315 Congress Ave Unit C · Waterbury, CT 06708

$116,667

2 bd · 1.5 ba · 1,120 sqft · Townhouse public records · 40 Days on market

Built 1986 Poor condition Garage $104/sqft · 41% below area Est $198k · 41% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.9/5.0
• Livability +4.0/5.0
• Schools +2.1/10.0
• Condition / age +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor potential--town plot area--open floor plan. Deck 5x14.

Key facts

• Garage
• Built 1986
• Listed 39 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $117k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $117k).
• Recommended offer: $113k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 3.7% 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: 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.
• Zoned schools: Duggan School (math 12% / reading 20%, grade F, #468 of 553 statewide, top 85%, 429 students, 87% FRL); John F. Kennedy High School (math 17% / reading 37%, grade F, #147 of 194 statewide, top 78%, 1,297 students, 79% FRL).
• Market conditions: Rents rising fast (+9.8%/yr); 176 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 53d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 78% 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 32% of the median local income ($67k/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 $806 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $33k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 20y ago; this cycle's ask has dropped $50k (30%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $117k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.

Recommended offer $113,166 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 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: 1.54% ✓
• Cap rate: 11.38%
• Cash-on-cash: 18.17%
• DSCR: 1.81
• GRM: 5.4

CMA / ARV

• ARV (median comp): $197,812
• List price: $116,667
• Delta: -41.02%
• 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
17 Geddes Ter #2	0.30mi	2/1.5	1,088 (-3%)	11mo	$210,000	$193	72
17 Geddes Ter #8	0.30mi	3/1.5 (+1)	1,088 (-3%)	8mo	$220,000	$202	70
24 Taft Pt #39	0.46mi	2/1.5	1,163 (+4%)	10mo	$250,000	$215	64
24 Taft Pt Apt 40	0.46mi	2/1.5	1,163 (+4%)	10mo	$226,000	$194	64
111 Taft PNTE #5	0.45mi	2/1.5	1,152 (+3%)	13mo	$265,000	$230	63
24 Taft Pt Apt 38	0.46mi	2/1.5	1,163 (+4%)	14mo	$249,900	$215	61
132 Taft Pt #5	0.45mi	2/1.5	1,152 (+3%)	22mo	$240,000	$208	55
17 Geddes Ter #5	0.30mi	2/1.5	1,288 (+15%)	9mo	$207,000	$161	54
24 Taft Pt #37	0.46mi	2/1.5	1,163 (+4%)	23mo	$226,000	$194	53
7 Taft Pt Apt 54	0.46mi	2/1.5	1,245 (+11%)	9mo	$225,000	$181	52
7 Taft Pt Apt 56	0.46mi	1/1.0 (-1)	1,094 (-2%)	20mo	$190,000	$174	51
10 Taft Pt Apt 3	0.44mi	2/2.0	1,245 (+11%)	17mo	$240,000	$193	45

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: 15.8%
• Equity multiple: 1.68×
• Total profit: $22,167
• Equity at exit: $17,395

10-year hold

• IRR: 28.2%
• Equity multiple: 4.16×
• Total profit: $103,352
• Equity at exit: $10,087

Cash invested: $32,667 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 4 active · 3 under contract
• Months of supply: 24.0 mo (4%/mo absorbed)
• Median asking: $145,784 ($144/sqft)
• Median days on market: 41 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +22.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 06708

• Rents YoY: 9.8%
• Active inventory: 176
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,791 high
• Mortgage (P&I): −$612
• Tax from tax record: −$260 /mo · $3,118/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $495

Break-even live

Break-even rent $1,165

Max offer price $116,667

Occupancy floor 67%

Sensitivity live

Price	-10% $561	-5% $528	+0% $495	+5% $462	+10% $429
Rent	-10% $353	-5% $424	+0% $495	+5% $565	+10% $636
Rate	-1.0pp $553	-0.5pp $524	base $495	+0.5pp $464	+1.0pp $434

