93 Main St · Watertown, CT 06795

$399,900

4 bd · 2.0 ba · 1,911 sqft · SingleFamily public records · 11 Days on market

Built 1919 0.26 ac lot $209/sqft · 7% above area Est $400k · at est.

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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).

• Cash flow +15.2/30.0
• ARV discount +7.6/15.0
• DSCR +4.7/10.0
• Schools +4.2/10.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 4-bedroom, 2-bathroom Colonial with plenty of space for your family to grow and thrive! This inviting home features a spacious layout, including a versatile first-floor office perfect for remote work or a quiet retreat. The bright and airy living areas are ideal for entertaining, while the well-appointed kitchen offers both functionality and style. The primary bedroom is on the main floor with a full bath.The finished attic with heat adds for bonus space. Step outside to a private, fenced backyard, perfect for outdoor activities, barbecues, or simply unwinding in your own peaceful space. Conveniently located near schools, parks, and local amenities, this home is a must-see!

Key facts

• 0.26 acre lot
• Built 1919
• Listed 11 days

Property features AI

Exterior

• Utilities: Public water connected; Public sewer connected; 40-gallon hot water tank; Gas available in street for heating
• Home design: Single-family home
• Construction: Frame construction; Stone foundation; Built in prior to public record (year not provided)
• Exterior features: Sloping lot; Vinyl siding; Asphalt shingle roof

Interior

• Kitchen: Electric cooktop
• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating; Window unit cooling
• Interior features: Full basement; Walk-up attic

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $143 ($2k/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 $350k (12.5% below list).
• Recommended offer: $350k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.5% in Watertown — 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 76/100 on livability (#52 in CT, #3,320 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, housing B+; Watch: employment C-, amenities F, commute F.
• Watertown School District (suburban): math 36% / reading 56% proficiency, ranked #84 of 153 in CT (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: John Trumbull Primary School (639 students, 37% FRL); Swift Middle School (math 32% / reading 57%, grade D, #93 of 175 statewide, top 54%, 584 students, 37% FRL); Watertown High School (math 22% / reading 57%, grade F, #107 of 194 statewide, top 56%, 735 students, 34% FRL) — zoned schools average 36% FRL vs 18% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 66 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 26y 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 $335k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1919 — 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 $350,000 (12.5% below list)

Questions for the listing agent

1. Built in 1919 — 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 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?
4. 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?
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 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: 0.88% ✗
• Cap rate: 6.72%
• Cash-on-cash: 1.53%
• DSCR: 1.07
• GRM: 9.5

CMA / ARV

• ARV (median comp): $400,498
• List price: $399,900
• Delta: -0.15%
• 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
20 Dickerman St	0.10mi	4/1.5	1,960 (+3%)	5mo	$276,255	$141	85
58 Steele Brook Rd	0.22mi	4/1.5	1,884 (-1%)	1mo	$530,000	$281	85
101 Cutler St	0.14mi	3/2.0 (-1)	1,728 (-10%)	6mo	$375,000	$217	68
122 Litchfield Rd	0.31mi	3/1.5 (-1)	1,800 (-6%)	12mo	$400,000	$222	58
45 Litchfield Rd	0.17mi	3/2.0 (-1)	2,116 (+11%)	13mo	$330,000	$156	58
4 Chestnut Ct	0.35mi	3/2.0 (-1)	1,846 (-3%)	18mo	$357,500	$194	58
45 Walnut St	0.40mi	3/2.5 (-1)	1,682 (-12%)	3mo	$400,000	$238	52
156 Hamilton Ave	0.73mi	4/2.0	2,143 (+12%)	0mo	$525,000	$245	46
79 Scott Ave	0.73mi	3/2.5 (-1)	1,884 (-1%)	18mo	$465,000	$247	41
83 Greenwood St	0.73mi	4/2.5	2,076 (+9%)	12mo	$350,000	$169	40
51 Hamilton Ln	0.70mi	4/2.5	2,158 (+13%)	9mo	$605,000	$280	36
8 Princeton Ter	0.68mi	3/2.5 (-1)	1,716 (-10%)	20mo	$452,500	$264	28

