95 Rosette St · New Haven, CT 06519

$665,000

9 bd · 3.9 ba · 3,672 sqft · MultiFamily · 17 Days on market

Built 1910 Poor condition 10,018 sqft lot Est $466k · 43% over

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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).

• Cash flow +16.5/30.0
• Appreciation +9.9/10.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Schools +1.5/10.0
• Condition / age +1.0/5.0
• ARV discount +0.0/15.0

Multi-family units

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

Listing remarks MLS

Building was being used as a Church reason for - No Property Tax on the property, but could be converted back to a Multifamily. Excellent Location!!! This two family unit has a parking lot, and additional building and lot. The lower unit was used as a church with two baths, large open space room and plenty of storage areas. The second floor unit has its own entrance and was used by the caretaker and has two bedrooms and 1 full bath. Needs renovation, selling "As Is" condition....Big Potential...Priced to Sell!!!

Key facts

• 0.23 acre lot
• 3 garage spots
• Built 1910

Property features AI

Exterior

• Parking: Detached garage; Off-street parking; 6 total parking spaces; 3 garages
• Utilities: Public water connected; Public sewer connected; Electric hot water (50-gallon tank); Electric heat fuel
• Home design: Multi-family property (3-family)
• Construction: Frame construction; Stone foundation
• Exterior features: Corner lot; Level lot; Wood siding; Asphalt shingle roof

Interior

• Bedrooms: 8 bedrooms total
• Bathrooms: 3 full bathrooms; 2 half bathrooms
• Heating & cooling: Baseboard heat; Window unit cooling
• Interior features: 12 total rooms; Partial basement; Finished walk-up attic

What this means for you Summary

Snapshot

• This is a 1×3bd/1ba + 1×2bd/1ba + 1×1bd/1ba units multifamily listed at $665k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $391 ($5k/yr) — positive. Per door: $130/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $631k (5.1% below list).
• Recommended offer: $631k (5.1% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 4.8% in New Haven — 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 (#31 in CT, #2,190 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment D, crime F.
• New Haven School District (urban): math 12% / reading 25% proficiency, ranked #147 of 153 in CT (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Roberto Clemente Leadership Academy For Global Awareness (math 3% / reading 10%, grade F, #541 of 553 statewide, top 98%, 399 students, 90% FRL); Hill Regional Career High School (math 8% / reading 27%, grade F, #173 of 194 statewide, top 90%, 651 students, 78% FRL) — zoned schools average 84% FRL vs 66% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.3%/yr); 46 active listings in the ZIP; 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 in 5+ unit buildings).

Forward outlook

• In year one you build about $70k of equity ($5k loan paydown + $65k appreciation (9.8% local appreciation)).
• At projected returns (9.8% appreciation + 3.3% rent growth), your $186k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$112k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($655k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $300k; list at $665k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 56% 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 $631,200 (5.1% below list)

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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is F 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?
8. 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?
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: 0.95% ✗
• Cap rate: 7.00%
• Cash-on-cash: 2.52%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $466,344
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Truman St	0.28mi	9/3.0	3,630 (-1%)	1mo	$500,000	$138	81
56 Dewitt St	0.04mi	9/3.0	4,032 (+10%)	17mo	$475,000	$118	64
34 Cassius St	0.17mi	8/2.5 (-1)	3,744 (+2%)	17mo	$400,000	$107	64
51 Salem St	0.33mi	10/3.5 (+1)	3,940 (+7%)	8mo	$500,000	$127	59
8 Hurlburt St	0.19mi	9/3.0	3,314 (-10%)	18mo	$400,000	$121	56
284 Hallock Ave	0.26mi	8/4.0 (-1)	3,520 (-4%)	24mo	$550,000	$156	56
124 Minor St	0.39mi	9/3.0	3,894 (+6%)	16mo	$400,000	$103	55
248 - 250 Howard Ave	0.40mi	10/5.0 (+1)	3,857 (+5%)	11mo	$565,000	$146	54
37 Cassius St	0.15mi	8/3.0 (-1)	3,249 (-12%)	13mo	$420,000	$129	54
556 Howard Ave	0.21mi	9/3.0	3,276 (-11%)	19mo	$419,900	$128	52
28 Cassius St	0.18mi	8/3.0 (-1)	3,292 (-10%)	16mo	$417,050	$127	52

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.81% appreciation · 3.3% rent growth · sell at horizon

5-year hold

• IRR: 25.8%
• Equity multiple: 3.04×
• Total profit: $380,409
• Equity at exit: $589,867

10-year hold

• IRR: 22.8%
• Equity multiple: 6.92×
• Total profit: $1,102,511
• Equity at exit: $1,262,387

Cash invested: $186,200 (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 06519

• Home prices YoY: 2.7%
• Rents YoY: 3.3%
• Active inventory: 46
• Price-to-rent: 24.9×

