50 Maple Ave · Bethel, CT 06801

$470,000

4 bd · 1.0 ba · 1,198 sqft · SingleFamily public records · 37 Days on market

Built 1960 Est $399k · 18% over

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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 +19.3/30.0
• DSCR +6.1/10.0
• Schools +4.7/10.0
• 1% rule +4.6/10.0
• Livability +4.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Attention to those who are interested on Saving on the Purchase Price. Home is valued at $539,000, selling price of $470,000 is to give you the opportunity to update to your liking. New well pump, city sewer, newer electric, new water heater, new windows in bedooms, dining room and living room. Upstairs is a large living room with fireplace, kitchen opens to the dining room, which then steps out to a large deck with a patio below. 3 bedrooms, 2 full baths, 3 large closets in the hall and each bedroom has a large closet. Living room, dining room, hall and all bedrooms have hardwood flooring. Downstairs is a complete in-law apartment, galley kitchen, large living room with fireplace, large be

Key facts

• Newer electric
• New well pump
• New water heater

Tags

• NEW WELL PUMP
• CITY SEWER
• NEWER ELECTRIC
• NEW WATER HEATER
• NEW WINDOWS
• LARGE LIVING ROOM

Property features AI

Exterior

• Home design: Built in 1960
• Construction: Approximately 2,082 square feet of living area
• Exterior features: Located in the Bethel subdivision

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $470k.

Deal economics

• At list price, monthly cash flow is $461 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $450k (4.3% below list).
• Recommended offer: $450k (4.3% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 3.5% in Bethel — 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 82/100 on livability (#12 in CT, #1,287 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, health & safety A+; Watch: amenities F, cost of living D-.
• Bethel School District (suburban): math 43% / reading 59% proficiency, ranked #72 of 153 in CT (top 47%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 14% free/reduced lunch — higher-income household profile.
• Market conditions: 75 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,151 units permitted in Western Connecticut Planning Region in 2024 (714 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($456k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk; moderate wind risk, 26% 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 $450,000 (4.3% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
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 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: 0.96% ✗
• Cap rate: 7.61%
• Cash-on-cash: 4.71%
• DSCR: 1.21
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $398,934
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Topstone Dr	0.44mi	3/1.0 (-1)	1,232 (+3%)	18mo	$410,000	$333	54
9 Topstone Dr	0.48mi	3/1.0 (-1)	1,116 (-7%)	18mo	$370,000	$332	46
10 Almar Dr	0.53mi	3/1.5 (-1)	1,312 (+10%)	10mo	$460,000	$351	44
2 Blue Spruce Ct	0.45mi	3/1.5 (-1)	1,336 (+12%)	18mo	$400,000	$299	38
30 Midway Dr	0.66mi	3/1.0 (-1)	1,056 (-12%)	16mo	$410,000	$388	32

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: -9.7%
• Equity multiple: 0.64×
• Total profit: $-46,806
• Equity at exit: $70,079

10-year hold

• IRR: -0.3%
• Equity multiple: 0.98×
• Total profit: $-3,035
• Equity at exit: $40,637

Cash invested: $131,600 (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 06801

• Active inventory: 75
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $4,500 medium
• Mortgage (P&I): −$2,465
• Tax from tax record: −$378 /mo · $4,531/yr
• Insurance: −$196
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$945
• Net cashflow: $461

Break-even live

Break-even rent $3,916

Max offer price $470,000

Occupancy floor 85%

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: $117,500
• Closing costs: $14,100
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
26 Greenwood Ave Bethel, CT	3.0	2.0	1400	$4,500	$3.21	10d	1	0.36mi

Listing history 14 events

1. 2026-06-18
   days on market $470,000 Active 37 DOM
2. 2026-06-17
   days on market $470,000 Active 36 DOM
3. 2026-06-16
   days on market $470,000 Active 35 DOM
4. 2026-06-15
   days on market $470,000 Active 34 DOM
5. 2026-06-13
   days on market $470,000 Active 32 DOM
6. 2026-06-10
   days on market $470,000 Active 29 DOM
7. 2026-06-09
   days on market $470,000 Active 28 DOM
8. 2026-06-08
   days on market $470,000 Active 27 DOM
9. 2026-06-07
   days on market $470,000 Active 26 DOM
10. 2026-06-03
    days on market $470,000 Active 22 DOM
11. 2026-06-03
    days on market $470,000 Active 21 DOM
12. 2026-06-01
    days on market $470,000 Active 20 DOM
13. 2026-05-31
    days on market $470,000 Active 19 DOM
14. 2026-05-12
    listed $470,000 Active 1309-char remark

ⓘ 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: $4,531 · $378/mo
• Projected year-2 tax: $7,294 · $608/mo
• Expected delta: +$2,764/yr (+$230/mo · 61.0%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $54,000
• − Mortgage interest: −$26,327
• − Property taxes: −$4,531
• − Insurance: −$3,016
• − Repairs & maintenance: −$4,320
• − Management: −$4,320
• − Depreciation: −$13,673
• Taxable loss: −$2,188
• Est. tax savings @ 24.0%: +$525
• After-tax cash flow: $6,061/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: Bethel School District
• NCES district ID: 0900270
• Math proficiency: 43% ▼ -14.00%
• Reading proficiency: 59% ▼ -8.00%
• Median HH income: $87,843
• Composite: 47.17/100
• National rank: #2323
• State rank: #72 of 153 in CT

Livability — Bethel

• Score: 82/100
• State rank: #12
• US rank: #1287

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bethel, CT
• City population: 20,498
• Population (ZIP): 20,498

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 65% Hispanic / Latino 14% Two or more races 11% Black 6% Asian 6%
• Hispanic origin (detail): Puerto Rican 4% Dominican 3%
• Common ancestry: Estonian 6% Romanian 3% Italian 2%
• Foreign-born: 21% · Canada, China, Jamaica
• Languages at home: 74% English-only · Other Indo-European 10% Spanish 10% Other Asian/Pacific 2%

Political lean MEDSL · Western Connecticut

• 2024 margin: D (+19.1) · D 58.8% · R 39.7% · Other 1.6%
• All cycles: 2024: D+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -348.18%
• Current HPI: 234.4823
• 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

1 event — show timeline

• 2026-05-12 Listed $470,000 FSBO.com

Property tax history

+2.5%/yr

Latest (2023): $4,531 · +15.0% YoY. Source: county tax records.