320 Maple St · Branford Center, CT 06405

$219,900

3 bd · 1.5 ba · 1,430 sqft · SingleFamily public records · 6 Days on market

Built 1955 0.40 ac lot

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Why this score? — see what drove the B- 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 +26.2/30.0
• DSCR +8.9/10.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Schools +4.2/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Home is being cleaned out. Please be careful when entering the property, there is no electricity. The property is subject to Probate approval. The property is sold in as-is condition and inspections are for informational purposes only.

Key facts

• 0.4 acre lot
• Garage
• Built 1955

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $560 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $220k).
• Cap rate 9.4% vs local median 3.7% in Branford Center — 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 81/100 on livability (#16 in CT, #1,386 nationally) — a professional / high-income tenant draw. Strengths: crime A+, health & safety A+, housing B+; Watch: commute D+, cost of living D+.
• Branford School District (suburban): math 41% / reading 52% proficiency, ranked #85 of 153 in CT (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+10.6%/yr); 114 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 in 5+ unit buildings).
• This rent runs 32% of the median local income ($105k/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 $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $62k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,900

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.28% ✓
• Cap rate: 9.35%
• Cash-on-cash: 10.92%
• DSCR: 1.49
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $471,900
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Eli Yale Ter	0.21mi	3/1.5	1,456 (+2%)	5mo	$399,000	$274	83
7 Jourdan Rd	0.16mi	3/1.5	1,541 (+8%)	8mo	$575,000	$373	74
49 Stannard Ave	0.44mi	3/1.0	1,405 (-2%)	1mo	$533,500	$380	73
28 Short Beach Rd	0.07mi	2/1.0 (-1)	1,488 (+4%)	15mo	$455,000	$306	71
17 Reynolds Ln	0.31mi	3/2.0	1,384 (-3%)	13mo	$380,000	$275	67
21 Berry Patch Rd	0.08mi	4/1.5 (+1)	1,573 (+10%)	18mo	$440,000	$280	60
6 Reynolds Ave	0.33mi	3/1.0	1,508 (+6%)	19mo	$425,000	$282	58
11 Bryan Rd	0.45mi	3/2.0	1,564 (+9%)	9mo	$637,500	$408	54
10 Hammer Pl	0.74mi	4/1.5 (+1)	1,311 (-8%)	2mo	$450,000	$343	45
11 Russell St	0.67mi	3/1.5	1,592 (+11%)	8mo	$525,000	$330	43
128 Burban Dr	0.74mi	3/2.0	1,300 (-9%)	19mo	$450,000	$346	32
48 Matthew Rd	0.75mi	3/1.5	1,216 (-15%)	16mo	$400,000	$329	26

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 5.9%
• Equity multiple: 1.25×
• Total profit: $15,094
• Equity at exit: $32,788

10-year hold

• IRR: 19.7%
• Equity multiple: 3.07×
• Total profit: $127,472
• Equity at exit: $19,013

Cash invested: $61,572 (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 06405

• Rents YoY: 10.6%
• Active inventory: 114
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,820 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$423 /mo · $5,071/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$592
• Net cashflow: $560

