70 Westville Ave · Danbury, CT 06810

$299,000

4 bd · 2.0 ba · 1,638 sqft · SingleFamily public records · 105 Days on market

Built 1915 0.33 ac lot Est $464k · 35% under

---

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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• 1% rule +6.2/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Yesteryear Charm Galore, Need A Ton Of Work, But All The Old Doors And Moldings Original And In Excellent Shape. Lovely Older Street, Convenient Location. Bring Your Tools, Paint And Brushes.

Key facts

• 0.33 acre lot
• Built 1915
• Listed 105 days

Property features AI

Exterior

• Utilities: Public water connected; Public sewer connected; Electric service (standard residential)
• Home design: Single-family home
• Construction: Frame construction; Stone foundation; Asphalt shingle roof; Built prior to or in public records (living area recorded)
• Exterior features: Level to sloping lot; Clapboard siding

Interior

• Kitchen: Gas range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot air heating; Oil-fired heating with above-ground fuel tank
• Interior features: 6 total rooms; Full unfinished basement with interior access and dirt floor; Attic with walk-up access; Central air cooling
• Laundry & utility: Laundry room on the main level; 40-gallon hot water tank

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Recommended offer: $272k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 3.6% in Danbury — 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 76/100 on livability (#51 in CT, #3,379 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: amenities F, cost of living F.
• Danbury School District (urban): math 19% / reading 32% proficiency, ranked #131 of 153 in CT (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Morris Street School (math 17% / reading 17%, grade F, #459 of 553 statewide, top 84%, 376 students, 54% FRL); Danbury High School (math 19% / reading 41%, grade F, #137 of 194 statewide, top 70%, 3,590 students, 48% FRL).
• Market conditions: Rents rising (+3.1%/yr); 197 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $3,354/mo this rent would consume 52% of the median local household income ($77k/yr) (locally 3255% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 27y 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 $115k; list at $299k implies a 160% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $272,090 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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 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: 1.12% ✓
• Cap rate: 8.38%
• Cash-on-cash: 7.47%
• DSCR: 1.33
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $463,554
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Well Ave	0.25mi	4/2.0	1,615 (-1%)	10mo	$420,000	$260	78
72 Davis St	0.20mi	3/2.0 (-1)	1,714 (+5%)	9mo	$485,000	$283	70
24 Lake Ave	0.30mi	3/1.5 (-1)	1,583 (-3%)	4mo	$450,000	$284	70
67B Westville Ave	0.07mi	3/2.5 (-1)	1,842 (+12%)	2mo	$445,000	$242	67
45 Abbott Ave	0.07mi	3/2.5 (-1)	1,520 (-7%)	13mo	$430,000	$283	67
5 Green Ave	0.48mi	4/2.0	1,553 (-5%)	6mo	$395,000	$254	64
49 Sleepy Hollow Dr	0.44mi	3/1.5 (-1)	1,576 (-4%)	5mo	$495,000	$314	62
34 Mallory St	0.46mi	3/2.0 (-1)	1,466 (-10%)	1mo	$474,000	$323	55
101 West St	0.53mi	3/2.0 (-1)	1,478 (-10%)	2mo	$467,000	$316	52
10 Staples St	0.16mi	3/3.0 (-1)	1,406 (-14%)	9mo	$300,000	$213	52
56 Pleasant St	0.46mi	3/1.0 (-1)	1,768 (+8%)	8mo	$415,000	$235	49
161 Westville AVE EXT	0.66mi	3/1.5 (-1)	1,432 (-13%)	1mo	$535,000	$374	40

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 · 3.08% rent growth · sell at horizon

5-year hold

• IRR: -4.8%
• Equity multiple: 0.82×
• Total profit: $-14,918
• Equity at exit: $44,582

10-year hold

• IRR: 5.0%
• Equity multiple: 1.37×
• Total profit: $31,198
• Equity at exit: $25,852

Cash invested: $83,720 (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 06810

• Rents YoY: 3.1%
• Active inventory: 197
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $3,354 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$436 /mo · $5,231/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$704
• Net cashflow: $521

Break-even live

Break-even rent $2,694

Max offer price $299,000

Occupancy floor 79%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22 Irving Pl Danbury, CT	3.0	1.0	1995	$3,000	$1.50	24d	1	0.36mi
8 Rose St Unit 26-14 Danbury, CT	3.0	1.5	1370	$3,000	$2.19	3d	1	0.68mi
9 Concord St Unit 3 Danbury, CT	3.0	1.0	1160	$2,600	$2.24	44d	1	0.71mi
113 Park Ave Unit 7 Danbury, CT	3.0	1.5	1205	$3,000	$2.49	24d	1	0.81mi
10 Clapboard Ridge Rd Danbury, CT	1.0–3.0	1.0–2.0	1061	$3,308	$3.12	3d	20	0.83mi
6 Barnum Ct #6 Danbury, CT	3.0	2.5	1620	$3,200	$1.98	14d	1	0.91mi
28 Jefferson Ave Danbury, CT	5.0	2.5	2186	$5,900	$2.70	44d	1	1.08mi
68 Grand St Danbury, CT	3.0	1.0	1480	$1,900	$1.28	3d	1	1.11mi

