6-8 Vose St · Ansonia, CT 06401

$449,000

3 bd · 2.0 ba · 2,023 sqft · MultiFamily public records · 32 Days on market

Built 1885 7,405 sqft lot $222/sqft · at area comps Est $444k · at est.

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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 +14.7/30.0
• ARV discount +7.0/15.0
• DSCR +4.5/10.0
• Rent growth +4.3/5.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Your next investment awaits! One step unto this property and you'll see why it's such a great value! Set on a lovely street and offering 3-4 bedrooms and 2 baths, this spacious 2 family home on oversized and level lot, is a great addition for owner-occupants and investors alike. With ample parking to accommodate multiple cars, boats, RVs etc with ease including 6 spots in the driveway and a newer built oversized two car garage, you and your tenants will never have to jockey for parking. The first floor unit is well appointed, large and features 5 rooms, 2 bedrooms and 1 bath. The 2nd floor unit offers 1-2 bedrooms, 1 full bath and spans 2 levels for even more living space as well. The lower

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 1885

Property features AI

Exterior

• Parking: Detached garage; 2-car garage; Driveway (asphalt); On-street parking; Off-street parking; Total parking for 6 vehicles
• Utilities: Public water connected; Public sewer connected; Natural gas
• Home design: Multi-family (2-family); Multi-family for sale; Frame construction
• Construction: Asphalt shingle roof; Block and brick foundation
• Exterior features: Level lot; Vinyl siding; Cream exterior color

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot air heating; Natural gas hot water with 40-gallon tank; Wall unit cooling
• Interior features: Full basement; Walk-up attic
• Laundry & utility: Laundry in basement with basement hook-ups

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $449k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/yr) — positive. Per door: $57/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $386k (14.1% below list).
• Recommended offer: $386k (14.1% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.8% in Ansonia — 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 71/100 on livability (#87 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, housing A-; Watch: employment C-, amenities F, commute F.
• Ansonia School District (suburban): math 13% / reading 25% proficiency, ranked #144 of 153 in CT (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Prendergast School (math 10% / reading 22%, grade F, #468 of 553 statewide, top 85%, 606 students, 67% FRL); Ansonia Middle School (math 15% / reading 29%, grade F, #158 of 175 statewide, top 90%, 537 students, 63% FRL); Ansonia High School (math 22% / reading 37%, grade F, #139 of 194 statewide, top 74%, 555 students, 60% FRL).
• Market conditions: Rents rising fast (+7.3%/yr); 52 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 in 5+ unit buildings).
• At $3,855/mo this rent would consume 54% of the median local household income ($86k/yr) (locally 541% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($436k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $190k; list at $449k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1885 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $385,500 (14.1% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1885 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-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. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.08%
• DSCR: 1.05
• GRM: 9.7

CMA / ARV

• ARV (median comp): $444,036
• List price: $449,000
• Delta: 1.12%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
53 Elm St	0.03mi	4/2.0 (+1)	1,984 (-2%)	22mo	$440,000	$222	72
70-72 Elm St	0.08mi	4/3.0 (+1)	2,127 (+5%)	19mo	$390,000	$183	63
59 Vine St	0.30mi	4/2.0 (+1)	1,768 (-13%)	1mo	$442,000	$250	59
20 Hodge Ave	0.28mi	4/2.0 (+1)	2,294 (+13%)	7mo	$465,000	$203	54
19 N Spring St	0.71mi	4/2.0 (+1)	2,080 (+3%)	12mo	$355,000	$171	47
91 Jewett St	0.47mi	4/2.0 (+1)	1,738 (-14%)	5mo	$395,000	$227	45
40 Lewis St	0.74mi	3/2.0	1,856 (-8%)	22mo	$255,000	$137	33
51-53 Bassett St	0.75mi	4/3.0 (+1)	2,136 (+6%)	19mo	$490,000	$229	31

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 · 7.35% rent growth · sell at horizon

5-year hold

• IRR: -10.1%
• Equity multiple: 0.62×
• Total profit: $-47,995
• Equity at exit: $66,947