Break-even live

Break-even rent $2,111

Max offer price $219,900

Occupancy floor 75%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
49 N Harbor St Unit 1 Branford, CT	3.0	1.0	1118	$2,150	$1.92	44d	1	0.46mi
56 Maple St Branford, CT	1.0–2.0	1.0–2.0	1083	$4,100	$3.79	2d	6	0.58mi
52 Maple St Unit 414 Branford, CT	2.0	2.0	1029	$3,700	$3.60	44d	1	0.59mi
52 Maple St Unit 413 Branford, CT	2.0	2.0	1332	$4,800	$3.60	44d	1	0.59mi
43-59 Briarwood Ln Branford, CT	2.0	1.0	900	$1,825	$2.03	2d	1	0.60mi
57 Montoya Cir Branford, CT	1.0–2.0	1.0–2.0	1180	$2,698	$2.29	2d	1	0.61mi
109 Florence Rd Unit A Branford, CT	2.0	1.5	1240	$2,300	$1.85	23d	1	0.66mi
112 Montoya Dr Unit 112 Branford, CT	2.0	2.0	1275	$2,615	$2.05	44d	1	0.67mi
1 Parker Memorial Dr Branford, CT	3.0	1.5	1129	$1,650	$1.46	44d	1	0.75mi
40 Rogers St Unit 1 Branford, CT	2.0	1.0	1081	$2,400	$2.22	44d	1	0.81mi
31 Brainerd Rd Unit 2 Branford, CT	3.0	1.0	1250	$2,500	$2.00	10d	1	0.82mi
815 Main St Branford, CT	3.0	1.5	1824	$3,200	$1.75	10d	1	0.95mi
30 Grove St Unit B Branford, CT	2.0	1.0	900	$1,825	$2.03	44d	1	0.98mi
7 Mona Ave Unit 7 Branford, CT	2.0	1.0	1000	$2,200	$2.20	44d	1	1.02mi
344 Monticello Dr #344 Branford, CT	2.0	1.5	1419	$2,500	$1.76	21d	1	1.07mi
4 Turtle Bay Dr Branford, CT	2.0	2.0	1289	$5,750	$4.46	23d	1	1.18mi
27 Gilbert Ln Branford, CT	3.0	1.0	925	$1,975	$2.14	3d	1	1.18mi
15 Bradley Ave Branford, CT	2.0	1.0	936	$2,000	$2.14	44d	1	1.26mi
14 Averill Pl Unit 8 Branford, CT	2.0	1.0	1000	$2,250	$2.25	44d	1	1.27mi
53 Montowese St Unit 2 Branford, CT	2.0	1.0	1000	$2,550	$2.55	3d	1	1.27mi
245 W Main St Unit 1 Branford, CT	2.0	2.0	950	$2,850	$3.00	2d	1	1.34mi
322 Clark Ave Branford, CT	2.0	2.0	960	$2,500	$2.60	2d	1	1.39mi
124 S Montowese St #10 Branford, CT	3.0	2.0	1599	$3,500	$2.19	44d	1	1.40mi
155 W Main St Unit 2 Branford, CT	3.0	1.5	1100	$2,300	$2.09	44d	1	1.45mi
58 Shore Dr Branford, CT	2.0	1.5	1384	$2,200	$1.59	2d	1	1.46mi
45 Jefferson Pl Unit 15 Branford, CT	2.0	1.0	900	$1,999	$2.22	2d	1	1.46mi
225 Clark Ave Branford, CT	4.0	2.0	1712	$4,700	$2.75	44d	1	1.50mi

Listing history 2 events

1. 2026-03-10
   status Under Contract
2. 2026-03-04
   listed $219,900 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: $5,071 · $423/mo
• Projected year-2 tax: $5,071 · $423/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,840
• − Mortgage interest: −$12,318
• − Property taxes: −$5,071
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,707
• − Management: −$2,707
• − Depreciation: −$6,397
• Taxable income: $3,540
• Est. tax owed @ 24.0%: −$850
• After-tax cash flow: $5,875/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: Branford School District
• NCES district ID: 0900420
• Math proficiency: 41% ▼ -14.00%
• Reading proficiency: 52% ▼ -10.00%
• Median HH income: $70,979
• Composite: 41.85/100
• National rank: #3377
• State rank: #85 of 153 in CT

Livability — Branford Center

• Score: 81/100
• State rank: #16
• US rank: #1386

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Branford Center, CT
• County: New Haven County · 688,236 people
• Metro: New Haven-Milford, CT
• Population (ZIP): 28,217
• Household income: $105,225
• Rent vs Own: 30.5% rent · 69.5% own
• Severe rent burden: 1132.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 5% Asian 4% Two or more races 4% Black 3%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Romanian 7% Lithuanian 2% Slovak 2%
• Foreign-born: 10% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 3% Other Asian/Pacific 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: ▼ -455.72%
• Current HPI: 189.8481
• Rent YoY: ▲ 10.58%
• 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

2 events — show timeline

• 2026-03-10 Pending — Smart MLS
• 2026-03-04 Listed $219,900 Smart MLS

Property tax history

+0.8%/yr

Latest (2022): $5,071 · +0.0% YoY. Source: county tax records.