44 Beers St · Watertown, CT 06795

$299,000

4 bd · 1.5 ba · 1,636 sqft · SingleFamily public records · 6 Days on market

Built 1950 0.46 ac lot $183/sqft · 27% below area Est $407k · 27% under

---

Why this score? — see what drove the B- 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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +6.7/10.0
• Schools +4.2/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Four-bedroom split-level home located in the desirable Taft School area of Watertown. This property offers tremendous potential to create your dream home with a stunning modern contemporary feel and plenty of space throughout. The living room features vaulted ceilings, creating a bright and open atmosphere, along with radiant heat for added comfort. The living room flows seamlessly into the kitchen, which also features radiant heat, while the remainder of the home is serviced by oil heat. The home offers spacious bedrooms and a flexible layout, providing plenty of room for everyday living, entertaining, or work-from-home needs. An attractive and spacious atrium just off the living room prov

Key facts

• 0.46 acre lot
• 2 garage spots
• Built 1950

Property features AI

Exterior

• Parking: Under-house garage; Two-car garage
• Utilities: Public water connected; Public sewer connected
• Home design: Single-family home
• Construction: Frame construction; Concrete foundation; Asphalt shingle gable roof
• Exterior features: Lightly wooded setting; Level to sloping lot; Cedar and redwood siding

Interior

• Kitchen: Oven/Range; Refrigerator
• Bedrooms: Four bedrooms
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Hot water heating (oil fuel)
• Interior features: Six total rooms; One fireplace; Full, partially finished basement
• Laundry & utility: Oil-fired hot water heating; Fuel tank located in basement; Hot water: other

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $581 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $299k).
• Cap rate 8.6% 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+, schools A-; 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.
• Market conditions: 67 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $163k; list at $299k implies a 83% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $299,000

Questions for the listing agent

1. Built in 1950 — 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. 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.
5. 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.
6. 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: 1.17% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.33%
• DSCR: 1.37
• GRM: 7.1

CMA / ARV

• ARV (median comp): $407,240
• List price: $299,000
• Delta: -26.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52 Wheeler St	0.10mi	3/2.0 (-1)	1,557 (-5%)	6mo	$265,000	$170	75
107 Orchard Ln	0.26mi	4/2.0	1,734 (+6%)	6mo	$390,000	$225	70
44 Prospect St	0.10mi	3/1.5 (-1)	1,712 (+5%)	18mo	$441,000	$258	67
117 Cherry Ave	0.33mi	3/2.5 (-1)	1,552 (-5%)	3mo	$280,000	$180	65
27 Roberts Ave	0.73mi	4/2.0	1,620 (-1%)	3mo	$450,000	$278	60
73 Prospect St	0.13mi	4/2.5	1,831 (+12%)	12mo	$480,000	$262	60
72 Lockwood Dr	0.40mi	3/1.5 (-1)	1,562 (-4%)	12mo	$410,000	$262	59
8 Princeton Ter	0.37mi	3/2.5 (-1)	1,716 (+5%)	20mo	$452,500	$264	49
112 French St	0.60mi	4/3.0	1,700 (+4%)	14mo	$320,000	$188	48
101 Cutler St	0.70mi	3/2.0 (-1)	1,728 (+6%)	6mo	$375,000	$217	46
29 Carmel Hill Rd	0.21mi	3/1.0 (-1)	1,408 (-14%)	18mo	$318,000	$226	45
27 Baldwin St	0.68mi	3/1.5 (-1)	1,480 (-10%)	7mo	$427,000	$289	42

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: -3.6%
• Equity multiple: 0.86×
• Total profit: $-11,305
• Equity at exit: $44,582

10-year hold

• IRR: 6.1%
• Equity multiple: 1.46×
• Total profit: $38,334
• Equity at exit: $25,852

Cash invested: $83,720 (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: 67
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$491 /mo · $5,894/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $581

Break-even live

Break-even rent $2,764

Max offer price $299,000

Occupancy floor 78%

Sensitivity live

Price	-10% $751	-5% $666	+0% $581	+5% $497	+10% $412
Rent	-10% $305	-5% $443	+0% $581	+5% $720	+10% $858
Rate	-1.0pp $732	-0.5pp $657	base $581	+0.5pp $504	+1.0pp $425

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: $74,750
• Closing costs: $8,970
• 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	0.15mi

Listing history 5 events

1. 2026-05-14
   status Under Contract 1121-char remark
2. 2026-05-09
   listed $299,000 Active 1121-char remark
3. 2026-05-06
   historical $299,000 1121-char remark
4. 1999-12-14
   soldstatus $163,000
5. 1999-12-14
   soldstatus $163,000

ⓘ 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: $5,894 · $491/mo
• Projected year-2 tax: $6,146 · $512/mo
• Expected delta: +$252/yr (+$21/mo · 4.3%)

ⓘ 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: −$16,749
• − Property taxes: −$5,894
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$8,698
• Taxable income: $2,444
• Est. tax owed @ 24.0%: −$587
• After-tax cash flow: $6,389/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

+83.4% since first listed

5 events — show timeline

• 2026-05-14 Pending — Smart MLS
• 2026-05-09 Listed $299,000 Smart MLS
• 2026-05-06 Coming Soon $299,000 Smart MLS
• 1999-12-14 Sold (Public Records) $163,000 Public Records
• 1999-12-14 Sold (Public Records) $163,000 Public Records

Property tax history

+2.8%/yr

Latest (2023): $5,894 · +5.5% YoY. Source: county tax records.