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: -13.9%
• Equity multiple: 0.50×
• Total profit: $-55,759
• Equity at exit: $59,626

10-year hold

• IRR: -5.1%
• Equity multiple: 0.67×
• Total profit: $-37,004
• Equity at exit: $34,576

Cash invested: $111,972 (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 06795

• Home prices YoY: -27.2%
• Active inventory: 66
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$2,097
• Tax from tax record: −$359 /mo · $4,305/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $143

Break-even live

Break-even rent $3,320

Max offer price $399,900

Occupancy floor 91%

Sensitivity live

Price	-10% $369	-5% $256	+0% $143	+5% $29	+10% $-84
Rent	-10% $-134	-5% $4	+0% $143	+5% $281	+10% $419
Rate	-1.0pp $344	-0.5pp $244	base $143	+0.5pp $39	+1.0pp $-67

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
91 Prospect St Watertown, CT	4.0	3.0	2000	$3,500	$1.75	45d	1	0.84mi

Listing history 22 events

1. 2026-05-17
   status Under Contract 1220-char remark
2. 2026-05-07
   listed $399,900 Active 1220-char remark
3. 2026-05-06
   historical $399,900 1220-char remark
4. 2025-04-11
   status Under Contract 691-char remark

   Show marketing remark (691 chars)

   Charming 4-bedroom, 2-bathroom Colonial with plenty of space for your family to grow and thrive! This inviting home features a spacious layout, including a versatile first-floor office perfect for remote work or a quiet retreat. The bright and airy living areas are ideal for entertaining, while the well-appointed kitchen offers both functionality and style. The primary bedroom is on the main floor with a full bath.The finished attic with heat adds for bonus space. Step outside to a private, fenced backyard, perfect for outdoor activities, barbecues, or simply unwinding in your own peaceful space. Conveniently located near schools, parks, and local amenities, this home is a must-see!

5. 2025-04-11
   soldstatus $335,000 Closed 691-char remark

   Show marketing remark (691 chars)

   Charming 4-bedroom, 2-bathroom Colonial with plenty of space for your family to grow and thrive! This inviting home features a spacious layout, including a versatile first-floor office perfect for remote work or a quiet retreat. The bright and airy living areas are ideal for entertaining, while the well-appointed kitchen offers both functionality and style. The primary bedroom is on the main floor with a full bath.The finished attic with heat adds for bonus space. Step outside to a private, fenced backyard, perfect for outdoor activities, barbecues, or simply unwinding in your own peaceful space. Conveniently located near schools, parks, and local amenities, this home is a must-see!

6. 2025-03-04
   historical Under Contract - Continue to Show 691-char remark

   Show marketing remark (691 chars)

   Charming 4-bedroom, 2-bathroom Colonial with plenty of space for your family to grow and thrive! This inviting home features a spacious layout, including a versatile first-floor office perfect for remote work or a quiet retreat. The bright and airy living areas are ideal for entertaining, while the well-appointed kitchen offers both functionality and style. The primary bedroom is on the main floor with a full bath.The finished attic with heat adds for bonus space. Step outside to a private, fenced backyard, perfect for outdoor activities, barbecues, or simply unwinding in your own peaceful space. Conveniently located near schools, parks, and local amenities, this home is a must-see!

7. 2025-02-19
   price $350,000 691-char remark

   Show marketing remark (691 chars)

   Charming 4-bedroom, 2-bathroom Colonial with plenty of space for your family to grow and thrive! This inviting home features a spacious layout, including a versatile first-floor office perfect for remote work or a quiet retreat. The bright and airy living areas are ideal for entertaining, while the well-appointed kitchen offers both functionality and style. The primary bedroom is on the main floor with a full bath.The finished attic with heat adds for bonus space. Step outside to a private, fenced backyard, perfect for outdoor activities, barbecues, or simply unwinding in your own peaceful space. Conveniently located near schools, parks, and local amenities, this home is a must-see!

