86 Heritage Vlg Unit D · Southbury, CT 06488

$199,900

2 bd · 2.0 ba · 1,044 sqft · Condo public records · 17 Days on market

Built 1968 $191/sqft · 21% below area Est $252k · 21% under $671/mo HOA · 28% of rent

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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 +10.4/30.0
• 1% rule +7.0/10.0
• Schools +5.4/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

One of the best locations in the Village, easy access from the garage and parking lot, beautiful views, short walk to ponds, gym, library, clubhouse, meeting house, shops and restaurants! One floor living! Spacious 2 bedroom, 2 full bath "Ethan Allen" style condo in the sought after 55+ Community of Heritage Village! Whether you're enjoying coffee in front of your fireplace or outside on the balcony you will love the privacy and comfort this unit offers. Open-concept, living and dining, an all white updated kitchen, 2 large bedrooms and 2 full bathrooms, ample closet space throughout, an additional storage unit, and detached garage complete the unit. Heritage Village is surrounded by natural ponds, rivers, and walking trails. Residents enjoy the welcoming community and a wide variety of clubs, activities, tennis courts, pools, cafe, markets, and beautiful private swimming pools. An 18-hole golf course winds its way through Heritage Village and is available for membership. A 9-hole course and par 3 course are also close to Heritage Village. Cable and internet are included with your monthly association fees. Up to 2 pets allowed. "Heritage Village is a great place to visit and an even better place to call home." For more information about living at Heritage Village check out their website at www.heritagevlgct.org

Key facts

• Ample closet space
• Short walk to ponds
• Updated kitchen

Tags

• EASY ACCESS FROM GARAGE
• SHORT WALK TO PONDS
• ONE FLOOR LIVING
• UPDATED KITCHEN
• AMPLE CLOSET SPACE
• ADDITIONAL STORAGE UNIT

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $-108 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $181k (9.5% below list).
• Meets the 1% rule at list price ($2k rent vs $200k).
• Recommended offer: $181k (9.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Regional School District 15 (suburban): math 56% / reading 64% proficiency, ranked #46 of 153 in CT (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 4% free/reduced lunch — higher-income household profile.
• Market conditions: 156 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); 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

• It's been on market 17 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $180,849 (9.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1968 — 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. 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: 1.20% ✓
• Cap rate: 5.65%
• Cash-on-cash: -2.31%
• DSCR: 0.90
• GRM: 7.0

CMA / ARV

• ARV (median comp): $251,509
• List price: $199,900
• Delta: -20.52%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -19.9%
• Equity multiple: 0.31×
• Total profit: $-38,845
• Equity at exit: $29,806

10-year hold

• IRR: -12.2%
• Equity multiple: 0.27×
• Total profit: $-40,981
• Equity at exit: $17,284

Cash invested: $55,972 (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 06488

• Active inventory: 156
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,394 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$197 /mo · $2,359/yr
• Insurance: −$83
• HOA: −$671
• Vacancy / Maint / Mgmt: −$503
• Net cashflow: $-108

Break-even live

Break-even rent $2,531

Max offer price $180,849

Occupancy floor 100%

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
27 Heritage Vlg Unit B Southbury, CT	2.0	2.0	1432	$2,600	$1.82	11d	1	0.10mi
576 Village St Unit D Southbury, CT	2.0	2.0	1044	$2,400	$2.30	3d	1	0.29mi
576 Village St Unit D Southbury, CT	2.0	2.0	1044	$2,400	$2.30	23d	1	0.29mi
235 Heritage Vlg Unit B Southbury, CT	1.0	1.0	928	$2,100	$2.26	23d	1	0.32mi
593 Heritage Vlg Unit D Southbury, CT	2.0	2.0	1044	$2,300	$2.20	23d	1	0.36mi
85 Hicock Dr Unit D Southbury, CT	1.0	1.0	1000	$2,200	$2.20	11d	1	0.87mi
298 Old Waterbury Rd Unit 1 Southbury, CT	2.0	1.0	1014	$2,000	$1.97	3d	1	1.50mi

HOA detail condo

• Monthly dues: $671 · $8,052/yr
• Likely covers: internetcablepoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $199,900 Active 17 DOM
2. 2026-06-17
   days on market $199,900 Active 16 DOM
3. 2026-06-16
   days on market $199,900 Active 15 DOM
4. 2026-06-15
   days on market $199,900 Active 14 DOM
5. 2026-06-14
   days on market $199,900 Active 12 DOM
6. 2026-06-13
   days on market $199,900 Active 11 DOM
7. 2026-06-10
   days on market $199,900 Active 9 DOM
8. 2026-06-09
   days on market $199,900 Active 8 DOM
9. 2026-06-08
   days on market $199,900 Active 7 DOM
10. 2026-06-07
    days on market $199,900 Active 6 DOM
11. 2026-06-03
    days on market $199,900 Active 2 DOM
12. 2026-06-02
    days on marketlisting id $199,900 Active 1 DOM
13. 2026-05-31
    days on market $199,900 Active 227 DOM
14. 2026-04-27
    price $203,900 1352-char remark