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: $29,167
• Closing costs: $3,500
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
241 Congress Ave Unit 1st Floor Waterbury, CT	2.0	1.0	909	$1,300	$1.43	93d	1	0.07mi
102 Charles St Unit B Waterbury, CT	3.0	1.5	1400	$2,550	$1.82	32d	1	0.17mi
13 Poplar Pl Unit 3 Waterbury, CT	2.0	1.0	892	$1,450	$1.63	16d	1	0.17mi
124 Charles St Unit 2 Waterbury, CT	2.0	1.0	1012	$1,800	$1.78	93d	1	0.19mi
127 Congress Ave Unit 1 Waterbury, CT	3.0	1.0	1200	$2,300	$1.92	93d	1	0.20mi
468 Congress Ave Unit third floor Waterbury, CT	3.0	1.0	1250	$1,500	$1.20	72d	1	0.25mi
59 Green St Waterbury, CT	3.0	1.0	900	$1,650	$1.83	93d	1	0.29mi
48 Poplar St Waterbury, CT	3.0	1.0	1411	$1,500	$1.06	16d	1	0.29mi
155 Congress Ave Waterbury, CT	3.0	1.0	1076	$1,700	$1.58	32d	1	0.32mi
155 Congress Ave Unit 2 Waterbury, CT	3.0	1.0	1076	$1,700	$1.58	25d	1	0.32mi
654 Highland Ave Unit 2 Waterbury, CT	2.0	1.0	1000	$1,400	$1.40	93d	1	0.33mi
67 Avon Ave Unit 2 Waterbury, CT	2.0	1.0	887	$1,600	$1.80	32d	1	0.38mi
85 Draher St Unit 1 Waterbury, CT	2.0	1.0	1200	$1,600	$1.33	93d	1	0.40mi
163 Alder St Waterbury, CT	3.0	1.5	1120	$3,000	$2.68	39d	1	0.43mi
95 Hawthorne Ave Unit 2 Waterbury, CT	3.0	1.0	1300	$1,800	$1.38	72d	1	0.45mi
65 Chambers St Unit 1 Waterbury, CT	2.0	1.0	800	$1,700	$2.12	93d	1	0.48mi
91 Taft St Unit 3 Waterbury, CT	2.0	1.5	1320	$2,600	$1.97	16d	1	0.49mi
91 Taft St Unit 10 Waterbury, CT	2.0	1.5	1320	$2,600	$1.97	41d	1	0.49mi
91 Taft St Unit 11 Waterbury, CT	2.0	1.5	1320	$2,600	$1.97	93d	1	0.49mi
91 Taft St Unit 6 Waterbury, CT	2.0	1.5	1320	$2,600	$1.97	25d	1	0.49mi
44 Taft St Unit 9 Waterbury, CT	2.0	1.5	1200	$2,100	$1.75	93d	1	0.49mi
222 Chipman Street Ext Waterbury, CT	1.0	1.0	700	$1,400	$2.00	93d	1	0.50mi
203 Alder St Unit 1st floor Waterbury, CT	2.0	1.0	1060	$1,600	$1.51	93d	1	0.50mi
124 Geddes Ter Waterbury, CT	3.0	2.0	1255	$2,300	$1.83	93d	1	0.53mi
220 Alder St Waterbury, CT	2.0	1.5	948	$2,000	$2.11	46d	1	0.53mi
124 Geddes Ter Unit Left Waterbury, CT	3.0	1.5	1255	$2,300	$1.83	93d	1	0.53mi
63 W Liberty St Unit 2 Waterbury, CT	3.0	1.0	1007	$2,300	$2.28	39d	1	0.56mi
63 W Liberty St Unit 3 Waterbury, CT	2.0	1.0	801	$1,700	$2.12	39d	1	0.56mi
20 Lounsbury Ave Waterbury, CT	1.0	1.0	900	$1,150	$1.28	93d	1	0.61mi
56 Lounsbury St Unit 3s Waterbury, CT	2.0	1.0	810	$1,250	$1.54	72d	1	0.61mi
691 S Main St Unit 3RD Waterbury, CT	3.0	1.0	1000	$1,600	$1.60	93d	1	0.62mi
151 Park Ter Unit 7 Waterbury, CT	2.0	2.5	1214	$1,850	$1.52	16d	1	0.63mi
416 Mill St Unit 2-S Waterbury, CT	3.0	1.0	1091	$1,850	$1.70	25d	1	0.65mi
121 Lounsbury St Unit 1W Waterbury, CT	2.0	1.0	1139	$1,250	$1.10	32d	1	0.67mi
472 S Main St Unit 9 Waterbury, CT	1.0	1.0	800	$1,200	$1.50	63d	1	0.70mi
173 Bradley Ave Waterbury, CT	2.0	1.0	900	$1,850	$2.06	52d	1	0.75mi
1120 Baldwin St Waterbury, CT	3.0	1.0	1100	$1,675	$1.52	16d	1	0.80mi
429 Baldwin St Unit 2 Waterbury, CT	3.0	1.0	900	$1,400	$1.56	41d	1	0.81mi
423 Baldwin St Unit 2 Waterbury, CT	3.0	1.0	900	$1,400	$1.56	41d	1	0.82mi
222 Bradley Ave Waterbury, CT	1.0–2.0	1.0	713	$1,625	$2.28	15d	2	0.82mi

