79 Wenham St · West Haven, CT 06516

$275,000

2 bd · 1.5 ba · 1,340 sqft · SingleFamily public records · 40 Days on market

Built 1961 Est $375k · 27% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.2/30.0
• Livability +4.2/5.0
• 1% rule +3.6/10.0
• Rent growth +3.5/5.0
• Schools +2.8/10.0
• DSCR +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

ESTATE SALE & acirc; & euro; & rdquo; PROBATE COMPLETE & acirc; & euro; & rdquo; PRICED TO SELL IMMEDIATELY. Rare opportunity in West Haven, CT. Probate is officially closed and the estate owner is ready to move fast. First come, first served. 79 Wenham Street is a solid single-family home offering 2 bedrooms and 2 full bathrooms across 1,340 square feet, built in 1961 in the desirable 06516 zip code. Sold strictly as-is & acirc; & euro; & rdquo; step in, add your touch, and build immediate equity. Appraised at $300,000 with West Haven& apos; s market averaging well above that. Perfect for fix-and-flip, BRRRR strategy, long-term rental hold, or a f

Key facts

• Strong rental demand
• Desirable zip code
• Minutes from i-95

Tags

• SOLID SINGLE-FAMILY HOME
• DESIRABLE ZIP CODE
• STRONG RENTAL DEMAND
• MINUTES FROM I-95
• CLOSE TO DOWNTOWN NEW HAVEN

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-207 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (13.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (14.0% below list).
• Recommended offer: $236k (14.0% below list) — sets the bar for 1% rule.
• Cap rate 5.4% vs local median 4.3% in West Haven — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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); 151 active listings in the ZIP; 23 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 in 5+ unit buildings).
• This rent runs 38% of the median local income ($74k/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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 10y 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 51% 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 $236,378 (14.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1961 — 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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.86% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.23%
• DSCR: 0.86
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $375,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
78 Nonquit St	0.07mi	3/2.5 (+1)	1,343 (+0%)	7mo	$450,000	$335	82
71 Harold St	0.06mi	3/3.0 (+1)	1,338 (-0%)	9mo	$393,000	$294	78
110 Fenwick St	0.63mi	3/3.0 (+1)	1,340 (0%)	2mo	$375,000	$280	58
24 Yates St	0.56mi	2/1.5	1,220 (-9%)	5mo	$311,500	$255	55
11 Edna St	0.69mi	3/1.5 (+1)	1,267 (-5%)	2mo	$292,000	$230	52
439 Howellton Rd	0.74mi	3/1.5 (+1)	1,339 (-0%)	11mo	$440,000	$329	51
148 Burwell Rd	0.61mi	3/1.0 (+1)	1,236 (-8%)	3mo	$361,000	$292	50
29 Ipswich St	0.44mi	3/1.0 (+1)	1,176 (-12%)	8mo	$300,000	$255	45
447 Howellton Rd	0.71mi	3/2.0 (+1)	1,396 (+4%)	11mo	$585,000	$419	44
124 Malcolm Rd	0.43mi	3/2.0 (+1)	1,144 (-15%)	8mo	$235,000	$205	42
53 Daytona St	0.50mi	3/1.5 (+1)	1,518 (+13%)	9mo	$331,000	$218	42
60 Andrews St	0.66mi	3/1.0 (+1)	1,143 (-15%)	6mo	$206,000	$180	33

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: -20.5%
• Equity multiple: 0.28×
• Total profit: $-55,464
• Equity at exit: $41,003

10-year hold

• IRR: -11.6%
• Equity multiple: 0.28×
• Total profit: $-55,695
• Equity at exit: $23,777

Cash invested: $77,000 (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: 151
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $2,364 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$518 /mo · $6,216/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$496
• Net cashflow: $-207

Break-even live

Break-even rent $2,626

Max offer price $238,375

Occupancy floor —

Sensitivity live

Price	-10% $-52	-5% $-129	+0% $-207	+5% $-285	+10% $-363
Rent	-10% $-394	-5% $-301	+0% $-207	+5% $-114	+10% $-21
Rate	-1.0pp $-69	-0.5pp $-137	base $-207	+0.5pp $-279	+1.0pp $-351