8. 2025-01-31
   listed $365,000 Active 691-char remark

   Show marketing remark (691 chars)

   Charming 4-bedroom, 2-bathroom Colonial with plenty of space for your family to grow and thrive! This inviting home features a spacious layout, including a versatile first-floor office perfect for remote work or a quiet retreat. The bright and airy living areas are ideal for entertaining, while the well-appointed kitchen offers both functionality and style. The primary bedroom is on the main floor with a full bath.The finished attic with heat adds for bonus space. Step outside to a private, fenced backyard, perfect for outdoor activities, barbecues, or simply unwinding in your own peaceful space. Conveniently located near schools, parks, and local amenities, this home is a must-see!

9. 2022-06-13
   soldstatus $295,000
10. 2022-06-10
    historical

    Show marketing remark (1030 chars)

    ATTRACTIVE LOCATION JUST WALKING DISTANCE FROM TOWN GREEN! Enter into spacious foyer that opens up to living room with gleaming hardwood flooring that runs throughout and wood burning stove perfect for a second source of heat. Off of foyer is quaint sunroom perfect for home office or playroom. LARGE Gally style eat-in kitchen offers breakfast bar, recessed lighting, stainless steel appliances, attractive oak cabinetry, slate tile and access to backyard. Through the French doors in the kitchen provide another great space with full bathroom that can be used as a formal dining room or family room. 2nd level of home offers 3 bedrooms and full bath with soaker tub. Fully finished attic with electric heat provides this home with a 4th bedroom. Backyard is large, flat and fenced in with 2 storage shed and stunning firepit area with paver stones. Heated storage space can be converted to a partially finished basement by closing off the room with a door and installing carpet. Home also has newer hot water heater. MOVE QUICK!

11. 2022-06-10
    soldstatus $295,000 Closed

    Show marketing remark (1030 chars)

    ATTRACTIVE LOCATION JUST WALKING DISTANCE FROM TOWN GREEN! Enter into spacious foyer that opens up to living room with gleaming hardwood flooring that runs throughout and wood burning stove perfect for a second source of heat. Off of foyer is quaint sunroom perfect for home office or playroom. LARGE Gally style eat-in kitchen offers breakfast bar, recessed lighting, stainless steel appliances, attractive oak cabinetry, slate tile and access to backyard. Through the French doors in the kitchen provide another great space with full bathroom that can be used as a formal dining room or family room. 2nd level of home offers 3 bedrooms and full bath with soaker tub. Fully finished attic with electric heat provides this home with a 4th bedroom. Backyard is large, flat and fenced in with 2 storage shed and stunning firepit area with paver stones. Heated storage space can be converted to a partially finished basement by closing off the room with a door and installing carpet. Home also has newer hot water heater. MOVE QUICK!

12. 2022-04-30
    price $295,000

    Show marketing remark (1030 chars)

    ATTRACTIVE LOCATION JUST WALKING DISTANCE FROM TOWN GREEN! Enter into spacious foyer that opens up to living room with gleaming hardwood flooring that runs throughout and wood burning stove perfect for a second source of heat. Off of foyer is quaint sunroom perfect for home office or playroom. LARGE Gally style eat-in kitchen offers breakfast bar, recessed lighting, stainless steel appliances, attractive oak cabinetry, slate tile and access to backyard. Through the French doors in the kitchen provide another great space with full bathroom that can be used as a formal dining room or family room. 2nd level of home offers 3 bedrooms and full bath with soaker tub. Fully finished attic with electric heat provides this home with a 4th bedroom. Backyard is large, flat and fenced in with 2 storage shed and stunning firepit area with paver stones. Heated storage space can be converted to a partially finished basement by closing off the room with a door and installing carpet. Home also has newer hot water heater. MOVE QUICK!

