525 Whitney Ave · New Haven, CT 06511

$1,025,000

6 bd · 4.0 ba · 3,685 sqft · MultiFamily public records · 29 Days on market

Built 1918 10,018 sqft lot $278/sqft · at area comps Est $1028k · at est.

---

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 +20.4/30.0
• ARV discount +7.6/15.0
• DSCR +6.5/10.0
• 1% rule +5.8/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Lovely, well-maintained legal 4-family home in Worthington Hooker School attendance zone, a rare East Rock find! Perfect for owner-occupants or investors. 1st floor owner's unit features high ceilings, recently refinished hardwood floors, working fireplace, great closet space, 3 large BR and 2 full baths (one BR & bath have own entrance, can be used as MBR suite, in-law unit or home office suite). Kitchen has good cabinet space, and room to expand/update as desired. 2 one-BR apartments on 2nd floor are month-to-month, 1 two-BR apartment on 3rd floor leased, all filled with stable long-term tenants. Flat roofs recently replaced, exterior stairs recently renovated. 2-car garage and 4+ extra parking spots, on bus and Yale Shuttle lines. A great opportunity for affordable living in East Rock while walking to Yale, downtown, park, and Worthington Hooker School.

Key facts

• Long-term tenants
• New flat roofs
• Private entrance

Tags

• LEGAL FOUR-FAMILY PROPERTY
• SPACIOUS FIRST-FLOOR UNIT
• PRIVATE ENTRANCE
• LONG-TERM TENANTS
• NEW FLAT ROOFS
• RENOVATED EXTERIOR STAIRS

Property features AI

Exterior

• Parking: Detached garage; 2-car garage; Off-street parking; Total of 4 parking spaces
• Utilities: Public water connected; Public sewer connected; Hot water: other; Heat fuel: natural gas
• Home design: Multi-family property (4-family)
• Construction: Frame construction; Gable roof; No foundation specified
• Exterior features: Balcony; Deck; Level lot; Vinyl siding

Interior

• Bedrooms: 6 bedrooms
• Bathrooms: 5 full bathrooms
• Heating & cooling: Hot water heating; Storm doors (energy feature)
• Interior features: Ceiling fans; Handicap parking, multiple entries/exits and ramps; Full basement with concrete floor
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 4 × 6-bed/5.0-bath units multifamily listed at $1.02M.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive. Per door: $334/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $1.02M).
• Recommended offer: $1.01M (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% 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: Worthington Hooker School (math 55% / reading 70%, grade B, #134 of 553 statewide, top 24%, 371 students, 25% FRL); Wilbur Cross High School (math 17% / reading 37%, grade F, #147 of 194 statewide, top 78%, 1,633 students, 76% FRL) — zoned schools average 50% FRL vs 66% district-wide (15 pts lower); this property's tenant base skews higher-income than the district average.
• Zoned-school proficiency averages 45% at this address vs 18% district-wide (+26 pts) — the actual schools serving this property are materially stronger than the New Haven School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+2.6%/yr); 137 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 in 5+ unit buildings).
• At $11,049/mo this rent would consume 221% of the median local household income ($60k/yr) (locally 4999% 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 $7k of loan paydown is wiped out by about $31k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($1.01M) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y 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 $602k; list at $1.02M implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 61% 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 $1,009,625 (1.5% 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 1918 — 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 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. 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?
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: 1.08% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.58%
• DSCR: 1.25
• GRM: 7.7

CMA / ARV

• ARV (median comp): $1,027,772
• List price: $1,025,000
• Delta: 6.54%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
540 Whitney Ave	0.05mi	6/4.0	4,134 (+12%)	1mo	$1,115,000	$270	76
114 Canner St	0.23mi	6/3.0	3,729 (+1%)	12mo	$1,001,500	$269	73
830 Orange St	0.27mi	6/3.0	3,628 (-2%)	13mo	$895,000	$247	70
224 Huntington St	0.53mi	6/3.0	3,814 (+4%)	1mo	$877,000	$230	65
855 Orange St	0.31mi	6/3.0	3,792 (+3%)	22mo	$1,005,000	$265	58
119 Foster St	0.46mi	5/3.0 (-1)	3,424 (-7%)	9mo	$808,000	$236	50
182 Nicoll St	0.49mi	6/2.5	3,592 (-2%)	21mo	$797,500	$222	50
21 Sheldon Ter	0.46mi	6/3.0	3,249 (-12%)	14mo	$700,000	$215	44
252 Sheffield Ave	0.60mi	6/3.0	3,399 (-8%)	21mo	$435,000	$128	38
120 Bishop St	0.57mi	7/6.0 (+1)	4,084 (+11%)	8mo	$1,050,000	$257	36
152 Sheffield Ave	0.56mi	6/2.0	3,184 (-14%)	10mo	$410,000	$129	35
258 Highland St	0.53mi	7/3.0 (+1)	3,360 (-9%)	22mo	$439,900	$131	34

