18 Columbia St · Ansonia, CT 06401

$650,000

7 bd · 3.0 ba · 2,968 sqft · MultiFamily public records · 23 Days on market

Built 1934 4,791 sqft lot $219/sqft · 27% above area Est $511k · 27% over

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Why this score? — see what drove the F 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 +14.8/30.0
• DSCR +4.5/10.0
• Rent growth +4.3/5.0
• Livability +3.6/5.0
• 1% rule +3.4/10.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• ARV discount +0.0/15.0
• 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

Extensively renovated in 2015, this three-family offers a compelling opportunity to add a well-maintained asset to your portfolio. The property consists of two 3-bedroom units and one 2-bedroom unit, a rare 8-bedroom total configuration. Originally owner-occupied, the building was updated with quality and long-term ownership in mind, and it shows throughout. Each unit features updated kitchens, bathrooms, flooring, and quality appliances. All three apartments offer impressive ceiling height, well-sized bedrooms, and thoughtfully designed layouts. Natural gas fired forced air heating and central air cooling in all units, a rare and desirable combination in multi-families, adds comfort and helps support strong rental potential. Plumbing throughout has been upgraded to PEX- long term value add to an investment property! The basement is exceptionally organized and functional, with coin-operated laundry already in place for added income. Exterior features include low-maintenance vinyl siding, ample off-street parking, and a level, fenced-in yard with usable outdoor space. Conveniently located near Griffin Hospital and with easy access to Route 8, this location supports strong tenant demand and accessibility. Well-maintained multi-families with low cost of ownership are increasingly hard to find, as many have been deferred or overlooked over time. This is a property that has been consistently cared for, offering stability today with long-term upside.

Key facts

• 4,791 sq ft lot
• 5 parking spots
• Built 1934

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/?-bath units multifamily listed at $650k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive. Per door: $61/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 $549k (15.6% below list).
• Recommended offer: $549k (15.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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-, amenities F, commute 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.
• Zoned schools: Prendergast School (math 10% / reading 22%, grade F, #468 of 553 statewide, top 85%, 606 students, 67% FRL); Ansonia Middle School (math 15% / reading 29%, grade F, #158 of 175 statewide, top 90%, 537 students, 63% FRL); Ansonia High School (math 22% / reading 37%, grade F, #139 of 194 statewide, top 74%, 555 students, 60% FRL).
• Market conditions: Rents rising fast (+7.3%/yr); 52 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 $5,489/mo this rent would consume 76% 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 $20k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($640k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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 $87k; list at $650k implies a 647% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $548,900 (15.6% 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. Built in 1934 — 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. 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?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 6.63%
• Cash-on-cash: 1.21%
• DSCR: 1.05
• GRM: 9.9

CMA / ARV

• ARV (median comp): $510,607
• List price: $650,000
• Delta: 27.30%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Columbia St	0.00mi	8/3.0 (+1)	2,968 (0%)	0mo	$636,000	$214	95
21 Elm St	0.09mi	8/3.0 (+1)	3,089 (+4%)	6mo	$575,000	$186	79
20 Columbia St	0.01mi	6/2.0 (-1)	2,688 (-9%)	1mo	$540,000	$201	74
15 Atwater Ave	0.69mi	7/3.0	3,210 (+8%)	14mo	$580,000	$181	42
38 N Spring St	0.69mi	6/3.0 (-1)	2,558 (-14%)	0mo	$602,500	$236	40
3-1/2 Lester St	0.75mi	6/3.0 (-1)	3,047 (+3%)	22mo	$440,000	$144	38
6-8 Addison St	0.61mi	6/3.0 (-1)	2,671 (-10%)	22mo	$490,000	$183	32
201 Derby Ave	0.67mi	6/2.0 (-1)	2,669 (-10%)	16mo	$490,000	$184	30

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: -10.0%
• Equity multiple: 0.62×
• Total profit: $-68,729
• Equity at exit: $96,917

10-year hold

• IRR: 4.3%
• Equity multiple: 1.37×
• Total profit: $67,220
• Equity at exit: $56,200

Cash invested: $182,000 (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: 52
• Price-to-rent: 29.6×