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 23 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
87 Antrim St West Haven, CT	3.0	1.0	1250	$2,500	$2.00	45d	1	0.11mi
57 Dalton St Unit 2 West Haven, CT	3.0	1.0	1050	$2,200	$2.10	45d	1	0.45mi
79 Rangely St West Haven, CT	3.0	1.0	1144	$2,500	$2.19	4d	1	0.52mi
43 Rodney St West Haven, CT	3.0	1.0	1142	$3,000	$2.63	4d	1	0.54mi
188 Jaffrey St West Haven, CT	3.0	1.5	1700	$3,000	$1.76	13d	1	0.56mi
34 Homeside Ave West Haven, CT	3.0	1.0	1264	$2,700	$2.14	13d	1	0.71mi
173 Terrace Ave West Haven, CT	3.0	2.0	1392	$2,800	$2.01	4d	1	0.77mi
131 Dogburn Rd West Haven, CT	2.0	1.0	818	$1,900	$2.32	45d	1	0.79mi
15 Crest St Unit B13 West Haven, CT	2.0	1.5	1096	$2,500	$2.28	45d	1	0.79mi
32 Cullen Ave West Haven, CT	3.0	2.0	1080	$3,500	$3.24	4d	1	0.82mi
62 Treat St West Haven, CT	1.0	1.0	900	$1,635	$1.82	4d	1	0.85mi
64 Lee St Unit 1st floor West Haven, CT	2.0	1.0	1200	$1,950	$1.62	45d	1	1.02mi
994 Campbell Ave West Haven, CT	2.0	1.0	1050	$1,950	$1.86	45d	1	1.05mi
995 Campbell Ave Unit 3 West Haven, CT	2.0	1.0	1200	$1,700	$1.42	16d	1	1.06mi
360 W Spring St Unit A7 West Haven, CT	2.0	1.5	1024	$2,100	$2.05	25d	1	1.08mi
38 Bristol St Unit 3 West Haven, CT	3.0	1.0	1200	$2,400	$2.00	45d	1	1.12mi
34 Bristol St Unit 3 West Haven, CT	3.0	1.0	1370	$2,400	$1.75	45d	1	1.13mi
22 W Spring St Unit 2 West Haven, CT	3.0	1.0	1200	$2,350	$1.96	4d	1	1.16mi
22 W Spring St Unit 1 West Haven, CT	3.0	1.0	1200	$2,350	$1.96	25d	1	1.16mi
60 Baggott St West Haven, CT	3.0	1.0	1242	$2,300	$1.85	25d	1	1.17mi
171 Derby Ave Orange, CT	2.0	1.0	1092	$2,500	$2.29	13d	1	1.30mi
155 Bull Hill Ln Unit S7 West Haven, CT	2.0	2.0	1056	$2,100	$1.99	45d	1	1.34mi
165 Richards St West Haven, CT	2.0	1.0–2.0	625	$2,595	$4.15	4d	5	1.38mi

Listing history 25 events

1. 2026-06-21
   days on market $275,000 Active 40 DOM
2. 2026-06-18
   days on market $275,000 Active 37 DOM
3. 2026-06-17
   days on market $275,000 Active 36 DOM
4. 2026-06-16
   days on market $275,000 Active 35 DOM
5. 2026-06-15
   days on market $275,000 Active 34 DOM
6. 2026-06-14
   days on market $275,000 Active 32 DOM
7. 2026-06-13
   days on market $275,000 Active 31 DOM
8. 2026-06-10
   days on market $275,000 Active 29 DOM
9. 2026-06-09
   days on market $275,000 Active 28 DOM
10. 2026-06-08
    days on market $275,000 Active 27 DOM
11. 2026-06-07
    days on market $275,000 Active 26 DOM
12. 2026-06-05
    days on market $275,000 Active 23 DOM
13. 2026-06-03
    days on market $275,000 Active 22 DOM
14. 2026-06-03
    days on market $275,000 Active 21 DOM
15. 2026-06-01
    days on market $275,000 Active 20 DOM
16. 2026-05-31
    days on market $275,000 Active 19 DOM
17. 2026-05-12
    listed $275,000 Active 1299-char remark
18. 2017-01-03
    historical
19. 2016-12-16
    listed $149,900
20. 2016-10-31
    historical
21. 2016-10-01
    historical
22. 2016-09-12
    listed $169,900
23. 2016-08-31
    historical
24. 2016-07-26
    listed $169,900
25. 2016-06-14
    listed $169,900

ⓘ 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: $6,216 · $518/mo
• Projected year-2 tax: $6,216 · $518/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 51% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 5 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,365
• − Mortgage interest: −$15,404
• − Property taxes: −$6,216
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,269
• − Management: −$2,269
• − Depreciation: −$8,000
• Taxable loss: −$7,168
• Est. tax savings @ 24.0%: +$1,720
• After-tax cash flow: $-768/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

+61.9% since first listed

9 events — show timeline

• 2026-05-12 Listed $275,000 FSBO.com
• 2017-01-03 Listing Removed — Smart MLS
• 2016-12-16 Listed $149,900 Smart MLS
• 2016-10-31 Listing Removed — Smart MLS
• 2016-10-01 Listing Removed — Smart MLS
• 2016-09-12 Listed $169,900 Smart MLS
• 2016-08-31 Listing Removed — Smart MLS
• 2016-07-26 Listed $169,900 Smart MLS
• 2016-06-14 Listed $169,900 Smart MLS

Property tax history

+2.0%/yr

Latest (2023): $6,216 · +1.8% YoY. Source: county tax records.