Property features AI

Finance

• Other: Property is one of 5 units in the building/complex
• HOA & community: No condo association (pets allowed)

Exterior

• Parking: Covered garage1 garage space
• Utilities: Public water connectedPublic sewer connectedElectric hot water (30 gallon tank)
• Home design: Condominium (Condo/Co-Op for sale)Part of the Valley View complex
• Construction: Frame construction
• Exterior features: Vinyl sidingSloping lot

Interior

• Kitchen: Oven/RangeRefrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Baseboard heatingElectric heat
• Interior features: Total of 5 roomsTwo levels in unitHas attic with access via hatchNo basement

Listing history 33 events

1. 2026-07-18
   days on market $116,667 Active 40 DOM
2. 2026-07-16
   days on market $116,667 Active 38 DOM
3. 2026-07-16
   days on market $116,667 Active 37 DOM
4. 2026-07-14
   days on market $116,667 Active 36 DOM
5. 2026-07-13
   days on market $116,667 Active 35 DOM
6. 2026-07-12
   days on market $116,667 Active 34 DOM
7. 2026-07-11
   days on market $116,667 Active 33 DOM
8. 2026-07-10
   days on market $116,667 Active 32 DOM
9. 2026-07-09
   days on market $116,667 Active 31 DOM
10. 2026-07-07
    days on market $116,667 Active 29 DOM
11. 2026-07-06
    days on market $116,667 Active 28 DOM
12. 2026-07-05
    days on market $116,667 Active 27 DOM
13. 2026-07-03
    days on market $116,667 Active 25 DOM
14. 2026-07-02
    days on market $116,667 Active 24 DOM
15. 2026-07-01
    days on market $116,667 Active 23 DOM
16. 2026-06-30
    days on market $116,667 Active 22 DOM
17. 2026-06-29
    days on market $116,667 Active 21 DOM
18. 2026-06-28
    days on market $116,667 Active 20 DOM
19. 2026-06-28
    days on market $116,667 Active 19 DOM
20. 2026-06-27
    days on market $116,667 Active 18 DOM
21. 2026-06-25
    days on market $116,667 Active 16 DOM
22. 2026-06-23
    days on market $116,667 Active 14 DOM
23. 2026-06-21
    days on market $116,667 Active 13 DOM
24. 2026-06-18
    days on market $116,667 Active 10 DOM
25. 2026-06-17
    days on market $116,667 Active 9 DOM
26. 2026-06-16
    days on market $116,667 Active 8 DOM
27. 2026-06-15
    days on market $116,667 Active 7 DOM
28. 2026-06-14
    days on market $116,667 Active 5 DOM
29. 2026-06-13
    remarks 347-char remark
30. 2026-06-13
    days on market $116,667 Active 4 DOM
31. 2026-06-10
    pricedays on market $116,667 Active 2 DOM
32. 2026-06-09
    remarks 279-char remark
33. 2026-06-09
    listed $166,667 Active 1 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: $3,118 · $260/mo
• Projected year-2 tax: $3,118 · $260/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $21,493
• − Mortgage interest: −$6,535
• − Property taxes: −$3,118
• − Insurance: −$583
• − Repairs & maintenance: −$1,719
• − Management: −$1,719
• − Depreciation: −$3,394
• Taxable income: $4,424
• Est. tax owed @ 24.0%: −$1,062
• After-tax cash flow: $4,875/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.