    Show marketing remark (1352 chars)

    One of the best locations in the Village, easy access from the garage and parking lot, beautiful views, short walk to ponds, gym, library, clubhouse, meeting house, shops and restaurants! One floor living! Spacious 2 bedroom, 2 full bath "Ethan Allen" style condo in the sought after 55+ Community of Heritage Village! Whether you're enjoying coffee in front of your fireplace or outside on the balcony you will love the privacy and comfort this unit offers. Open-concept, living and dining, an all white updated kitchen, 2 large bedrooms and 2 full bathrooms, ample closet space throughout, an additional storage unit, and detached garage complete the unit. Heritage Village is surrounded by natural ponds, rivers, and walking trails. Residents enjoy the welcoming community and a wide variety of clubs, activities, tennis courts, pools, cafe, markets, and beautiful private swimming pools. An 18-hole golf course winds its way through Heritage Village and is available for membership. A 9-hole course and par 3 course are also close to Heritage Village. Cable and internet are included with your monthly association fees. Up to 2 pets allowed. "Heritage Village is a great place to visit and an even better place to call home." For more information about living at Heritage Village check out their website at www.heritagevlgct.org

15. 2026-03-17
    price $208,900 1352-char remark

    Show marketing remark (1352 chars)

    One of the best locations in the Village, easy access from the garage and parking lot, beautiful views, short walk to ponds, gym, library, clubhouse, meeting house, shops and restaurants! One floor living! Spacious 2 bedroom, 2 full bath "Ethan Allen" style condo in the sought after 55+ Community of Heritage Village! Whether you're enjoying coffee in front of your fireplace or outside on the balcony you will love the privacy and comfort this unit offers. Open-concept, living and dining, an all white updated kitchen, 2 large bedrooms and 2 full bathrooms, ample closet space throughout, an additional storage unit, and detached garage complete the unit. Heritage Village is surrounded by natural ponds, rivers, and walking trails. Residents enjoy the welcoming community and a wide variety of clubs, activities, tennis courts, pools, cafe, markets, and beautiful private swimming pools. An 18-hole golf course winds its way through Heritage Village and is available for membership. A 9-hole course and par 3 course are also close to Heritage Village. Cable and internet are included with your monthly association fees. Up to 2 pets allowed. "Heritage Village is a great place to visit and an even better place to call home." For more information about living at Heritage Village check out their website at www.heritagevlgct.org

16. 2026-01-05
    price $212,900 1352-char remark

    Show marketing remark (1352 chars)

    One of the best locations in the Village, easy access from the garage and parking lot, beautiful views, short walk to ponds, gym, library, clubhouse, meeting house, shops and restaurants! One floor living! Spacious 2 bedroom, 2 full bath "Ethan Allen" style condo in the sought after 55+ Community of Heritage Village! Whether you're enjoying coffee in front of your fireplace or outside on the balcony you will love the privacy and comfort this unit offers. Open-concept, living and dining, an all white updated kitchen, 2 large bedrooms and 2 full bathrooms, ample closet space throughout, an additional storage unit, and detached garage complete the unit. Heritage Village is surrounded by natural ponds, rivers, and walking trails. Residents enjoy the welcoming community and a wide variety of clubs, activities, tennis courts, pools, cafe, markets, and beautiful private swimming pools. An 18-hole golf course winds its way through Heritage Village and is available for membership. A 9-hole course and par 3 course are also close to Heritage Village. Cable and internet are included with your monthly association fees. Up to 2 pets allowed. "Heritage Village is a great place to visit and an even better place to call home." For more information about living at Heritage Village check out their website at www.heritagevlgct.org

17. 2025-10-16
    listed $219,900 Active 1352-char remark

    Show marketing remark (1352 chars)

