19 Ives St · Waterbury, CT 06704

$109,000

3 bd · 1.5 ba · 1,024 sqft · SingleFamily public records · 20 Days on market

Built 1916 2,178 sqft lot Est $170k · 36% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +1.5/10.0
• Schools +1.5/10.0

Listing remarks MLS

Row home.Being sold in "as-is" condition.No selling commission to broker or agent if the purchaser is a licensee.Pre-qual required.

Key facts

• 2,178 sq ft lot
• Built 1916
• Listed 20 days

Property features AI

Exterior

• Utilities: Public water connected; Public sewer (in street); Oil fuel tank located in basement
• Home design: Single-family home
• Construction: Brick construction; Asphalt shingle roof; Concrete foundation
• Exterior features: Level lot; Brick exterior

Interior

• Kitchen: Cooktop; Oven/Range; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heat (oil-fired); Window unit cooling
• Interior features: Full basement; Window air conditioning unit
• Laundry & utility: 30-gallon hot water tank

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $572 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $107k (1.5% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 3.6% in Waterbury — 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 (#32 in CT, #2,205 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, crime D, employment D.
• Waterbury School District (suburban): math 12% / reading 23% proficiency, ranked #148 of 153 in CT (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+8.0%/yr); 100 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 in 5+ unit buildings).
• This rent runs 42% of the median local income ($49k/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 $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y ago; this cycle's ask has dropped $11k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $14k; list at $109k implies a 684% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1916 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $107,365 (1.5% below list)

Questions for the listing agent

1. Built in 1916 — 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 D 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. 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: 1.58% ✓
• Cap rate: 12.59%
• Cash-on-cash: 22.48%
• DSCR: 2.00
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $169,984
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 Ives St	0.01mi	3/1.0	1,024 (0%)	2mo	$150,000	$146	96
52 Oak St	0.14mi	3/1.5	1,024 (0%)	1mo	$160,000	$156	93
45 Ives St	0.04mi	3/1.0	1,024 (0%)	6mo	$158,000	$154	91
251 Wood St	0.14mi	3/1.0	1,024 (0%)	7mo	$170,000	$166	86
241 Wood St	0.13mi	3/1.5	1,024 (0%)	12mo	$157,000	$153	84
35 Ives St	0.03mi	3/1.0	1,024 (0%)	16mo	$150,500	$147	83
29 Ives St	0.02mi	3/1.5	1,024 (0%)	19mo	$147,200	$144	83
39 Shelley St	0.35mi	3/1.0	1,032 (+1%)	6mo	$226,750	$220	75
23 Sarsfield St	0.50mi	3/1.0	1,080 (+6%)	11mo	$282,000	$261	56
187 Wall St	0.35mi	2/1.5 (-1)	1,102 (+8%)	16mo	$255,000	$231	53
82 Berkeley Ave	0.46mi	3/1.5	936 (-9%)	14mo	$260,000	$278	53
35 Butler St	0.67mi	3/2.0	1,089 (+6%)	5mo	$235,000	$216	52

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 21.0%
• Equity multiple: 1.91×
• Total profit: $27,911
• Equity at exit: $16,252

10-year hold

• IRR: 32.4%
• Equity multiple: 4.70×
• Total profit: $112,846
• Equity at exit: $9,424

Cash invested: $30,520 (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 06704

• Home prices YoY: -2.0%
• Rents YoY: 8.0%
• Active inventory: 100
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $1,723 high
• Mortgage (P&I): −$572
• Tax from tax record: −$173 /mo · $2,071/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $572

