50 Angel Dr Apt D · Waterbury, CT 06708

$134,900

3 bd · 1.5 ba · 991 sqft · Condo public records · 123 Days on market

Built 1979 $136/sqft · 8% above area Est $125k · 8% over $270/mo HOA · 14% 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 +24.7/30.0
• 1% rule +9.1/10.0
• DSCR +8.0/10.0
• Rent growth +4.9/5.0
• Livability +4.0/5.0
• ARV discount +3.9/15.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 3 bedroom, 1.5 bath newly remodeled condo. Main bedroom with a half bath. This unit has a modern kitchen with plenty of cabinetry for storage and plenty of counter space. This bright and spacious unit features a living/dining area with updated flooring and a cozy balcony off the kitchen. Off the living room you'll find 3 generously sized bedrooms with ample closet storage and 1.5 bath. Washer and dryer hookup in the basement.

Key facts

• Cozy balcony
• Ample closet storage
• Updated flooring

Tags

• MODERN KITCHEN
• COZY BALCONY
• UPDATED FLOORING
• AMPLE CLOSET STORAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $281 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $119k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 3.5% 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: 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.
• Zoned schools: Carrington School (math 21% / reading 31%, grade F, #415 of 553 statewide, top 75%, 457 students, 68% FRL); Wilby High School (math 2% / reading 8%, grade F, #192 of 194 statewide, top 100%, 1,157 students, 85% FRL) — zoned schools at 77% FRL track the district average.
• Market conditions: Rents rising fast (+9.8%/yr); 123 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 in 5+ unit buildings).
• This rent runs 34% of the median local income ($67k/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 $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $38k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($119k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 18y ago; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $118,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 123 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 1.41% ✓
• Cap rate: 8.79%
• Cash-on-cash: 8.93%
• DSCR: 1.40
• GRM: 5.9

CMA / ARV

• ARV (median comp): $124,974
• List price: $134,900
• Delta: 7.94%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.17×
• Total profit: $6,297
• Equity at exit: $20,114

10-year hold

• IRR: 18.5%
• Equity multiple: 2.99×
• Total profit: $75,088
• Equity at exit: $11,664

Cash invested: $37,772 (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 06708

• Rents YoY: 9.8%
• Active inventory: 123
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $1,900 high
• Mortgage (P&I): −$707
• Tax from tax record: −$186 /mo · $2,238/yr
• Insurance: −$56
• HOA: −$270
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $281

Break-even live

Break-even rent $1,544

Max offer price $134,900

Occupancy floor 80%

Sensitivity live

Price	-10% $358	-5% $319	+0% $281	+5% $243	+10% $205
Rent	-10% $131	-5% $206	+0% $281	+5% $356	+10% $431
Rate	-1.0pp $349	-0.5pp $315	base $281	+0.5pp $246	+1.0pp $211

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
244 Oakville Ave Unit F Waterbury, CT	3.0	1.5	1113	$2,000	$1.80	4d	1	0.22mi
44 Armand Dr Apt E Waterbury, CT	2.0	1.0	800	$1,500	$1.88	4d	1	0.34mi
24 Martone St Unit 1st Fl Waterbury, CT	3.0	1.0	1000	$2,200	$2.20	4d	1	0.34mi
40 Whitewood Rd Unit 26 Waterbury, CT	2.0	1.0	900	$1,450	$1.61	20d	1	0.38mi
148 Falls Ter Watertown, CT	1.0–2.0	1.0–1.5	840	$2,135	$2.54	4d	1	0.88mi
12 Hillcrest Ave Unit 3 Watertown, CT	3.0	1.0	1000	$1,450	$1.45	12d	1	1.04mi
303 Bunker Hill Ave Waterbury, CT	3.0	1.0	1100	$2,500	$2.27	45d	1	1.07mi
304 Buckingham St Oakville, CT	2.0	1.0	840	$1,700	$2.02	45d	1	1.13mi
109 Bunker Hill Ave Waterbury, CT	2.0	1.0	900	$1,700	$1.89	20d	1	1.39mi
185 Monmouth Ave Waterbury, CT	2.0	1.0	900	$1,500	$1.67	4d	1	1.44mi

HOA detail condo

• Monthly dues: $270 · $3,240/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 44 events

1. 2026-06-21
   days on market $134,900 Active 123 DOM
2. 2026-06-18
   days on market $134,900 Active 120 DOM
3. 2026-06-17
   days on market $134,900 Active 119 DOM
4. 2026-06-16
   days on market $134,900 Active 118 DOM
5. 2026-06-15
   days on market $134,900 Active 117 DOM
6. 2026-06-14
   days on market $134,900 Active 115 DOM
7. 2026-06-13
   days on market $134,900 Active 114 DOM
8. 2026-06-10
   days on market $134,900 Active 112 DOM
9. 2026-06-09
   days on market $134,900 Active 111 DOM
10. 2026-06-08
    days on market $134,900 Active 110 DOM
11. 2026-06-07
    days on market $134,900 Active 109 DOM
12. 2026-06-05
    days on market $134,900 Active 106 DOM
13. 2026-06-03
    days on market $134,900 Active 105 DOM
14. 2026-06-03
    days on market $134,900 Active 104 DOM
15. 2026-06-01
    days on market $134,900 Active 103 DOM
16. 2026-05-31
    days on market $134,900 Active 102 DOM
17. 2026-03-25
    status Active 438-char remark