    One of the best locations in the Village, easy access from the garage and parking lot, beautiful views, short walk to ponds, gym, library, clubhouse, meeting house, shops and restaurants! One floor living! Spacious 2 bedroom, 2 full bath "Ethan Allen" style condo in the sought after 55+ Community of Heritage Village! Whether you're enjoying coffee in front of your fireplace or outside on the balcony you will love the privacy and comfort this unit offers. Open-concept, living and dining, an all white updated kitchen, 2 large bedrooms and 2 full bathrooms, ample closet space throughout, an additional storage unit, and detached garage complete the unit. Heritage Village is surrounded by natural ponds, rivers, and walking trails. Residents enjoy the welcoming community and a wide variety of clubs, activities, tennis courts, pools, cafe, markets, and beautiful private swimming pools. An 18-hole golf course winds its way through Heritage Village and is available for membership. A 9-hole course and par 3 course are also close to Heritage Village. Cable and internet are included with your monthly association fees. Up to 2 pets allowed. "Heritage Village is a great place to visit and an even better place to call home." For more information about living at Heritage Village check out their website at www.heritagevlgct.org

18. 2023-06-28
    soldstatus $200,000
19. 2023-06-21
    historical 1267-char remark

    Show marketing remark (1267 chars)

    Spacious 2 bedroom “Ethan Allen” style condo in the sought after 55+ Community of Heritage Village! Whether you’re enjoying coffee in front of your fireplace or outside on the balcony you will love the privacy and comfort this unit offers. Open-concept living and dining, an all white kitchen, 2 large bedrooms and 2 full bathrooms, ample closet space throughout, an additional storage unit, and detached garage complete the unit. Heritage Village is surrounded by natural ponds, rivers, and walking trails. Residents enjoy the welcoming community and a wide variety of clubs, activities, tennis courts, pools, cafe, markets, and beautiful private swimming pools. An 18-hole golf course winds its way through Heritage Village and is available for membership. A 9-hole course and par 3 course are also close to Heritage Village. Available for immediate occupancy. Cable and internet are now included with your monthly association fees. All buyers must pay a one-time non-refundable Equity Fee of $2,000 to HV Foundation at closing. Up to 2 pets allowed. "Heritage Village is a great place to visit and an even better place to call home." For more information about living at Heritage Village check out their website at www.heritagevlgct.org

20. 2023-06-21
    soldstatus $200,000 Closed 1267-char remark

    Show marketing remark (1267 chars)

    Spacious 2 bedroom “Ethan Allen” style condo in the sought after 55+ Community of Heritage Village! Whether you’re enjoying coffee in front of your fireplace or outside on the balcony you will love the privacy and comfort this unit offers. Open-concept living and dining, an all white kitchen, 2 large bedrooms and 2 full bathrooms, ample closet space throughout, an additional storage unit, and detached garage complete the unit. Heritage Village is surrounded by natural ponds, rivers, and walking trails. Residents enjoy the welcoming community and a wide variety of clubs, activities, tennis courts, pools, cafe, markets, and beautiful private swimming pools. An 18-hole golf course winds its way through Heritage Village and is available for membership. A 9-hole course and par 3 course are also close to Heritage Village. Available for immediate occupancy. Cable and internet are now included with your monthly association fees. All buyers must pay a one-time non-refundable Equity Fee of $2,000 to HV Foundation at closing. Up to 2 pets allowed. "Heritage Village is a great place to visit and an even better place to call home." For more information about living at Heritage Village check out their website at www.heritagevlgct.org

21. 2023-04-14
    historical Under Contract - Continue to Show 1267-char remark

    Show marketing remark (1267 chars)

    Spacious 2 bedroom “Ethan Allen” style condo in the sought after 55+ Community of Heritage Village! Whether you’re enjoying coffee in front of your fireplace or outside on the balcony you will love the privacy and comfort this unit offers. Open-concept living and dining, an all white kitchen, 2 large bedrooms and 2 full bathrooms, ample closet space throughout, an additional storage unit, and detached garage complete the unit. Heritage Village is surrounded by natural ponds, rivers, and walking trails. Residents enjoy the welcoming community and a wide variety of clubs, activities, tennis courts, pools, cafe, markets, and beautiful private swimming pools. An 18-hole golf course winds its way through Heritage Village and is available for membership. A 9-hole course and par 3 course are also close to Heritage Village. Available for immediate occupancy. Cable and internet are now included with your monthly association fees. All buyers must pay a one-time non-refundable Equity Fee of $2,000 to HV Foundation at closing. Up to 2 pets allowed. "Heritage Village is a great place to visit and an even better place to call home." For more information about living at Heritage Village check out their website at www.heritagevlgct.org

22. 2023-04-13
    status Active 1267-char remark

    Show marketing remark (1267 chars)