Monthly cashflow live

• Estimated rent: $6,312 high
• Mortgage (P&I): −$3,487
• Tax est. 1.5%: −$831 /mo · $9,975/yr
• Insurance: −$277
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,326
• Net cashflow: $391

Break-even live

Break-even rent $5,817

Max offer price $665,000

Occupancy floor 89%

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

Units	Beds	Baths	Est. rent
1× unit	3	1	$2,228
1× unit	2	1	$2,035
1× unit	1	1	$2,049
Total (3 units)			$6,312

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: $166,250
• Closing costs: $19,950
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $665,000 Active 17 DOM
2. 2026-06-17
   days on market $665,000 Active 16 DOM
3. 2026-06-16
   days on market $665,000 Active 15 DOM
4. 2026-06-15
   days on market $665,000 Active 14 DOM
5. 2026-06-14
   days on market $665,000 Active 12 DOM
6. 2026-06-13
   days on market $665,000 Active 11 DOM
7. 2026-06-10
   days on market $665,000 Active 9 DOM
8. 2026-06-09
   days on market $665,000 Active 8 DOM
9. 2026-06-08
   days on market $665,000 Active 7 DOM
10. 2026-06-07
    days on market $665,000 Active 6 DOM
11. 2026-06-05
    days on market $665,000 Active 3 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    days on market $665,000 Active 2 DOM
14. 2026-06-02
    remarks 354-char remark
15. 2026-06-02
    listed $665,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 95% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $75,744
• − Mortgage interest: −$37,250
• − Property taxes: −$9,975
• − Insurance: −$3,325
• − Repairs & maintenance: −$6,060
• − Management: −$6,060
• − Depreciation: −$19,345
• Taxable loss: −$6,271
• Est. tax savings @ 24.0%: +$1,505
• After-tax cash flow: $6,195/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.

Condition & rehab AI · 1 photo

Poor 20/100 Extensive rehab

This 3-unit multifamily property requires extensive repairs and updates to its exterior, structure, and systems, significantly impacting its current condition score. Significant value can be added through comprehensive renovations, including exterior repairs, HVAC upgrades, and landscaping improvements.

Repairs flagged

• Major Exterior siding — Weathered and in need of repair.
• Major Windows — No visible photos of the windows.
• Major Foundation/structure — No visible photos of the foundation/structure.
• Major HVAC/mechanicals — No visible photos of the HVAC/mechanicals.
• Major Landscaping/curb appeal — No visible photos of the landscaping/curb appeal.

Value-add opportunities

• Both Exterior siding repair — Improves both resale and rental value.
• Both Windows replacement — Enhances curb appeal and natural light.
• Both HVAC/mechanical upgrade — Improves comfort and energy efficiency.
• Both Landscaping and curb appeal — Enhances property's visual appeal and marketability.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and in need of repair.	Major	$15,000–50,000
Windows · No visible photos of the windows.	Major	$15,000–50,000
Foundation/structure · No visible photos of the foundation/structure.	Major	$15,000–50,000
HVAC/mechanicals · No visible photos of the HVAC/mechanicals.	Major	$15,000–50,000
Landscaping/curb appeal · No visible photos of the landscaping/curb appeal.	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both Exterior siding repair — Improves both resale and rental value. ↑
• Both Windows replacement — Enhances curb appeal and natural light. ↑
• Both HVAC/mechanical upgrade — Improves comfort and energy efficiency. ↑
• Both Landscaping and curb appeal — Enhances property's visual appeal and marketability. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: New Haven School District
• NCES district ID: 0902790
• Math proficiency: 12% ▼ -10.00%
• Reading proficiency: 25% ▼ -10.00%
• Median HH income: $38,058
• Composite: 15.48/100
• National rank: #9308
• State rank: #147 of 153 in CT

Livability — New Haven

• Score: 79/100
• State rank: #31
• US rank: #2190

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Haven, CT
• County: New Haven County · 688,236 people
• City population: 132,813
• Metro: New Haven-Milford, CT
• Population (ZIP): 15,605
• Household income: $49,619
• Rent vs Own: 73.7% rent · 26.3% own
• Severe rent burden: 1321.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Hispanic / Latino 49% Black 26% White 15% Two or more races 13% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 15% Puerto Rican 25% Dominican 3%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 25% · Canada, Jamaica, China
• Languages at home: 50% English-only · Spanish 42% Other Indo-European 4% Arabic 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: ▲ 9.81%
• Current HPI: 377.4885
• Rent YoY: ▲ 3.30%
• 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

+66.3% since first listed

4 events — show timeline

• 2026-05-28 Listed $665,000 Smart MLS
• 2025-03-12 Sold (MLS) $300,000 Smart MLS
• 2025-02-28 Pending — Smart MLS
• 2025-01-27 Listed $399,900 Smart MLS