    Show marketing remark (438 chars)

    Spacious 3 bedroom, 1.5 bath newly remodeled condo. Main bedroom with a half bath. This unit has a modern kitchen with plenty of cabinetry for storage and plenty of counter space. This bright and spacious unit features a living/dining area with updated flooring and a cozy balcony off the kitchen. Off the living room you'll find 3 generously sized bedrooms with ample closet storage and 1.5 bath. Washer and dryer hookup in the basement.

18. 2026-03-25
    status Under Contract 438-char remark

    Show marketing remark (438 chars)

    Spacious 3 bedroom, 1.5 bath newly remodeled condo. Main bedroom with a half bath. This unit has a modern kitchen with plenty of cabinetry for storage and plenty of counter space. This bright and spacious unit features a living/dining area with updated flooring and a cozy balcony off the kitchen. Off the living room you'll find 3 generously sized bedrooms with ample closet storage and 1.5 bath. Washer and dryer hookup in the basement.

19. 2026-03-15
    price $134,900 438-char remark

    Show marketing remark (438 chars)

    Spacious 3 bedroom, 1.5 bath newly remodeled condo. Main bedroom with a half bath. This unit has a modern kitchen with plenty of cabinetry for storage and plenty of counter space. This bright and spacious unit features a living/dining area with updated flooring and a cozy balcony off the kitchen. Off the living room you'll find 3 generously sized bedrooms with ample closet storage and 1.5 bath. Washer and dryer hookup in the basement.

20. 2026-03-13
    price $146,900 438-char remark

    Show marketing remark (438 chars)

    Spacious 3 bedroom, 1.5 bath newly remodeled condo. Main bedroom with a half bath. This unit has a modern kitchen with plenty of cabinetry for storage and plenty of counter space. This bright and spacious unit features a living/dining area with updated flooring and a cozy balcony off the kitchen. Off the living room you'll find 3 generously sized bedrooms with ample closet storage and 1.5 bath. Washer and dryer hookup in the basement.

21. 2026-03-08
    price $150,000 438-char remark

    Show marketing remark (438 chars)

    Spacious 3 bedroom, 1.5 bath newly remodeled condo. Main bedroom with a half bath. This unit has a modern kitchen with plenty of cabinetry for storage and plenty of counter space. This bright and spacious unit features a living/dining area with updated flooring and a cozy balcony off the kitchen. Off the living room you'll find 3 generously sized bedrooms with ample closet storage and 1.5 bath. Washer and dryer hookup in the basement.

22. 2026-02-17
    listed $155,000 Active 438-char remark

    Show marketing remark (438 chars)

    Spacious 3 bedroom, 1.5 bath newly remodeled condo. Main bedroom with a half bath. This unit has a modern kitchen with plenty of cabinetry for storage and plenty of counter space. This bright and spacious unit features a living/dining area with updated flooring and a cozy balcony off the kitchen. Off the living room you'll find 3 generously sized bedrooms with ample closet storage and 1.5 bath. Washer and dryer hookup in the basement.

23. 2025-09-16
    soldstatus $110,000 Closed 541-char remark

    Show marketing remark (541 chars)

    Home owners and investors take note of this 3 bedroom, 1.5 bath newly remodeled condo in Angel Dr! This unit boasts a modern kitchen with plenty of cabinetry for storage and ample counter space. This bright and spacious unit features a living/dining area with updated flooring and a cozy balcony off the kitchen. Off the living room you'll find three generously sized bedrooms with ample closet storage and 1.5 bath. Ideal location close to major highways, schools, shopping, and restaurants. Perfect for first-time home buyers or investors!

24. 2025-08-18
    status Under Contract 541-char remark

    Show marketing remark (541 chars)

    Home owners and investors take note of this 3 bedroom, 1.5 bath newly remodeled condo in Angel Dr! This unit boasts a modern kitchen with plenty of cabinetry for storage and ample counter space. This bright and spacious unit features a living/dining area with updated flooring and a cozy balcony off the kitchen. Off the living room you'll find three generously sized bedrooms with ample closet storage and 1.5 bath. Ideal location close to major highways, schools, shopping, and restaurants. Perfect for first-time home buyers or investors!

25. 2025-08-15
    historical Under Contract - Continue to Show 541-char remark

    Show marketing remark (541 chars)

    Home owners and investors take note of this 3 bedroom, 1.5 bath newly remodeled condo in Angel Dr! This unit boasts a modern kitchen with plenty of cabinetry for storage and ample counter space. This bright and spacious unit features a living/dining area with updated flooring and a cozy balcony off the kitchen. Off the living room you'll find three generously sized bedrooms with ample closet storage and 1.5 bath. Ideal location close to major highways, schools, shopping, and restaurants. Perfect for first-time home buyers or investors!