    Spacious 2 bedroom “Ethan Allen” style condo in the sought after 55+ Community of Heritage Village! Whether you’re enjoying coffee in front of your fireplace or outside on the balcony you will love the privacy and comfort this unit offers. Open-concept living and dining, an all white kitchen, 2 large bedrooms and 2 full bathrooms, ample closet space throughout, an additional storage unit, and detached garage complete the unit. Heritage Village is surrounded by natural ponds, rivers, and walking trails. Residents enjoy the welcoming community and a wide variety of clubs, activities, tennis courts, pools, cafe, markets, and beautiful private swimming pools. An 18-hole golf course winds its way through Heritage Village and is available for membership. A 9-hole course and par 3 course are also close to Heritage Village. Available for immediate occupancy. Cable and internet are now included with your monthly association fees. All buyers must pay a one-time non-refundable Equity Fee of $2,000 to HV Foundation at closing. Up to 2 pets allowed. "Heritage Village is a great place to visit and an even better place to call home." For more information about living at Heritage Village check out their website at www.heritagevlgct.org

23. 2023-04-11
    status Active 1267-char remark

    Show marketing remark (1267 chars)

    Spacious 2 bedroom “Ethan Allen” style condo in the sought after 55+ Community of Heritage Village! Whether you’re enjoying coffee in front of your fireplace or outside on the balcony you will love the privacy and comfort this unit offers. Open-concept living and dining, an all white kitchen, 2 large bedrooms and 2 full bathrooms, ample closet space throughout, an additional storage unit, and detached garage complete the unit. Heritage Village is surrounded by natural ponds, rivers, and walking trails. Residents enjoy the welcoming community and a wide variety of clubs, activities, tennis courts, pools, cafe, markets, and beautiful private swimming pools. An 18-hole golf course winds its way through Heritage Village and is available for membership. A 9-hole course and par 3 course are also close to Heritage Village. Available for immediate occupancy. Cable and internet are now included with your monthly association fees. All buyers must pay a one-time non-refundable Equity Fee of $2,000 to HV Foundation at closing. Up to 2 pets allowed. "Heritage Village is a great place to visit and an even better place to call home." For more information about living at Heritage Village check out their website at www.heritagevlgct.org

24. 2023-03-31
    historical 1267-char remark

    Show marketing remark (1267 chars)

    Spacious 2 bedroom “Ethan Allen” style condo in the sought after 55+ Community of Heritage Village! Whether you’re enjoying coffee in front of your fireplace or outside on the balcony you will love the privacy and comfort this unit offers. Open-concept living and dining, an all white kitchen, 2 large bedrooms and 2 full bathrooms, ample closet space throughout, an additional storage unit, and detached garage complete the unit. Heritage Village is surrounded by natural ponds, rivers, and walking trails. Residents enjoy the welcoming community and a wide variety of clubs, activities, tennis courts, pools, cafe, markets, and beautiful private swimming pools. An 18-hole golf course winds its way through Heritage Village and is available for membership. A 9-hole course and par 3 course are also close to Heritage Village. Available for immediate occupancy. Cable and internet are now included with your monthly association fees. All buyers must pay a one-time non-refundable Equity Fee of $2,000 to HV Foundation at closing. Up to 2 pets allowed. "Heritage Village is a great place to visit and an even better place to call home." For more information about living at Heritage Village check out their website at www.heritagevlgct.org

25. 2023-03-12
    historical Under Contract - Continue to Show 1267-char remark

    Show marketing remark (1267 chars)

    Spacious 2 bedroom “Ethan Allen” style condo in the sought after 55+ Community of Heritage Village! Whether you’re enjoying coffee in front of your fireplace or outside on the balcony you will love the privacy and comfort this unit offers. Open-concept living and dining, an all white kitchen, 2 large bedrooms and 2 full bathrooms, ample closet space throughout, an additional storage unit, and detached garage complete the unit. Heritage Village is surrounded by natural ponds, rivers, and walking trails. Residents enjoy the welcoming community and a wide variety of clubs, activities, tennis courts, pools, cafe, markets, and beautiful private swimming pools. An 18-hole golf course winds its way through Heritage Village and is available for membership. A 9-hole course and par 3 course are also close to Heritage Village. Available for immediate occupancy. Cable and internet are now included with your monthly association fees. All buyers must pay a one-time non-refundable Equity Fee of $2,000 to HV Foundation at closing. Up to 2 pets allowed. "Heritage Village is a great place to visit and an even better place to call home." For more information about living at Heritage Village check out their website at www.heritagevlgct.org

26. 2023-02-22
    price $210,000 1267-char remark

    Show marketing remark (1267 chars)