Listing history 18 events

1. 2026-06-15
   status $299,000 Under Contract 105 DOM
2. 2026-06-15
   days on market $299,000 Under Contract - Continue to Show 105 DOM
3. 2026-06-13
   days on market $299,000 Under Contract - Continue to Show 103 DOM
4. 2026-06-10
   days on market $299,000 Under Contract - Continue to Show 100 DOM
5. 2026-06-09
   days on market $299,000 Under Contract - Continue to Show 99 DOM
6. 2026-06-08
   days on market $299,000 Under Contract - Continue to Show 98 DOM
7. 2026-06-07
   days on market $299,000 Under Contract - Continue to Show 97 DOM
8. 2026-06-05
   days on market $299,000 Under Contract - Continue to Show 94 DOM
9. 2026-06-03
   days on market $299,000 Under Contract - Continue to Show 93 DOM
10. 2026-06-03
    days on market $299,000 Under Contract - Continue to Show 92 DOM
11. 2026-06-01
    days on market $299,000 Under Contract - Continue to Show 91 DOM
12. 2026-05-31
    days on market $299,000 Under Contract - Continue to Show 90 DOM
13. 2026-03-11
    historical Under Contract - Continue to Show
14. 2026-03-02
    listed $299,000 Active
15. 1999-06-11
    soldstatus $115,000 194-char remark

    Show marketing remark (194 chars)

    Yesteryear Charm Galore, Need A Ton Of Work, But All The Old Doors And Moldings Original And In Excellent Shape. Lovely Older Street, Convenient Location. Bring Your Tools, Paint And Brushes.

16. 1999-06-11
    soldstatus $115,000

    Show marketing remark (194 chars)

    Yesteryear Charm Galore, Need A Ton Of Work, But All The Old Doors And Moldings Original And In Excellent Shape. Lovely Older Street, Convenient Location. Bring Your Tools, Paint And Brushes.

17. 1999-06-11
    soldstatus $115,000

    Show marketing remark (194 chars)

    Yesteryear Charm Galore, Need A Ton Of Work, But All The Old Doors And Moldings Original And In Excellent Shape. Lovely Older Street, Convenient Location. Bring Your Tools, Paint And Brushes.

18. 1999-04-16
    listed $119,900 194-char remark

    Show marketing remark (194 chars)

    Yesteryear Charm Galore, Need A Ton Of Work, But All The Old Doors And Moldings Original And In Excellent Shape. Lovely Older Street, Convenient Location. Bring Your Tools, Paint And Brushes.

ⓘ 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: $5,231 · $436/mo
• Projected year-2 tax: $5,815 · $485/mo
• Expected delta: +$584/yr (+$49/mo · 11.2%)

ⓘ 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 4/10 Moderate 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,243
• − Mortgage interest: −$16,749
• − Property taxes: −$5,231
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,219
• − Management: −$3,219
• − Depreciation: −$8,698
• Taxable income: $1,632
• Est. tax owed @ 24.0%: −$392
• After-tax cash flow: $5,859/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: Danbury School District
• NCES district ID: 0901020
• Math proficiency: 19% ▼ -17.00%
• Reading proficiency: 32% ▼ -16.00%
• Median HH income: $65,793
• Composite: 23.93/100
• National rank: #7784
• State rank: #131 of 153 in CT

Livability — Danbury

• Score: 76/100
• State rank: #51
• US rank: #3379

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Danbury, CT
• County: Fairfield County · 765,532 people
• City population: 87,061
• Metro: Bridgeport-Stamford-Norwalk, CT
• Population (ZIP): 55,833
• Household income: $76,933
• Rent vs Own: 59.5% rent · 40.5% own
• Severe rent burden: 3255.0

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: Hispanic / Latino 37% White 35% Two or more races 19% Black 12% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3% Dominican 6%
• Common ancestry: Estonian 8% Russian 4% Romanian 3%
• Foreign-born: 41% · Canada, Jamaica, Dominican Republic
• Languages at home: 48% English-only · Spanish 32% Other Indo-European 16% Other Asian/Pacific 1%

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: ▼ -309.71%
• Current HPI: 286.5484
• Rent YoY: ▲ 3.08%
• 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

+149.4% since first listed

6 events — show timeline

• 2026-03-11 Contingent — Smart MLS
• 2026-03-02 Listed $299,000 Smart MLS
• 1999-06-11 Sold (Public Records) $115,000 Public Records
• 1999-06-11 Sold (Public Records) $115,000 Public Records
• 1999-06-11 Sold (MLS) $115,000 Smart MLS
• 1999-04-16 Listed $119,900 Smart MLS

Property tax history

+3.3%/yr

Latest (2023): $5,231 · +15.0% YoY. Source: county tax records.