26. 2025-08-06
    price $115,000 541-char remark

    Show marketing remark (541 chars)

    Home owners and investors take note of this 3 bedroom, 1.5 bath newly remodeled condo in Angel Dr! This unit boasts a modern kitchen with plenty of cabinetry for storage and ample counter space. This bright and spacious unit features a living/dining area with updated flooring and a cozy balcony off the kitchen. Off the living room you'll find three generously sized bedrooms with ample closet storage and 1.5 bath. Ideal location close to major highways, schools, shopping, and restaurants. Perfect for first-time home buyers or investors!

27. 2025-06-24
    listed $120,000 Active 541-char remark

    Show marketing remark (541 chars)

    Home owners and investors take note of this 3 bedroom, 1.5 bath newly remodeled condo in Angel Dr! This unit boasts a modern kitchen with plenty of cabinetry for storage and ample counter space. This bright and spacious unit features a living/dining area with updated flooring and a cozy balcony off the kitchen. Off the living room you'll find three generously sized bedrooms with ample closet storage and 1.5 bath. Ideal location close to major highways, schools, shopping, and restaurants. Perfect for first-time home buyers or investors!

28. 2025-01-12
    historical $1,550
29. 2024-11-15
    price $1,550
30. 2024-10-17
    listed $1,650
31. 2020-04-08
    soldstatus $301,500
32. 2019-12-01
    historical
33. 2019-05-01
    listed $329,000 Active
34. 2019-02-01
    historical
35. 2019-01-25
    historical
36. 2018-10-11
    listed $295,000 Active
37. 2018-10-02
    listed $295,000 Active
38. 2010-10-02
    historical
39. 2009-10-02
    listed $44,900
40. 2009-09-16
    soldstatus $24,000
41. 2009-09-15
    soldstatus $24,000
42. 2009-07-17
    listed $30,000
43. 2009-02-28
    historical
44. 2008-09-05
    listed $35,000

ⓘ 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: $2,238 · $186/mo
• Projected year-2 tax: $2,562 · $214/mo
• Expected delta: +$324/yr (+$27/mo · 14.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,805
• − Mortgage interest: −$7,556
• − Property taxes: −$2,238
• − Insurance: −$674
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − HOA: −$3,240
• − Depreciation: −$3,924
• Taxable income: $1,523
• Est. tax owed @ 24.0%: −$365
• After-tax cash flow: $3,009/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): 29,594
• Household income: $67,364
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 1276.0

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 43% Hispanic / Latino 33% Black 17% Two or more races 13% Asian 2%
• Hispanic origin (detail): Puerto Rican 17% Dominican 8%
• Common ancestry: Romanian 2% Russian 2% Estonian 2%
• Foreign-born: 20% · Canada, Jamaica, China
• Languages at home: 64% English-only · Spanish 23% Other Indo-European 8% French/Haitian/Cajun 1%

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: ▼ -297.81%
• Current HPI: 281.1446
• Rent YoY: ▲ 9.75%
• 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

+285.4% since first listed

28 events — show timeline

• 2026-03-25 Relisted — Smart MLS
• 2026-03-25 Pending — Smart MLS
• 2026-03-15 Price Changed $134,900 Smart MLS
• 2026-03-13 Price Changed $146,900 Smart MLS
• 2026-03-08 Price Changed $150,000 Smart MLS
• 2026-02-17 Listed $155,000 Smart MLS
• 2025-09-16 Sold (MLS) $110,000 Smart MLS
• 2025-08-18 Pending — Smart MLS
• 2025-08-15 Contingent — Smart MLS
• 2025-08-06 Price Changed $115,000 Smart MLS
• 2025-06-24 Listed $120,000 Smart MLS
• 2025-01-12 Rental Removed $1,550 SMARTMLS
• 2024-11-15 Price Changed $1,550 SMARTMLS
• 2024-10-17 Listed for Rent $1,650 SMARTMLS
• 2020-04-08 Sold (Public Records) $301,500 Public Records
• 2019-12-01 Listing Removed — Smart MLS
• 2019-05-01 Listed $329,000 Smart MLS
• 2019-02-01 Listing Removed — Smart MLS
• 2019-01-25 Listing Removed — Smart MLS
• 2018-10-11 Listed $295,000 Smart MLS
• 2018-10-02 Listed $295,000 Smart MLS
• 2010-10-02 Listing Removed — Smart MLS
• 2009-10-02 Listed $44,900 Smart MLS
• 2009-09-16 Sold (Public Records) $24,000 Public Records
• 2009-09-15 Sold (MLS) $24,000 Smart MLS
• 2009-07-17 Listed $30,000 Smart MLS
• 2009-02-28 Listing Removed — Smart MLS
• 2008-09-05 Listed $35,000 Smart MLS

Property tax history

+8.7%/yr

Latest (2023): $2,238 · +126.7% YoY. Source: county tax records.