Monthly cashflow live

• Estimated rent: $5,489 high
• Mortgage (P&I): −$3,409
• Tax from tax record: −$474 /mo · $5,687/yr
• Insurance: −$271
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,153
• Net cashflow: $183

Break-even live

Break-even rent $5,257

Max offer price $650,000

Occupancy floor 92%

Sensitivity live

Price	-10% $551	-5% $367	+0% $183	+5% $-1	+10% $-185
Rent	-10% $-251	-5% $-34	+0% $183	+5% $400	+10% $617
Rate	-1.0pp $510	-0.5pp $348	base $183	+0.5pp $14	+1.0pp $-157

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	—	$5,490
Total (3 units)			$5,489

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: $162,500
• Closing costs: $19,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 5th St Unit Osher Ansonia, CT	6.0	2.0	2504	$2,950	$1.18	5d	1	1.43mi

Listing history 9 events

1. 2026-05-12
   status Under Contract 1468-char remark

   Show marketing remark (1468 chars)

   Extensively renovated in 2015, this three-family offers a compelling opportunity to add a well-maintained asset to your portfolio. The property consists of two 3-bedroom units and one 2-bedroom unit, a rare 8-bedroom total configuration. Originally owner-occupied, the building was updated with quality and long-term ownership in mind, and it shows throughout. Each unit features updated kitchens, bathrooms, flooring, and quality appliances. All three apartments offer impressive ceiling height, well-sized bedrooms, and thoughtfully designed layouts. Natural gas fired forced air heating and central air cooling in all units, a rare and desirable combination in multi-families, adds comfort and helps support strong rental potential. Plumbing throughout has been upgraded to PEX- long term value add to an investment property! The basement is exceptionally organized and functional, with coin-operated laundry already in place for added income. Exterior features include low-maintenance vinyl siding, ample off-street parking, and a level, fenced-in yard with usable outdoor space. Conveniently located near Griffin Hospital and with easy access to Route 8, this location supports strong tenant demand and accessibility. Well-maintained multi-families with low cost of ownership are increasingly hard to find, as many have been deferred or overlooked over time. This is a property that has been consistently cared for, offering stability today with long-term upside.

2. 2026-05-08
   historical Under Contract - Continue to Show 1468-char remark

   Show marketing remark (1468 chars)

   Extensively renovated in 2015, this three-family offers a compelling opportunity to add a well-maintained asset to your portfolio. The property consists of two 3-bedroom units and one 2-bedroom unit, a rare 8-bedroom total configuration. Originally owner-occupied, the building was updated with quality and long-term ownership in mind, and it shows throughout. Each unit features updated kitchens, bathrooms, flooring, and quality appliances. All three apartments offer impressive ceiling height, well-sized bedrooms, and thoughtfully designed layouts. Natural gas fired forced air heating and central air cooling in all units, a rare and desirable combination in multi-families, adds comfort and helps support strong rental potential. Plumbing throughout has been upgraded to PEX- long term value add to an investment property! The basement is exceptionally organized and functional, with coin-operated laundry already in place for added income. Exterior features include low-maintenance vinyl siding, ample off-street parking, and a level, fenced-in yard with usable outdoor space. Conveniently located near Griffin Hospital and with easy access to Route 8, this location supports strong tenant demand and accessibility. Well-maintained multi-families with low cost of ownership are increasingly hard to find, as many have been deferred or overlooked over time. This is a property that has been consistently cared for, offering stability today with long-term upside.

3. 2026-04-20
   listed $650,000 Active 1468-char remark

   Show marketing remark (1468 chars)

   Extensively renovated in 2015, this three-family offers a compelling opportunity to add a well-maintained asset to your portfolio. The property consists of two 3-bedroom units and one 2-bedroom unit, a rare 8-bedroom total configuration. Originally owner-occupied, the building was updated with quality and long-term ownership in mind, and it shows throughout. Each unit features updated kitchens, bathrooms, flooring, and quality appliances. All three apartments offer impressive ceiling height, well-sized bedrooms, and thoughtfully designed layouts. Natural gas fired forced air heating and central air cooling in all units, a rare and desirable combination in multi-families, adds comfort and helps support strong rental potential. Plumbing throughout has been upgraded to PEX- long term value add to an investment property! The basement is exceptionally organized and functional, with coin-operated laundry already in place for added income. Exterior features include low-maintenance vinyl siding, ample off-street parking, and a level, fenced-in yard with usable outdoor space. Conveniently located near Griffin Hospital and with easy access to Route 8, this location supports strong tenant demand and accessibility. Well-maintained multi-families with low cost of ownership are increasingly hard to find, as many have been deferred or overlooked over time. This is a property that has been consistently cared for, offering stability today with long-term upside.

