $179,000 Active 5 DOM
8. 2026-06-03
   days on market $179,000 Active 4 DOM
9. 2026-06-01
   days on market $179,000 Active 3 DOM
10. 2026-05-31
    remarks 699-char remark
11. 2026-05-31
    days on market $179,000 Active 2 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: $2,434 · $203/mo
• Projected year-2 tax: $3,132 · $261/mo
• Expected delta: +$698/yr (+$58/mo · 28.7%)

ⓘ 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 ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $25,975
• − Mortgage interest: −$10,027
• − Property taxes: −$2,434
• − Insurance: −$895
• − Repairs & maintenance: −$2,078
• − Management: −$2,078
• − HOA: −$5,400
• − Depreciation: −$5,207
• Taxable loss: −$2,144
• Est. tax savings @ 24.0%: +$515
• After-tax cash flow: $1,042/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: Stamford School District
• NCES district ID: 0904320
• Math proficiency: 32% ▼ -10.00%
• Reading proficiency: 43% ▼ -7.00%
• Median HH income: $78,843
• Composite: 35.14/100
• National rank: #5010
• State rank: #103 of 153 in CT

Livability — Stamford

• Score: 70/100
• State rank: #98
• US rank: #7716

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stamford, CT
• County: Fairfield County · 765,532 people
• City population: 123,058
• Metro: Bridgeport-Stamford-Norwalk, CT
• Population (ZIP): 11,037
• Household income: $102,641
• Rent vs Own: 87.0% rent · 13.0% own
• Severe rent burden: 1139.0

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: White 41% Black 23% Hispanic / Latino 18% Asian 15% Two or more races 7% Native American 2%
• Hispanic origin (detail): Puerto Rican 7% Dominican 1%
• Common ancestry: Hispanic 6% Romanian 3% Lithuanian 2%
• Foreign-born: 30% · Canada, China, South Korea
• Languages at home: 64% English-only · Spanish 13% French/Haitian/Cajun 6% Other Indo-European 5%

Political lean MEDSL · Western Connecticut

• 2024 margin: D (+19.1) · D 58.8% · R 39.7% · Other 1.6%
• All cycles: 2024: D+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.56%
• Current HPI: 132.891
• Rent YoY: ▲ 0.37%
• Metro: Bridgeport-Stamford-Norwalk, 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

+353.2% since first listed

6 events — show timeline

• 2026-05-29 Listed $179,000 Smart MLS
• 2017-07-26 Sold (Public Records) $136,500 Public Records
• 2017-07-24 Sold (MLS) $136,500 Smart MLS
• 2017-06-15 Listing Removed — Smart MLS
• 2017-02-20 Listed $145,000 Smart MLS
• 1997-05-02 Sold (Public Records) $39,500 Public Records

Property tax history

+3.9%/yr

Latest (2022): $2,434 · +0.9% YoY. Source: county tax records.