65 Donna Dr Unit C2 · New Haven, CT 06513

$135,000

1 bd · 1.0 ba · 726 sqft · Condo public records · 34 Days on market

Built 1967 $186/sqft · 44% above area Est $93k · 44% over $242/mo HOA · 16% 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).

• Cash flow +18.1/30.0
• 1% rule +6.4/10.0
• DSCR +5.7/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Charming and bright 1 bed, 1 bath condo in the desirable Ridgeview Condominiums complex. This residence offers a well designed floor plan with a spacious living room that flows into the kitchen, ideal for relaxed living or entertaining. Enjoy generous closet space including a walk-in closet, and convenient on-site laundry facilities just steps away. Ready for its next owner, this unit features off-street parking and easy access to shopping, bus lines, and commuter routes. Perfect for first time buyers, investors, or those seeking low maintenance living in a well managed community. Don't miss this opportunity to own in a sought-after New Haven location!

Key facts

• Walk-in closet
• Off-street parking
• $242 HOA

Tags

• WELL DESIGNED FLOOR PLAN
• GENEROUS CLOSET SPACE
• WALK-IN CLOSET
• ON-SITE LAUNDRY FACILITIES
• OFF-STREET PARKING
• EASY ACCESS TO SHOPPING

Property features AI

Finance

• HOA & community: Monthly HOA fee of $242; HOA covers grounds maintenance, trash pickup, snow removal, water and sewer; Pets are not allowed

Exterior

• Utilities: Public water; Public sewer
• Home design: Condominium; Located in the Ridgeview complex
• Construction: Brick construction
• Exterior features: Brick exterior

Interior

• Bedrooms: One bedroom
• Bathrooms: One full bathroom
• Heating & cooling: Electric baseboard heat
• Interior features: One-level unit; No basement

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $119 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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: schools D+, 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.
• Market conditions: Rents rising fast (+4.1%/yr); 101 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 in 5+ unit buildings).
• This rent runs 38% of the median local income ($48k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $933 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $69k; list at $135k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 54% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 7.35%
• Cash-on-cash: 3.79%
• DSCR: 1.17
• GRM: 7.3

CMA / ARV

• ARV (median comp): $93,448
• List price: $135,000
• Delta: 44.47%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 4.12% rent growth · sell at horizon

5-year hold

• IRR: -8.8%
• Equity multiple: 0.67×
• Total profit: $-12,393
• Equity at exit: $20,129

10-year hold

• IRR: 2.4%
• Equity multiple: 1.18×
• Total profit: $6,870
• Equity at exit: $11,672

Cash invested: $37,800 (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 06513

• Home prices YoY: -7.8%
• Rents YoY: 4.1%
• Active inventory: 101
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,540 high
• Mortgage (P&I): −$708
• Tax from tax record: −$91 /mo · $1,088/yr
• Insurance: −$56
• HOA: −$242
• Vacancy / Maint / Mgmt: −$323
• Net cashflow: $119

Break-even live

Break-even rent $1,388

Max offer price $135,000

Occupancy floor 87%

Sensitivity live

Price	-10% $196	-5% $158	+0% $119	+5% $81	+10% $43
Rent	-10% $-2	-5% $59	+0% $119	+5% $180	+10% $241
Rate	-1.0pp $187	-0.5pp $154	base $119	+0.5pp $84	+1.0pp $49

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
430 Eastern St New Haven, CT	1.0–3.0	1.0–1.5	900	$1,600	$1.78	3d	2	0.61mi
339 Eastern St New Haven, CT	2.0	1.0	505	$1,475	$2.92	44d	6	0.87mi
1435 State St Unit 101 New Haven, CT	—	1.0	622	$1,550	$2.49	44d	1	1.07mi
1397 State St Unit B-2 New Haven, CT	1.0	1.0	500	$1,495	$2.99	44d	1	1.12mi
1399 State St Unit 5B New Haven, CT	1.0	1.0	700	$1,595	$2.28	44d	1	1.12mi
142 Rowe St New Haven, CT	2.0	1.0	350	$1,675	$4.79	15d	1	1.21mi

HOA detail condo

• Monthly dues: $242 · $2,904/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 19 events

1. 2026-06-18
   days on market $135,000 Active 34 DOM
2. 2026-06-17
   days on market $135,000 Active 33 DOM
3. 2026-06-16
   days on market $135,000 Active 32 DOM
4. 2026-06-15
   days on market $135,000 Active 31 DOM
5. 2026-06-14
   days on market $135,000 Active 29 DOM
6. 2026-06-13
   days on market $135,000 Active 28 DOM
7. 2026-06-10
   days on market $135,000 Active 26 DOM
8. 2026-06-09
   days on market $135,000 Active 25 DOM
9. 2026-06-08
   days on market $135,000 Active 24 DOM
10. 2026-06-07
    days on market $135,000 Active 23 DOM
11. 2026-06-05
    days on market $135,000 Active 20 DOM
12. 2026-06-03
    days on market $135,000 Active 19 DOM
13. 2026-06-03
    days on market $135,000 Active 18 DOM
14. 2026-06-01
    days on market $135,000 Active 17 DOM
15. 2026-05-31
    days on market $135,000 Active 16 DOM
16. 2026-04-20
    listed $135,000 Active 660-char remark
17. 2026-03-04
    historical
18. 2026-03-03
    listed $112,000 Active
19. 1988-03-08
    soldstatus $69,000

ⓘ 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: $1,088 · $91/mo
• Projected year-2 tax: $1,988 · $166/mo
• Expected delta: +$900/yr (+$75/mo · 82.8%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 54% 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: $18,475
• − Mortgage interest: −$7,562
• − Property taxes: −$1,088
• − Insurance: −$675
• − Repairs & maintenance: −$1,478
• − Management: −$1,478
• − HOA: −$2,904
• − Depreciation: −$3,927
• Taxable loss: −$637
• Est. tax savings @ 24.0%: +$153
• After-tax cash flow: $1,586/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): 38,888
• Household income: $48,500
• Rent vs Own: 59.7% rent · 40.3% own
• Severe rent burden: 2664.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Hispanic / Latino 47% White 26% Black 22% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 25% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 17% · Canada, Jamaica, South Korea
• Languages at home: 56% English-only · Spanish 39% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -30.87%
• Current HPI: 364.006
• Rent YoY: ▲ 4.12%
• 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

+95.7% since first listed

4 events — show timeline

• 2026-04-20 Listed $135,000 Smart MLS
• 2026-03-04 Listing Removed — Smart MLS
• 2026-03-03 Listed $112,000 Smart MLS
• 1988-03-08 Sold (Public Records) $69,000 Public Records

Property tax history

+3.0%/yr

Latest (2023): $1,088 · -6.4% YoY. Source: county tax records.