4. 2026-04-09
   historical $650,000 1468-char remark

   Show marketing remark (1468 chars)

   Extensively renovated in 2015, this three-family offers a compelling opportunity to add a well-maintained asset to your portfolio. The property consists of two 3-bedroom units and one 2-bedroom unit, a rare 8-bedroom total configuration. Originally owner-occupied, the building was updated with quality and long-term ownership in mind, and it shows throughout. Each unit features updated kitchens, bathrooms, flooring, and quality appliances. All three apartments offer impressive ceiling height, well-sized bedrooms, and thoughtfully designed layouts. Natural gas fired forced air heating and central air cooling in all units, a rare and desirable combination in multi-families, adds comfort and helps support strong rental potential. Plumbing throughout has been upgraded to PEX- long term value add to an investment property! The basement is exceptionally organized and functional, with coin-operated laundry already in place for added income. Exterior features include low-maintenance vinyl siding, ample off-street parking, and a level, fenced-in yard with usable outdoor space. Conveniently located near Griffin Hospital and with easy access to Route 8, this location supports strong tenant demand and accessibility. Well-maintained multi-families with low cost of ownership are increasingly hard to find, as many have been deferred or overlooked over time. This is a property that has been consistently cared for, offering stability today with long-term upside.

5. 2015-05-08
   soldstatus $87,000 341-char remark

   Show marketing remark (341 chars)

   Perfect for the owner occupant or investor purchaser. This three family home offers over 2900 sq ft, 7 bedrooms, three full bath and spacious rooms. Just minutes from public transportation, area shops and restaurants. Just add your finishing touches. This is a Fannie Mae Home Path Property. See Agent to Agent remarks for incentive details.

6. 2015-05-04
   historical 341-char remark

   Show marketing remark (341 chars)

   Perfect for the owner occupant or investor purchaser. This three family home offers over 2900 sq ft, 7 bedrooms, three full bath and spacious rooms. Just minutes from public transportation, area shops and restaurants. Just add your finishing touches. This is a Fannie Mae Home Path Property. See Agent to Agent remarks for incentive details.

7. 2015-03-13
   listed $89,900 341-char remark

   Show marketing remark (341 chars)

   Perfect for the owner occupant or investor purchaser. This three family home offers over 2900 sq ft, 7 bedrooms, three full bath and spacious rooms. Just minutes from public transportation, area shops and restaurants. Just add your finishing touches. This is a Fannie Mae Home Path Property. See Agent to Agent remarks for incentive details.

8. 2011-03-27
   historical
9. 2010-10-07
   listed $175,000

ⓘ 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: $5,687 · $474/mo
• Projected year-2 tax: $9,798 · $817/mo
• Expected delta: +$4,112/yr (+$343/mo · 72.3%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 16 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: $65,868
• − Mortgage interest: −$36,410
• − Property taxes: −$5,687
• − Insurance: −$3,250
• − Repairs & maintenance: −$5,269
• − Management: −$5,269
• − Depreciation: −$18,909
• Taxable loss: −$8,927
• Est. tax savings @ 24.0%: +$2,142
• After-tax cash flow: $4,337/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

+271.4% since first listed

9 events — show timeline

• 2026-05-12 Pending — Smart MLS
• 2026-05-08 Contingent — Smart MLS
• 2026-04-20 Listed $650,000 Smart MLS
• 2026-04-09 Coming Soon $650,000 Smart MLS
• 2015-05-08 Sold (MLS) $87,000 Smart MLS
• 2015-05-04 Listing Removed — Smart MLS
• 2015-03-13 Listed $89,900 Smart MLS
• 2011-03-27 Listing Removed — Smart MLS
• 2010-10-07 Listed $175,000 Smart MLS

Property tax history

+2.3%/yr

Latest (2023): $5,687 · -2.3% YoY. Source: county tax records.