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 · 2.6% rent growth · sell at horizon

5-year hold

• IRR: -8.1%
• Equity multiple: 0.70×
• Total profit: $-85,155
• Equity at exit: $152,831

10-year hold

• IRR: 0.9%
• Equity multiple: 1.07×
• Total profit: $18,736
• Equity at exit: $88,623

Cash invested: $287,000 (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 06511

• Home prices YoY: -20.8%
• Rents YoY: 2.6%
• Active inventory: 137
• Price-to-rent: 30.9×

Monthly cashflow live

• Estimated rent: $11,049 medium
• Mortgage (P&I): −$5,375
• Tax from tax record: −$1,592 /mo · $19,100/yr
• Insurance: −$427
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,320
• Net cashflow: $1,335

Break-even live

Break-even rent $9,359

Max offer price $1,025,000

Occupancy floor 83%

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

Units	Beds	Baths	Est. rent
▸ 4× units	6	5	$11,048
Total (4 units)			$11,049

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: $256,250
• Closing costs: $30,750
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
589 Winchester Ave Unit 3 New Haven, CT	5.0	1.0	3936	$2,650	$0.67	43d	1	0.59mi
30 Trumbull St New Haven, CT	5.0	4.0	2668	$5,000	$1.87	3d	1	0.94mi
347 Sherman Ave New Haven, CT	5.0	3.0	3153	$2,300	$0.73	43d	1	1.40mi
432 Norton Pkwy New Haven, CT	5.0	3.0	2493	$4,195	$1.68	43d	1	1.43mi
355 Norton St Unit 1 New Haven, CT	5.0	2.5	2500	$3,300	$1.32	21d	1	1.49mi

Listing history 27 events

1. 2026-06-18
   days on market $1,025,000 Active 29 DOM
2. 2026-06-17
   days on market $1,025,000 Active 28 DOM
3. 2026-06-16
   days on market $1,025,000 Active 27 DOM
4. 2026-06-15
   days on market $1,025,000 Active 26 DOM
5. 2026-06-14
   days on market $1,025,000 Active 24 DOM
6. 2026-06-13
   pricedays on market $1,025,000 Active 23 DOM
7. 2026-06-10
   days on market $1,070,000 Active 21 DOM
8. 2026-06-09
   days on market $1,070,000 Active 20 DOM
9. 2026-06-08
   days on market $1,070,000 Active 19 DOM
10. 2026-06-07
    days on market $1,070,000 Active 18 DOM
11. 2026-06-05
    days on market $1,070,000 Active 15 DOM
12. 2026-06-03
    days on market $1,070,000 Active 14 DOM
13. 2026-06-03
    days on market $1,070,000 Active 13 DOM
14. 2026-06-01
    days on market $1,070,000 Active 12 DOM
15. 2026-05-31
    days on market $1,070,000 Active 11 DOM
16. 2026-05-19
    status Active 1446-char remark
17. 2026-05-15
    status Under Contract 1446-char remark
18. 2026-05-03
    historical Under Contract - Continue to Show 1446-char remark
19. 2026-04-14
    price $1,095,000 1446-char remark
20. 2026-03-30
    listed $1,199,000 Active 1446-char remark
21. 2016-08-08
    soldstatus $602,000
22. 2016-08-05
    soldstatus $602,000 872-char remark

    Show marketing remark (872 chars)

    Lovely, well-maintained legal 4-family home in Worthington Hooker School attendance zone, a rare East Rock find! Perfect for owner-occupants or investors. 1st floor owner's unit features high ceilings, recently refinished hardwood floors, working fireplace, great closet space, 3 large BR and 2 full baths (one BR & bath have own entrance, can be used as MBR suite, in-law unit or home office suite). Kitchen has good cabinet space, and room to expand/update as desired. 2 one-BR apartments on 2nd floor are month-to-month, 1 two-BR apartment on 3rd floor leased, all filled with stable long-term tenants. Flat roofs recently replaced, exterior stairs recently renovated. 2-car garage and 4+ extra parking spots, on bus and Yale Shuttle lines. A great opportunity for affordable living in East Rock while walking to Yale, downtown, park, and Worthington Hooker School.

