14 Brown Pl · New Haven, CT 06512

$239,000

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 3 Days on market

Built 1890 3,920 sqft lot Est $328k · 27% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• 1% rule +4.4/10.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Discover the charm of this inviting 3-bedroom, 2-bath home nestled in a convenient New Haven location. Bright and welcoming, this residence offers comfortable living spaces with abundant natural light and a practical layout designed for everyday living. The spacious bedrooms provide flexibility for family, guests, or a home office, while the two full bathrooms add convenience and functionality. Outside, enjoy a private yard with plenty of space for relaxing, entertaining, or gardening. Ideally situated near parks, shopping, dining, schools, and major commuter routes, this home offers a wonderful blend of comfort and convenience. Don't miss this opportunity to make it your own!

Key facts

• Private yard
• Convenient location
• 3,920 sq ft lot

Tags

• PRIVATE YARD
• CONVENIENT LOCATION
• ABUNDANT NATURAL LIGHT

Property features AI

Exterior

• Utilities: Public water (in street); Public sewer (in street)
• Home design: Single-family home
• Construction: Frame construction; Concrete foundation
• Exterior features: Lightly wooded lot; Vinyl siding; Asphalt shingle roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot air heating; Oil-fired heat (tank located in basement); Ceiling fan cooling
• Interior features: Ceiling fans; Partial, unfinished basement; Walk-up attic

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $38 ($456/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (5.8% below list).
• Recommended offer: $225k (5.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Betsy Ross Arts Magnet School (math 12% / reading 27%, grade F, #161 of 175 statewide, top 93%, 327 students, 70% FRL) — zoned schools at 70% FRL track the district average.
• Market conditions: Rents flat; 104 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 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 $7k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $225,153 (5.8% below list)

Questions for the listing agent

1. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
6. 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.
7. 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.
8. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.94% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.68%
• DSCR: 1.03
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $328,320
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
710 Woodward Ave	0.20mi	3/1.5	1,396 (-3%)	16mo	$380,000	$272	70
20 Ashland Pl	0.18mi	3/1.5	1,284 (-11%)	1mo	$290,000	$226	70
125 Oakley St	0.33mi	3/1.5	1,526 (+6%)	12mo	$355,000	$233	63
39 Irvington St	0.22mi	3/2.0	1,251 (-13%)	3mo	$329,000	$263	61
197 Beacon Ave	0.29mi	3/1.0	1,374 (-5%)	23mo	$290,000	$211	60
259 Elaine Ter	0.31mi	3/1.5	1,224 (-15%)	3mo	$370,000	$302	56
112 Harrington Ave	0.58mi	2/1.5 (-1)	1,388 (-4%)	6mo	$280,000	$202	55
1025 Townsend Ave	0.45mi	4/1.5 (+1)	1,555 (+8%)	13mo	$230,000	$148	48
79 Crofton St	0.38mi	3/2.5	1,544 (+7%)	23mo	$352,000	$228	45
66 Boston Ave	0.64mi	3/2.0	1,540 (+7%)	15mo	$345,000	$224	42
183 Farren Ave	0.59mi	3/1.0	1,295 (-10%)	22mo	$225,000	$174	37
30 Boston Ave	0.67mi	3/1.5	1,286 (-11%)	24mo	$340,000	$264	29

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 · 0.79% rent growth · sell at horizon

5-year hold

• IRR: -17.8%
• Equity multiple: 0.39×
• Total profit: $-41,116
• Equity at exit: $35,636

10-year hold

• IRR: -15.1%
• Equity multiple: 0.23×
• Total profit: $-51,554
• Equity at exit: $20,664

Cash invested: $66,920 (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 06512

• Rents YoY: 0.8%
• Active inventory: 104
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,252 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$388 /mo · $4,653/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $38

Break-even live

Break-even rent $2,203

Max offer price $239,000

Occupancy floor 93%

Sensitivity live

Price	-10% $173	-5% $106	+0% $38	+5% $-30	+10% $-97
Rent	-10% $-140	-5% $-51	+0% $38	+5% $127	+10% $216
Rate	-1.0pp $158	-0.5pp $99	base $38	+0.5pp $-24	+1.0pp $-87