Condition & rehab AI · 9 photos

Poor 30/100 Extensive rehab Est. rehab $56,000–$100,800 screening

This townhouse requires extensive repairs and updates, including a new roof, siding, flooring, and painting, to improve its condition and value.

Components & finishes AI

Roof asphalt shingle · good Flooring wood

Deferred maintenance Est. $2,500–$10,000 screening

• Minor Roof (roof) — No visible signs of damage or wear on the roof.
• Minor Windows (windows) — No visible signs of damage or wear on the windows.
• Minor Electrical (electrical) — No visible signs of damage or wear on the electrical system.
• Minor Plumbing (plumbing) — No visible signs of damage or wear on the plumbing.
• Minor Exterior (exterior) — No visible signs of damage or wear on the exterior.

Repairs flagged

• Major roof — Signs of wear and tear visible
• Major exterior siding — Weathered and peeling
• Major flooring — Worn-out and in need of replacement
• Major interior walls — Painted walls appear faded and may need repainting

Value-add opportunities

• Both Painting and repainting — Fresh paint can improve the home's appearance and value ↑
• Both Flooring replacement — New flooring can significantly enhance the home's appeal and value ↑
• Both Roof repair — A new roof will improve the home's structural integrity and increase its value ↑

ⓘ Rehab cost is a screening estimate — Extensive scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 22/100

Zoned Schools

Elementary Duggan School F CT #468/553 Nat'l #36,039/41,679 High John F. Kennedy High School F CT #147/194 Nat'l #11,887/17,239

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

B Composite livability gradescore 79/100

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): 29,594
• Household income: $67,364
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 10% of renters

---

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

---

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 43% Hispanic / Latino 33% Black 17% Two or more races 13% Asian 2%
• Hispanic origin (detail): Puerto Rican 17% Dominican 8%
• Common ancestry: Romanian 2% Russian 2% Estonian 2%
• Foreign-born: 20% · Canada, Jamaica, China
• Languages at home: 64% English-only · Spanish 23% Other Indo-European 8% 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: ▼ -297.81%
• Current HPI: 281.1446
• Rent YoY: ▲ 9.75%
• 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

Property features AI

Finance

• Other: Property is one of 5 units in the building/complex
• HOA & community: No condo association (pets allowed)

Exterior

• Parking: Covered garage1 garage space
• Utilities: Public water connectedPublic sewer connectedElectric hot water (30 gallon tank)
• Home design: Condominium (Condo/Co-Op for sale)Part of the Valley View complex
• Construction: Frame construction
• Exterior features: Vinyl sidingSloping lot

Interior

• Kitchen: Oven/RangeRefrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Baseboard heatingElectric heat
• Interior features: Total of 5 roomsTwo levels in unitHas attic with access via hatchNo basement

Price history

+94.4% since first listed

5 events — show timeline

• 2026-06-09 Price Changed $116,667 Smart MLS
• 2026-06-08 Listed $166,667 Smart MLS
• 2006-09-01 Sold (Public Records) $55,000 Public Records
• 2006-08-31 Sold (MLS) $55,000 Smart MLS
• 2006-01-18 Listed $60,000 Smart MLS

Property tax history

+7.3%/yr

Latest (2023): $3,118 · +130.5% YoY. Source: county tax records.