23. 2016-04-06
    historical 872-char remark

    Show marketing remark (872 chars)

    Lovely, well-maintained legal 4-family home in Worthington Hooker School attendance zone, a rare East Rock find! Perfect for owner-occupants or investors. 1st floor owner's unit features high ceilings, recently refinished hardwood floors, working fireplace, great closet space, 3 large BR and 2 full baths (one BR & bath have own entrance, can be used as MBR suite, in-law unit or home office suite). Kitchen has good cabinet space, and room to expand/update as desired. 2 one-BR apartments on 2nd floor are month-to-month, 1 two-BR apartment on 3rd floor leased, all filled with stable long-term tenants. Flat roofs recently replaced, exterior stairs recently renovated. 2-car garage and 4+ extra parking spots, on bus and Yale Shuttle lines. A great opportunity for affordable living in East Rock while walking to Yale, downtown, park, and Worthington Hooker School.

24. 2016-02-22
    listed $619,950 872-char remark

    Show marketing remark (872 chars)

    Lovely, well-maintained legal 4-family home in Worthington Hooker School attendance zone, a rare East Rock find! Perfect for owner-occupants or investors. 1st floor owner's unit features high ceilings, recently refinished hardwood floors, working fireplace, great closet space, 3 large BR and 2 full baths (one BR & bath have own entrance, can be used as MBR suite, in-law unit or home office suite). Kitchen has good cabinet space, and room to expand/update as desired. 2 one-BR apartments on 2nd floor are month-to-month, 1 two-BR apartment on 3rd floor leased, all filled with stable long-term tenants. Flat roofs recently replaced, exterior stairs recently renovated. 2-car garage and 4+ extra parking spots, on bus and Yale Shuttle lines. A great opportunity for affordable living in East Rock while walking to Yale, downtown, park, and Worthington Hooker School.

25. 2014-10-16
    soldstatus $540,000
26. 2014-10-15
    soldstatus $540,000
27. 2014-06-17
    listed $599,900

ⓘ 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: $19,100 · $1,592/mo
• Projected year-2 tax: $20,518 · $1,710/mo
• Expected delta: +$1,418/yr (+$118/mo · 7.4%)

ⓘ 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 ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% 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: $132,588
• − Mortgage interest: −$57,416
• − Property taxes: −$19,100
• − Insurance: −$5,125
• − Repairs & maintenance: −$10,607
• − Management: −$10,607
• − Depreciation: −$29,818
• Taxable loss: −$85
• Est. tax savings @ 24.0%: +$20
• After-tax cash flow: $16,037/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: 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): 54,730
• Household income: $59,969
• Rent vs Own: 80.3% rent · 19.7% own
• Severe rent burden: 4999.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Black 34% White 32% Hispanic / Latino 21% Two or more races 8% Asian 7%
• Hispanic origin (detail): Mexican 4% Puerto Rican 10% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 1% Russian 1%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 74% English-only · Spanish 15% Chinese 3% Other Indo-European 2%

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: ▼ -86.05%
• Current HPI: 328.1353
• Rent YoY: ▲ 2.60%
• 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

+70.9% since first listed

15 events — show timeline

• 2026-06-11 Price Changed $1,025,000 Smart MLS
• 2026-05-20 Listing Removed — Smart MLS
• 2026-05-20 Listed $1,070,000 Smart MLS
• 2026-05-19 Relisted — Smart MLS
• 2026-05-15 Pending — Smart MLS
• 2026-05-03 Contingent — Smart MLS
• 2026-04-14 Price Changed $1,095,000 Smart MLS
• 2026-03-30 Listed $1,199,000 Smart MLS
• 2016-08-08 Sold (Public Records) $602,000 Public Records
• 2016-08-05 Sold (MLS) $602,000 Smart MLS
• 2016-04-06 Listing Removed — Smart MLS
• 2016-02-22 Listed $619,950 Smart MLS
• 2014-10-16 Sold (Public Records) $540,000 Public Records
• 2014-10-15 Sold (MLS) $540,000 Smart MLS
• 2014-06-17 Listed $599,900 Smart MLS

Property tax history

+0.4%/yr

Latest (2023): $19,100 · -6.4% YoY. Source: county tax records.