Break-even live

Break-even rent $1,000

Max offer price $109,000

Occupancy floor 62%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48 Irion St Apt 3 Waterbury, CT	2.0	1.0	1000	$1,399	$1.40	43d	1	0.09mi
152 E Farm St #1 Waterbury, CT	2.0	1.0	1182	$1,550	$1.31	43d	1	0.11mi
132 Locust St Unit 16 Waterbury, CT	2.0	1.0	950	$1,250	$1.32	23d	1	0.12mi
46 Ward St Waterbury, CT	3.0	1.0	1000	$1,900	$1.90	23d	1	0.12mi
41 Putnam St Unit 2 Waterbury, CT	2.0	1.0	800	$1,750	$2.19	43d	1	0.13mi
52 Oak St Waterbury, CT	3.0	1.5	1024	$1,800	$1.76	3d	1	0.14mi
46 Webb St Unit 3 Waterbury, CT	4.0	1.0	1200	$2,000	$1.67	43d	1	0.16mi
76 Oak St Waterbury, CT	2.0	1.0	900	$1,249	$1.39	43d	1	0.16mi
64 Dikeman St Unit 2nd Floor Waterbury, CT	3.0	1.0	1000	$2,200	$2.20	21d	1	0.22mi
105 Division St Unit 3rd Floor Waterbury, CT	2.0	1.0	900	$1,300	$1.44	14d	1	0.23mi
30 Walnut Ave Unit 2 Waterbury, CT	3.0	1.0	1200	$1,600	$1.33	43d	1	0.25mi
77 Wall St Waterbury, CT	3.0	1.0	1000	$1,900	$1.90	11d	1	0.29mi
25 Laurel St #1 Waterbury, CT	4.0	1.0	1100	$2,000	$1.82	43d	1	0.32mi
214 Oak St Unit 3 Waterbury, CT	3.0	1.0	1220	$1,700	$1.39	11d	1	0.33mi
5 Hill St Unit B,D Waterbury, CT	3.0	1.0	1100	$1,450	$1.32	14d	1	0.37mi
1105 N Main St Unit 3 Waterbury, CT	4.0	1.0	1316	$2,200	$1.67	43d	1	0.46mi
1105 N Main St Unit 1 Waterbury, CT	4.0	1.0	1316	$2,200	$1.67	21d	1	0.46mi
779 E Main St Unit 2nd floor Waterbury, CT	3.0	1.0	1149	$1,400	$1.22	23d	1	0.46mi
27 Beacon St Unit 3 Waterbury, CT	2.0	1.0	1000	$1,395	$1.40	43d	1	0.52mi
53 Cooke St Unit 3rd floor Waterbury, CT	3.0	1.0	1200	$1,450	$1.21	43d	1	0.61mi
200 Hill St Unit 1R Waterbury, CT	2.0	1.0	800	$1,550	$1.94	43d	1	0.64mi
33 Pilgrim Ave Waterbury, CT	2.0	1.0	744	$1,300	$1.75	23d	1	0.66mi
127 Pearl St Unit 1 Waterbury, CT	3.0	1.0	1212	$2,000	$1.65	43d	1	0.68mi
203 Cooke St Waterbury, CT	4.0	1.0	1472	$2,000	$1.36	43d	1	0.70mi
417 N Walnut St Unit 2 Waterbury, CT	3.0	1.0	950	$1,600	$1.68	14d	1	0.71mi
233 Cooke St Unit 3 Waterbury, CT	3.0	1.0	1000	$2,000	$2.00	23d	1	0.75mi
29 Bouley Ave Waterbury, CT	4.0	1.0	1267	$3,000	$2.37	43d	1	0.75mi
10 2nd Ave Unit 1st Floor Waterbury, CT	3.0	1.0	900	$1,450	$1.61	23d	1	0.79mi
63 Bank St Unit 3A Waterbury, CT	2.0	1.0	903	$1,700	$1.88	14d	1	0.79mi
114 Buckingham St Unit 1st floor Waterbury, CT	3.0	1.0	1418	$1,750	$1.23	43d	1	0.85mi
114 Buckingham St Unit 3rd Floor Waterbury, CT	4.0	1.0	1418	$1,750	$1.23	43d	1	0.85mi
96 Hillside Ave Waterbury, CT	2.0	2.0	1500	$1,795	$1.20	43d	1	0.88mi
125 Hillside Ave Unit B1 Waterbury, CT	2.0	1.0	960	$1,300	$1.35	3d	1	0.93mi
259 Grove St Unit 1 Waterbury, CT	3.0	1.0	1200	$1,600	$1.33	43d	1	0.95mi
423 Baldwin St Unit 2 Waterbury, CT	3.0	1.0	900	$1,600	$1.78	3d	1	0.97mi
429 Baldwin St Unit 2 Waterbury, CT	3.0	1.0	900	$1,600	$1.78	3d	1	0.98mi
18 Cliff St Unit 1 Waterbury, CT	3.0	1.5	1150	$1,650	$1.43	43d	1	0.98mi
184 Buckingham St Unit 3 Waterbury, CT	2.0	1.0	1000	$1,600	$1.60	23d	1	0.98mi
100 Meriden Rd Unit A Waterbury, CT	2.0	1.0	1044	$1,850	$1.77	14d	1	1.01mi
89 Willow St Unit 1 Waterbury, CT	2.0	1.0	1000	$1,450	$1.45	23d	1	1.05mi

