47 High St · Plymouth, CT 06786

$359,900

6 bd · 3.0 ba · 2,262 sqft · MultiFamily public records · 6 Days on market

Built 1917 6,098 sqft lot Est $403k · 11% under

---

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 +28.8/30.0
• ARV discount +12.3/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Schools +4.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 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 MLS

Calling all investors or owner occupants! Now is your chance to own this lovely 3 family house in the heart of Terryville! The location can't be beat... just a short walk from all the conveniences of Main St, Harry S Fisher Elementary and Eli Terry Jr Middle schools. Also on a corner lot of a low traffic street. This multi family has been lovingly maintained and has no trouble fulfilling occupancy. The side door unit was the owner's unit and features vaulted ceilings, 1 bedroom and 1 bath.. and is updated with new Hardwood flooring and walls. The 1st floor- front door unit offers 1 bedroom, 1 bath and has been updated with stone walls and hardwood flooring. The 2nd floor has 3 bedrooms, 1 bath, and all new windows. Plenty of off street parking makes it easy for all occupants as no one will have to move their cars for the other. There is a 2 car garage which is great for storage and laundry hook ups in the basement. Don't miss your opportunity to start making money or having your tenants pay your mortgage the minute the papers are signed and investing in your future with this property today!

Key facts

• Convenient location
• Versatile unit mix
• Laundry in each unit

Tags

• THREE FAMILY PROPERTY
• STRONG INCOME POTENTIAL
• CONVENIENT LOCATION
• VERSATILE UNIT MIX
• DETACHED TWO CAR GARAGE
• LAUNDRY IN EACH UNIT

Property features AI

Exterior

• Parking: Detached garage; 2-car garage
• Utilities: Public water connected; Public sewer connected; Natural gas hot water; Natural gas heat fuel
• Home design: Multi-family property (3-family); Multi-family for sale; Frame construction; Tan exterior
• Construction: Concrete foundation; Asphalt shingle roof; Aluminum siding
• Exterior features: Sidewalk; Shed; Porch; Gutters; Corner lot; Sloping lot

Interior

• Bedrooms: 5 bedrooms total (across units)
• Bathrooms: 3 full bathrooms total
• Heating & cooling: Hot water heating; Natural gas hot water; Ceiling fans; Window units
• Interior features: Ceiling fans; Window units; Full basement; Walk-up attic
• Laundry & utility: All units have laundry hook-ups

What this means for you Summary

Snapshot

• This is a 2×1bd/1.0ba + 1×3bd/1.0ba units multifamily listed at $360k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $404/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $360k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Plymouth School District (suburban): math 42% / reading 58% proficiency, ranked #78 of 153 in CT (top 51%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Harry S. Fisher Elementary School (math 32% / reading 42%, grade F, #318 of 553 statewide, top 60%, 304 students, 47% FRL); Terryville High School (math 44% / reading 64%, grade C-, #63 of 194 statewide, top 39%, 367 students, 43% FRL) — zoned schools average 45% FRL vs 22% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 55 active listings in the ZIP; 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $101k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 6y 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 $200k; list at $360k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $359,900

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 1917 — 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. 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.
6. 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.
7. 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: 1.30% ✓
• Cap rate: 10.33%
• Cash-on-cash: 14.42%
• DSCR: 1.64
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $402,636
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Haase Ave	0.12mi	6/2.0	2,352 (+4%)	17mo	$450,000	$191	70
12 Chestnut St	0.19mi	5/2.0 (-1)	2,437 (+8%)	9mo	$430,000	$176	62
12 Harwinton Ave	0.38mi	6/2.0	2,182 (-4%)	14mo	$195,000	$89	61
344 Main St	0.50mi	5/2.0 (-1)	2,260 (-0%)	9mo	$380,000	$168	60
15 Pearl St	0.70mi	6/3.0	2,029 (-10%)	11mo	$372,300	$183	42
20 Burnham St	0.58mi	5/3.0 (-1)	2,059 (-9%)	22mo	$366,000	$178	35

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.8%
• Equity multiple: 1.19×
• Total profit: $18,879
• Equity at exit: $53,662

10-year hold

• IRR: 14.3%
• Equity multiple: 2.15×
• Total profit: $116,031
• Equity at exit: $31,118

Cash invested: $100,772 (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 06786

• Home prices YoY: -23.7%
• Active inventory: 55
• Price-to-rent: 19.9×

Monthly cashflow live

• Estimated rent: $4,675 high
• Mortgage (P&I): −$1,887
• Tax from tax record: −$445 /mo · $5,339/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$982
• Net cashflow: $1,211

Break-even live

Break-even rent $3,142

Max offer price $359,900

Occupancy floor 69%

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

Units	Beds	Baths	Est. rent
▸ 2× units	1	1	$3,020
1× unit	3	1	$1,655
Total (3 units)			$4,675

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: $89,975
• Closing costs: $10,797
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-18
   status $359,900 Under Contract 6 DOM
2. 2026-06-18
   days on market $359,900 Active 6 DOM
3. 2026-06-17
   days on market $359,900 Active 5 DOM
4. 2026-06-16
   days on market $359,900 Active 4 DOM
5. 2026-06-15
   days on market $359,900 Active 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $359,900 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: $5,339 · $445/mo
• Projected year-2 tax: $6,520 · $543/mo
• Expected delta: +$1,181/yr (+$98/mo · 22.1%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $56,100
• − Mortgage interest: −$20,160
• − Property taxes: −$5,339
• − Insurance: −$1,800
• − Repairs & maintenance: −$4,488
• − Management: −$4,488
• − Depreciation: −$10,470
• Taxable income: $9,356
• Est. tax owed @ 24.0%: −$2,245
• After-tax cash flow: $12,287/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: Plymouth School District
• NCES district ID: 0903330
• Math proficiency: 42% ▼ -10.00%
• Reading proficiency: 58% ▼ -2.00%
• Median HH income: $71,517
• Composite: 44.78/100
• National rank: #2743
• State rank: #78 of 153 in CT

Livability — Plymouth

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Terryville, CT
• Population (ZIP): 9,617

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 13% Lithuanian 11% Russian 4%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 1% French/Haitian/Cajun 1%

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: ▼ -62.57%
• Current HPI: 201.83
• Rent YoY: —
• Metro: —
• 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

+22.0% since first listed

8 events — show timeline

• 2026-06-13 Listed $359,900 Smart MLS
• 2026-06-10 Coming Soon $359,900 Smart MLS
• 2020-11-09 Sold (Public Records) $200,000 Public Records
• 2020-11-06 Sold (MLS) $200,000 Smart MLS
• 2020-09-27 Contingent — Smart MLS
• 2020-09-24 Listed $199,900 Smart MLS
• 2011-02-14 Sold (Public Records) $122,000 Public Records
• 2006-08-01 Sold (Public Records) $295,000 Public Records

Property tax history

+2.5%/yr

Latest (2023): $5,339 · +3.8% YoY. Source: county tax records.