125 Beaver St · Ansonia, CT 06401

$579,000

5 bd · 3.0 ba · 3,809 sqft · MultiFamily public records · 9 Days on market

Built 1888 10,018 sqft lot Est $518k · 12% over

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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 +28.7/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Rent growth +4.3/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• ARV discount +2.2/15.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Investment opportunity knocks. Spacious well-located 3 Family house. Large rooms, 6 bedrooms with 2 car garage with ample parking. 2nd and 3rd floor tenants with leases. Good commuting location, close to parks, shopping, restaurants, and schools. Call listing agent for showings.

Key facts

• Close to parks
• Close to restaurants
• Close to schools

Tags

• WELL-LOCATED
• GOOD COMMUTING LOCATION
• CLOSE TO PARKS
• CLOSE TO SHOPPING
• CLOSE TO RESTAURANTS
• CLOSE TO SCHOOLS

Property features AI

Exterior

• Utilities: Public water connected; Public sewer connected; Natural gas available
• Home design: Multi-family property (3-family)
• Construction: Frame construction; Concrete foundation; Built living area recorded at 3809
• Exterior features: Level lot; Aluminum siding; Asphalt shingle roof

Interior

• Bedrooms: 12 total bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Hot water heating; Natural gas hot water (30-gallon tank); Wall unit cooling
• Interior features: Full basement; Total of 30 rooms (multi-family)

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/1.0-bath units multifamily listed at $579k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive. Per door: $645/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $579k).
• Cap rate 10.3% vs local median 3.8% in Ansonia — 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 71/100 on livability (#87 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, housing A-; Watch: employment C-, schools F, amenities F.
• Ansonia School District (suburban): math 13% / reading 25% proficiency, ranked #144 of 153 in CT (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+7.3%/yr); 51 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 in 5+ unit buildings).
• At $7,310/mo this rent would consume 102% of the median local household income ($86k/yr) (locally 541% 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 $4k of loan paydown is wiped out by about $17k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.3% rent growth), your $162k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1888 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $579,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1888 — 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 F-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 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: 1.26% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.31%
• DSCR: 1.64
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $518,024
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 Elizabeth St	0.34mi	6/2.0 (+1)	3,864 (+1%)	1mo	$330,000	$85	71
42-44 Orchard St	0.11mi	4/3.0 (-1)	4,256 (+12%)	1mo	$510,000	$120	70
61 Garden St	0.08mi	6/3.0 (+1)	3,256 (-14%)	2mo	$600,000	$184	66
106 Howard Ave	0.64mi	6/3.0 (+1)	3,678 (-3%)	3mo	$470,000	$128	57
45 Winter St	0.66mi	5/3.0	3,360 (-12%)	5mo	$650,000	$193	45
28 Jackson St	0.74mi	6/3.0 (+1)	4,250 (+12%)	11mo	$580,000	$136	32

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 · 7.35% rent growth · sell at horizon

5-year hold

• IRR: 9.4%
• Equity multiple: 1.39×
• Total profit: $62,744
• Equity at exit: $86,331

10-year hold

• IRR: 21.8%
• Equity multiple: 3.24×
• Total profit: $363,199
• Equity at exit: $50,061

Cash invested: $162,120 (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 06401

• Home prices YoY: -4.7%
• Rents YoY: 7.3%
• Active inventory: 51
• Price-to-rent: 19.8×

Monthly cashflow live

• Estimated rent: $7,310 high
• Mortgage (P&I): −$3,036
• Tax from tax record: −$564 /mo · $6,763/yr
• Insurance: −$241
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,535
• Net cashflow: $1,934

Break-even live

Break-even rent $4,862

Max offer price $579,000

Occupancy floor 69%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	4	1	$7,311
Total (3 units)			$7,310

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: $144,750
• Closing costs: $17,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
38 Winter St Ansonia, CT	4.0	3.5	2784	$2,700	$0.97	2d	1	0.63mi

Listing history 7 events

1. 2026-06-18
   days on market $579,000 Active 9 DOM
2. 2026-06-17
   days on market $579,000 Active 8 DOM
3. 2026-06-16
   days on market $579,000 Active 7 DOM
4. 2026-06-15
   days on market $579,000 Active 6 DOM
5. 2026-06-14
   days on market $579,000 Active 4 DOM
6. 2026-06-10
   remarks 279-char remark
7. 2026-06-10
   listed $579,000 Active 1 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: $6,763 · $564/mo
• Projected year-2 tax: $9,577 · $798/mo
• Expected delta: +$2,814/yr (+$234/mo · 41.6%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $87,720
• − Mortgage interest: −$32,433
• − Property taxes: −$6,763
• − Insurance: −$2,895
• − Repairs & maintenance: −$7,018
• − Management: −$7,018
• − Depreciation: −$16,844
• Taxable income: $14,750
• Est. tax owed @ 24.0%: −$3,540
• After-tax cash flow: $19,665/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: Ansonia School District
• NCES district ID: 0900060
• Math proficiency: 13% ▼ -15.00%
• Reading proficiency: 25% ▼ -12.00%
• Median HH income: $49,300
• Composite: 16.97/100
• National rank: #9132
• State rank: #144 of 153 in CT

Livability — Ansonia

• Score: 71/100
• State rank: #87
• US rank: #6938

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ansonia, CT
• County: New Haven County · 688,236 people
• City population: 19,315
• Metro: New Haven-Milford, CT
• Population (ZIP): 19,315
• Household income: $86,178
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 541.0

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 50% Hispanic / Latino 25% Black 17% Two or more races 11% Asian 3%
• Hispanic origin (detail): Puerto Rican 11% Dominican 4%
• Common ancestry: Romanian 7% Russian 1% Scotch-Irish 1%
• Foreign-born: 18% · Canada, Jamaica, China
• Languages at home: 75% English-only · Spanish 15% Other Indo-European 5% Russian/Polish/Slavic 2%

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: ▼ -13.08%
• Current HPI: 264.8538
• Rent YoY: ▲ 7.35%
• 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

1 event — show timeline

• 2026-06-09 Listed $579,000 Smart MLS

Property tax history

+1.9%/yr

Latest (2023): $6,763 · +4.6% YoY. Source: county tax records.