Listing history 15 events

1. 2026-06-18
   days on market $109,000 Active 20 DOM
2. 2026-06-17
   days on market $109,000 Active 19 DOM
3. 2026-06-16
   days on market $109,000 Active 18 DOM
4. 2026-06-15
   days on market $109,000 Active 17 DOM
5. 2026-06-14
   days on market $109,000 Active 15 DOM
6. 2026-06-13
   days on market $109,000 Active 14 DOM
7. 2026-06-10
   days on market $109,000 Active 12 DOM
8. 2026-06-09
   days on market $109,000 Active 11 DOM
9. 2026-06-08
   days on market $109,000 Active 10 DOM
10. 2026-06-07
    days on market $109,000 Active 9 DOM
11. 2026-06-05
    days on market $109,000 Active 6 DOM
12. 2026-06-03
    days on market $109,000 Active 5 DOM
13. 2026-06-03
    days on market $109,000 Active 4 DOM
14. 2026-06-01
    pricedays on market $109,000 Active 3 DOM
15. 2026-05-31
    days on market $120,000 Active 2 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: $2,071 · $173/mo
• Projected year-2 tax: $2,202 · $183/mo
• Expected delta: +$131/yr (+$11/mo · 6.3%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,680
• − Mortgage interest: −$6,106
• − Property taxes: −$2,071
• − Insurance: −$545
• − Repairs & maintenance: −$1,654
• − Management: −$1,654
• − Depreciation: −$3,171
• Taxable income: $5,478
• Est. tax owed @ 24.0%: −$1,315
• After-tax cash flow: $5,547/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: Waterbury School District
• NCES district ID: 0904830
• Math proficiency: 12% ▼ -7.00%
• Reading proficiency: 23% ▼ -8.00%
• Median HH income: $40,040
• Composite: 14.85/100
• National rank: #9380
• State rank: #148 of 153 in CT

Livability — Waterbury

• Score: 79/100
• State rank: #32
• US rank: #2205

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waterbury, CT
• County: New Haven County · 688,236 people
• City population: 115,012
• Metro: New Haven-Milford, CT
• Population (ZIP): 31,713
• Household income: $48,718
• Rent vs Own: 54.7% rent · 45.3% own
• Severe rent burden: 1981.0

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Hispanic / Latino 48% Black 28% Two or more races 20% White 18% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 30% Dominican 8%
• Common ancestry: Romanian 2% Lithuanian 1% Russian 1%
• Foreign-born: 16% · Canada, South Korea
• Languages at home: 56% English-only · Spanish 38% Other Indo-European 3% French/Haitian/Cajun 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: ▼ -7.05%
• Current HPI: 340.0917
• Rent YoY: ▲ 8.02%
• 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

+200.8% since first listed

4 events — show timeline

• 2026-05-29 Listed $120,000 Smart MLS
• 2003-01-02 Sold (MLS) $13,905 Smart MLS
• 2002-12-03 Listed $14,900 Smart MLS
• 1987-08-11 Sold (Public Records) $39,900 Public Records

Property tax history

+8.2%/yr

Latest (2023): $2,071 · +165.9% YoY. Source: county tax records.