13. 2022-04-22
    listed $299,000 Active

    Show marketing remark (1030 chars)

    ATTRACTIVE LOCATION JUST WALKING DISTANCE FROM TOWN GREEN! Enter into spacious foyer that opens up to living room with gleaming hardwood flooring that runs throughout and wood burning stove perfect for a second source of heat. Off of foyer is quaint sunroom perfect for home office or playroom. LARGE Gally style eat-in kitchen offers breakfast bar, recessed lighting, stainless steel appliances, attractive oak cabinetry, slate tile and access to backyard. Through the French doors in the kitchen provide another great space with full bathroom that can be used as a formal dining room or family room. 2nd level of home offers 3 bedrooms and full bath with soaker tub. Fully finished attic with electric heat provides this home with a 4th bedroom. Backyard is large, flat and fenced in with 2 storage shed and stunning firepit area with paver stones. Heated storage space can be converted to a partially finished basement by closing off the room with a door and installing carpet. Home also has newer hot water heater. MOVE QUICK!

14. 2019-02-25
    historical
15. 2018-11-05
    price $288,000
16. 2018-08-24
    listed $292,500 Active
17. 2008-11-03
    soldstatus $312,300
18. 2008-10-31
    soldstatus $312,300
19. 2008-04-28
    listed $325,000
20. 2000-06-30
    soldstatus $173,000
21. 2000-06-30
    soldstatus $173,000
22. 2000-04-13
    listed $173,000

ⓘ 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: $4,305 · $359/mo
• Projected year-2 tax: $6,431 · $536/mo
• Expected delta: +$2,126/yr (+$177/mo · 49.4%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°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: $42,000
• − Mortgage interest: −$22,401
• − Property taxes: −$4,305
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$11,633
• Taxable loss: −$5,059
• Est. tax savings @ 24.0%: +$1,214
• After-tax cash flow: $2,924/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: Watertown School District
• NCES district ID: 0904890
• Math proficiency: 36% ▼ -13.00%
• Reading proficiency: 56% ▼ -7.00%
• Median HH income: $76,021
• Composite: 41.88/100
• National rank: #3368
• State rank: #84 of 153 in CT

Livability — Watertown

• Score: 76/100
• State rank: #52
• US rank: #3320

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Watertown, CT
• City population: 8,364
• Population (ZIP): 14,409

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Hispanic / Latino 10% Two or more races 7% Asian 5% Black 1%
• Hispanic origin (detail): Puerto Rican 5% Dominican 1%
• Common ancestry: Romanian 6% Lithuanian 5% Danish 1%
• Foreign-born: 11% · Canada, China, Vietnam
• Languages at home: 83% English-only · Spanish 7% Other Indo-European 6% Arabic 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: ▼ -86.94%
• Current HPI: 233.055
• 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

+131.2% since first listed

22 events — show timeline

• 2026-05-17 Pending — Smart MLS
• 2026-05-07 Listed $399,900 Smart MLS
• 2026-05-06 Coming Soon $399,900 Smart MLS
• 2025-04-11 Pending — Smart MLS
• 2025-04-11 Sold (MLS) $335,000 Smart MLS
• 2025-03-04 Contingent — Smart MLS
• 2025-02-19 Price Changed $350,000 Smart MLS
• 2025-01-31 Listed $365,000 Smart MLS
• 2022-06-13 Sold (Public Records) $295,000 Public Records
• 2022-06-10 Listing Removed — Smart MLS
• 2022-06-10 Sold (MLS) $295,000 Smart MLS
• 2022-04-30 Price Changed $295,000 Smart MLS
• 2022-04-22 Listed $299,000 Smart MLS
• 2019-02-25 Listing Removed — Smart MLS
• 2018-11-05 Price Changed $288,000 Smart MLS
• 2018-08-24 Listed $292,500 Smart MLS
• 2008-11-03 Sold (Public Records) $312,300 Public Records
• 2008-10-31 Sold (MLS) $312,300 Smart MLS
• 2008-04-28 Listed $325,000 Smart MLS
• 2000-06-30 Sold (Public Records) $173,000 Public Records
• 2000-06-30 Sold (MLS) $173,000 Smart MLS
• 2000-04-13 Listed $173,000 Smart MLS

Property tax history

+1.7%/yr

Latest (2023): $4,305 · +5.5% YoY. Source: county tax records.