250 Robin Ct Unit C · Cheshire Village, CT 06410

$209,900

2 bd · 1.0 ba · 1,120 sqft · Condo · 4 Days on market

Built 1969 Fair condition $337/mo HOA · 14% of rent

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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 +16.2/30.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• 1% rule +6.4/10.0
• DSCR +5.0/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 2-bedroom, 1-bath ranch-style condo located in a quiet yet convenient Cheshire location close to shopping, restaurants, highways, and more. This 2nd-floor unit features generously sized bedrooms, a fully applianced kitchen with ample cabinetry, wall unit air conditioning, and easy one-level living. HOA per month includes water and sewer for added value and convenience. A great opportunity for comfortable, low-maintenance living!

Key facts

• $337 HOA
• 2 parking spots
• Built 1969

Property features AI

Finance

• Other: Part of the Deepwood complex; Total units in complex: 60
• HOA & community: Monthly association fee covering grounds maintenance, trash pickup, snow removal, water, sewer, property management, and insurance; Professional off-site property management; Pets allowed: indoor cats only

Exterior

• Parking: Paved assigned parking (2 spaces)
• Utilities: Public water; Public sewer
• Home design: Condominium (unit in a complex); Located on 2nd floor; End unit
• Construction: Frame construction
• Exterior features: Vinyl siding; Brick accents

Interior

• Kitchen: Oven/Range; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric baseboard heat; Electric hot water
• Interior features: Wall air-conditioning unit; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $210k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Cap rate 6.9% vs local median 2.3% in Cheshire Village — 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 (#29 in CT, #2,087 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living D-.
• Cheshire School District (suburban): math 64% / reading 76% proficiency, ranked #15 of 153 in CT (top 10%) — strong family-tenant draw, lease renewals of 3-5y typical; only 6% free/reduced lunch — higher-income household profile.
• Zoned schools: Cheshire High School (math 46% / reading 73%, grade C+, #45 of 194 statewide, top 25%, 1,239 students, 16% FRL).
• Market conditions: 111 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• 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 $209,900

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.14% ✓
• Cap rate: 6.92%
• Cash-on-cash: 2.24%
• DSCR: 1.10
• GRM: 7.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.54×
• Total profit: $-26,777
• Equity at exit: $31,297

10-year hold

• IRR: -3.4%
• Equity multiple: 0.77×
• Total profit: $-13,325
• Equity at exit: $18,148

Cash invested: $58,772 (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 06410

• Active inventory: 111
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,402 high
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,148/yr
• Insurance: −$87
• HOA: −$337
• Vacancy / Maint / Mgmt: −$504
• Net cashflow: $110

Break-even live

Break-even rent $2,263

Max offer price $209,900

Occupancy floor 90%

Sensitivity live

Price	-10% $255	-5% $182	+0% $110	+5% $37	+10% $-35
Rent	-10% $-80	-5% $15	+0% $110	+5% $205	+10% $300
Rate	-1.0pp $215	-0.5pp $163	base $110	+0.5pp $55	+1.0pp $0

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
453 Robin Ct #453 Cheshire, CT	2.0	1.5	1410	$2,400	$1.70	3d	1	0.12mi
291 Maple Ave Unit 2 Cheshire, CT	3.0	1.0	1190	$2,350	$1.97	22d	1	0.56mi
64 E Mitchell Ave #38 Cheshire, CT	2.0	2.0	1350	$2,800	$2.07	44d	1	0.85mi
64 E Mitchell Ave #51 Cheshire, CT	2.0	2.0	1350	$2,850	$2.11	24d	1	0.85mi
64 E Mitchell Ave Unit 20 Cheshire, CT	2.0	2.0	1350	$2,850	$2.11	44d	1	0.85mi
1123 Waterbury Rd Unit 2A Cheshire, CT	2.0	1.0	900	$1,800	$2.00	3d	1	1.22mi
500 Oak Ave #21 Cheshire, CT	2.0	1.0	900	$1,800	$2.00	11d	1	1.35mi
122 Country Club Rd Unit 122A Cheshire, CT	2.0	1.0	1000	$1,850	$1.85	44d	1	1.37mi
135 Fairway Dr #135 Cheshire, CT	2.0	1.5	1052	$2,400	$2.28	3d	1	1.48mi

HOA detail condo

• Monthly dues: $337 · $4,044/yr
• Likely covers: watersewer
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 5 events

1. 2026-06-03
   days on market $209,900 Active 4 DOM
2. 2026-06-03
   days on market $209,900 Active 3 DOM
3. 2026-06-01
   days on market $209,900 Active 2 DOM
4. 2026-05-31
   statusdays on market $209,900 Active 1 DOM
5. 2026-05-27
   historical $209,900

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 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 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,821
• − Mortgage interest: −$11,758
• − Property taxes: −$3,148
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,306
• − Management: −$2,306
• − HOA: −$4,044
• − Depreciation: −$6,106
• Taxable loss: −$1,897
• Est. tax savings @ 24.0%: +$455
• After-tax cash flow: $1,773/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 · 9 photos

Fair 45/100 Moderate rehab

This 2nd-floor condo has average condition with some minor repairs and maintenance needed. Upgrades to the kitchen and landscaping would significantly enhance its value.

Repairs flagged

• Minor kitchen cabinets — Light wear and tear
• Minor paint — Faded in some areas
• Minor landscaping — Overgrown bushes need trimming

Value-add opportunities

• Both Painting and updating kitchen cabinets — Enhances curb appeal and interior aesthetics
• Both Landscaping improvements — Enhances curb appeal and property value
• Both Kitchen appliances — Modernizes the kitchen and improves functionality

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Light wear and tear	Minor	$500–3,000
paint · Faded in some areas	Minor	$500–3,000
landscaping · Overgrown bushes need trimming	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Both Painting and updating kitchen cabinets — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and property value ↑
• Both Kitchen appliances — Modernizes the kitchen and improves functionality ↑

ⓘ 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: Cheshire School District
• NCES district ID: 0900750
• Math proficiency: 64% ▼ -9.00%
• Reading proficiency: 76% ▼ -6.00%
• Median HH income: $107,049
• Composite: 64.78/100
• National rank: #519
• State rank: #15 of 153 in CT

Livability — Cheshire Village

• Score: 79/100
• State rank: #29
• US rank: #2087

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: New Haven County · 688,236 people
• City population: 28,792
• Metro: New Haven-Milford, CT
• Population (ZIP): 28,904
• Household income: $145,179
• Rent vs Own: 13.3% rent · 86.7% own
• Severe rent burden: 234.0

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Two or more races 10% Asian 10% Hispanic / Latino 7% Black 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 6% Lithuanian 4% Scotch-Irish 3%
• Foreign-born: 13% · China, Canada, South Korea
• Languages at home: 85% English-only · Chinese 4% Other Indo-European 3% Spanish 3%

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: ▼ -321.35%
• Current HPI: 244.0737
• Rent YoY: —
• 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

• 2026-05-27 Coming Soon $209,900 Smart MLS