    Spacious 2 bedroom “Ethan Allen” style condo in the sought after 55+ Community of Heritage Village! Whether you’re enjoying coffee in front of your fireplace or outside on the balcony you will love the privacy and comfort this unit offers. Open-concept living and dining, an all white kitchen, 2 large bedrooms and 2 full bathrooms, ample closet space throughout, an additional storage unit, and detached garage complete the unit. Heritage Village is surrounded by natural ponds, rivers, and walking trails. Residents enjoy the welcoming community and a wide variety of clubs, activities, tennis courts, pools, cafe, markets, and beautiful private swimming pools. An 18-hole golf course winds its way through Heritage Village and is available for membership. A 9-hole course and par 3 course are also close to Heritage Village. Available for immediate occupancy. Cable and internet are now included with your monthly association fees. All buyers must pay a one-time non-refundable Equity Fee of $2,000 to HV Foundation at closing. Up to 2 pets allowed. "Heritage Village is a great place to visit and an even better place to call home." For more information about living at Heritage Village check out their website at www.heritagevlgct.org

27. 2023-01-06
    listed $230,000 Active 1267-char remark

    Show marketing remark (1267 chars)

    Spacious 2 bedroom “Ethan Allen” style condo in the sought after 55+ Community of Heritage Village! Whether you’re enjoying coffee in front of your fireplace or outside on the balcony you will love the privacy and comfort this unit offers. Open-concept living and dining, an all white kitchen, 2 large bedrooms and 2 full bathrooms, ample closet space throughout, an additional storage unit, and detached garage complete the unit. Heritage Village is surrounded by natural ponds, rivers, and walking trails. Residents enjoy the welcoming community and a wide variety of clubs, activities, tennis courts, pools, cafe, markets, and beautiful private swimming pools. An 18-hole golf course winds its way through Heritage Village and is available for membership. A 9-hole course and par 3 course are also close to Heritage Village. Available for immediate occupancy. Cable and internet are now included with your monthly association fees. All buyers must pay a one-time non-refundable Equity Fee of $2,000 to HV Foundation at closing. Up to 2 pets allowed. "Heritage Village is a great place to visit and an even better place to call home." For more information about living at Heritage Village check out their website at www.heritagevlgct.org

28. 2000-06-05
    soldstatus $84,000

ⓘ 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: $2,359 · $197/mo
• Projected year-2 tax: $3,318 · $277/mo
• Expected delta: +$959/yr (+$80/mo · 40.7%)

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

Taxation est. · year 1

• Rental income: $28,729
• − Mortgage interest: −$11,198
• − Property taxes: −$2,359
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,298
• − Management: −$2,298
• − HOA: −$8,052
• − Depreciation: −$5,815
• Taxable loss: −$4,291
• Est. tax savings @ 24.0%: +$1,030
• After-tax cash flow: $-264/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: Regional School District 15
• NCES district ID: 0903537
• Math proficiency: 56% ▼ -15.00%
• Reading proficiency: 64% ▼ -11.00%
• Median HH income: $84,697
• Composite: 54.36/100
• National rank: #1361
• State rank: #46 of 153 in CT

Livability — Southbury

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Heritage Village, CT
• Population (ZIP): 19,973

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 7% Asian 3% Black 2%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 5% Lithuanian 3% Scotch-Irish 2%
• Foreign-born: 8% · China, Canada, Jamaica
• Languages at home: 89% English-only · Spanish 4% Chinese 2% Other Indo-European 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: ▼ -124.35%
• Current HPI: 165.0514
• 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

+142.7% since first listed

15 events — show timeline

• 2026-04-27 Price Changed $203,900 Smart MLS
• 2026-03-17 Price Changed $208,900 Smart MLS
• 2026-01-05 Price Changed $212,900 Smart MLS
• 2025-10-16 Listed $219,900 Smart MLS
• 2023-06-28 Sold (Public Records) $200,000 Public Records
• 2023-06-21 Listing Removed — Smart MLS
• 2023-06-21 Sold (MLS) $200,000 Smart MLS
• 2023-04-14 Contingent — Smart MLS
• 2023-04-13 Relisted — Smart MLS
• 2023-04-11 Relisted — Smart MLS
• 2023-03-31 Listing Removed — Smart MLS
• 2023-03-12 Contingent — Smart MLS
• 2023-02-22 Price Changed $210,000 Smart MLS
• 2023-01-06 Listed $230,000 Smart MLS
• 2000-06-05 Sold (Public Records) $84,000 Public Records

Property tax history

+3.6%/yr

Latest (2023): $2,359 · +60.6% YoY. Source: county tax records.