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22 Chamberlain St #22 New Haven, CT	2.0	1.5	990	$1,950	$1.97	25d	1	0.20mi
35 Main Street Anx New Haven, CT	2.0	1.0	1000	$1,650	$1.65	5d	1	0.26mi
1082 Townsend Ave Unit 1st Floor New Haven, CT	2.0	1.0	1148	$1,800	$1.57	46d	1	0.34mi
43 Farren Ave Unit 1 New Haven, CT	2.0	1.0	968	$1,900	$1.96	23d	1	0.35mi
75 Hillside Ave New Haven, CT	3.0	1.0	1200	$2,000	$1.67	16d	1	0.47mi
181 Fairmont Ave New Haven, CT	2.0	1.0	1380	$2,700	$1.96	21d	1	0.50mi
210 Burwell St New Haven, CT	2.0	1.0	900	$1,800	$2.00	16d	1	0.50mi
241 Quinnipiac Ave New Haven, CT	2.0	1.5	900	$1,995	$2.22	45d	1	0.51mi
25 Pardee St Unit 2nd Floor New Haven, CT	3.0	1.0	980	$1,900	$1.94	45d	1	0.51mi
139 Farren Ave New Haven, CT	2.0	1.0	1500	$1,700	$1.13	46d	1	0.52mi
509 Woodward Ave Unit 509-C New Haven, CT	2.0	1.0	1440	$2,250	$1.56	4d	1	0.58mi
112 Harrington Ave New Haven, CT	4.0	1.5	1388	$3,300	$2.38	4d	1	0.59mi
173 Farren Ave New Haven, CT	3.0	1.0	875	$1,850	$2.11	4d	1	0.59mi
258 Fairmont Ave Unit 258 New Haven, CT	2.0	1.5	1000	$1,895	$1.90	25d	1	0.64mi
37 Elizabeth Ann Dr New Haven, CT	2.0	1.0	1617	$2,000	$1.24	25d	1	0.78mi
121 Lexington Ave #11 New Haven, CT	2.0	1.5	936	$2,000	$2.14	16d	1	0.84mi
453 Quinnipiac Ave Unit 2 New Haven, CT	3.0	1.0	1232	$1,850	$1.50	25d	1	0.87mi
76 Revere St Unit 2L New Haven, CT	2.0	1.0	880	$1,750	$1.99	5d	1	0.89mi
76 Revere St Unit 2R New Haven, CT	2.0	1.0	1000	$1,850	$1.85	25d	1	0.89mi
37 E Pearl St New Haven, CT	3.0	1.0	1600	$2,595	$1.62	45d	1	0.97mi
132 Saltonstall Ave Unit 3 New Haven, CT	3.0	1.0	1160	$1,850	$1.59	16d	1	0.97mi
34 Wolcott St #3 New Haven, CT	3.0	1.0	1115	$1,700	$1.52	25d	1	1.05mi
114 Kneeland Rd New Haven, CT	3.0	1.0	1800	$2,900	$1.61	45d	1	1.07mi
187 Wolcott St Unit 2 New Haven, CT	4.0	2.0	906	$2,400	$2.65	5d	1	1.10mi
55 Pierpont St Unit 1 New Haven, CT	3.0	1.0	1014	$2,100	$2.07	23d	1	1.13mi
55 Pierpont St Unit 1 New Haven, CT	3.0	1.0	1014	$2,100	$2.07	25d	1	1.13mi
38 Hervey St New Haven, CT	3.0	1.5	1450	$3,400	$2.34	23d	1	1.15mi
342 Exchange St Unit 2 New Haven, CT	3.0	2.0	1200	$2,300	$1.92	45d	1	1.15mi
72 Woolsey St Unit 2 New Haven, CT	4.0	1.0	1033	$2,200	$2.13	45d	1	1.19mi
40 Exchange St Unit 2 New Haven, CT	3.0	1.0	1000	$2,050	$2.05	45d	1	1.20mi
651 Quinnipiac Ave Unit 2 New Haven, CT	3.0	1.0	1355	$1,975	$1.46	45d	1	1.24mi
101 Laurel St East Haven, CT	3.0	1.0	1196	$3,000	$2.51	45d	1	1.25mi
330 Fort Hale Rd New Haven, CT	2.0	1.0	1140	$2,200	$1.93	16d	1	1.29mi
111 Fort Hale Rd New Haven, CT	3.0	2.0	1126	$3,200	$2.84	45d	1	1.30mi
30 Bright St Unit 2 New Haven, CT	3.0	2.0	993	$2,000	$2.01	45d	1	1.30mi
20 Maltby Pl New Haven, CT	3.0	1.0	1100	$1,900	$1.73	5d	1	1.31mi
262 Lloyd St Unit 1 New Haven, CT	3.0	2.0	1460	$2,400	$1.64	5d	1	1.32mi
57 Elm St East Haven, CT	3.0	2.5	1390	$3,700	$2.66	4d	1	1.33mi
23 Brown St New Haven, CT	3.0	2.0	1350	$2,650	$1.96	5d	1	1.38mi
23 Brown St Unit 3 New Haven, CT	3.0	1.0	1300	$2,650	$2.04	16d	1	1.38mi

Listing history 3 events

1. 2026-06-21
   days on market $239,000 Active 3 DOM
2. 2026-06-18
   remarks 685-char remark
3. 2026-06-18
   listed $239,000 Active 1 DOM

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

Tax reassessment forecast CT · Partial reset (capped growth)

• Current annual tax: $4,653 · $388/mo
• Projected year-2 tax: $4,884 · $407/mo
• Expected delta: +$231/yr (+$19/mo · 5.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% 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 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: $27,018
• − Mortgage interest: −$13,388
• − Property taxes: −$4,653
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,161
• − Management: −$2,161
• − Depreciation: −$6,953
• Taxable loss: −$3,493
• Est. tax savings @ 24.0%: +$838
• After-tax cash flow: $1,295/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): 28,830
• Household income: $96,146
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 770.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 19% Two or more races 9% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 8%
• Common ancestry: Romanian 5% Lithuanian 2% Russian 1%
• Foreign-born: 12% · Canada, China, Jamaica
• Languages at home: 81% English-only · Spanish 12% Other Indo-European 3% Other Asian/Pacific 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: ▼ -302.63%
• Current HPI: 302.2679
• Rent YoY: ▲ 0.79%
• 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

• 2026-06-18 Listed $239,000 Smart MLS

Property tax history

+1.2%/yr

Latest (2023): $4,653 · -6.4% YoY. Source: county tax records.