10-year hold

• IRR: 4.3%
• Equity multiple: 1.37×
• Total profit: $46,351
• Equity at exit: $38,821

Cash invested: $125,720 (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 06401

• Home prices YoY: -4.7%
• Rents YoY: 7.3%
• Active inventory: 52
• Price-to-rent: 19.4×

Monthly cashflow live

• Estimated rent: $3,855 high
• Mortgage (P&I): −$2,355
• Tax from tax record: −$391 /mo · $4,689/yr
• Insurance: −$187
• HOA: −$0
• Vacancy / Maint / Mgmt: −$810
• Net cashflow: $113

Break-even live

Break-even rent $3,712

Max offer price $449,000

Occupancy floor 92%

Sensitivity live

Price	-10% $367	-5% $240	+0% $113	+5% $-14	+10% $-141
Rent	-10% $-192	-5% $-39	+0% $113	+5% $265	+10% $418
Rate	-1.0pp $339	-0.5pp $227	base $113	+0.5pp $-3	+1.0pp $-122

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,856
Total (2 units)			$3,855

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: $112,250
• Closing costs: $13,470
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
57 Vine St Unit 2 Ansonia, CT	4.0	1.0	2200	$2,715	$1.23	45d	1	0.32mi
91 Jewett St Unit 1st Floor Ansonia, CT	3.0	1.0	1738	$2,600	$1.50	4d	1	0.49mi
100 Mount Pleasant St Derby, CT	3.0	2.0	2027	$2,100	$1.04	21d	1	0.69mi
14 N Spring St Ansonia, CT	2.0	1.0	1400	$1,900	$1.36	45d	1	0.70mi
168 Minerva St Unit 2 Derby, CT	3.0	1.0	1450	$2,100	$1.45	5d	1	0.85mi
14 Meadow St Ansonia, CT	3.0	1.0	2481	$2,800	$1.13	4d	1	0.91mi
19 Hawkins St Unit 1 Derby, CT	3.0	1.0	2356	$2,200	$0.93	5d	1	0.96mi
11 7th St Unit 1 Derby, CT	2.0	1.0	2378	$1,900	$0.80	12d	1	0.97mi
30 Hawkins St Derby, CT	3.0	1.0	2370	$1,900	$0.80	13d	1	0.98mi
92 Smith St Derby, CT	3.0	1.0	1722	$2,050	$1.19	16d	1	0.99mi
10 Summit St Unit 1st Floor Derby, CT	2.0	2.5	1834	$1,875	$1.02	5d	1	1.06mi
105 Camptown St Unit 1St FL Derby, CT	2.0	1.0	1496	$1,700	$1.14	45d	1	1.10mi
156 Hawthorne Ave Derby, CT	3.0	2.0	1710	$3,100	$1.81	12d	1	1.18mi
130 New Haven Ave Derby, CT	3.0	1.0	1580	$2,000	$1.27	21d	1	1.35mi
95 Park Ave Derby, CT	4.0	1.5	1930	$3,000	$1.55	4d	1	1.37mi

Listing history 15 events

1. 2026-06-15
   statusdays on market $449,000 Under Contract 32 DOM
2. 2026-06-14
   days on market $449,000 Under Contract - Continue to Show 31 DOM
3. 2026-06-10
   days on market $449,000 Under Contract - Continue to Show 28 DOM
4. 2026-06-09
   days on market $449,000 Under Contract - Continue to Show 27 DOM
5. 2026-06-08
   days on market $449,000 Under Contract - Continue to Show 26 DOM
6. 2026-06-07
   days on market $449,000 Under Contract - Continue to Show 25 DOM
7. 2026-06-03
   days on market $449,000 Under Contract - Continue to Show 21 DOM
8. 2026-06-03
   days on market $449,000 Under Contract - Continue to Show 20 DOM
9. 2026-06-01
   days on market $449,000 Under Contract - Continue to Show 19 DOM
10. 2026-05-31
    days on market $449,000 Under Contract - Continue to Show 18 DOM
11. 2026-05-14
    listed $449,000 Active 1372-char remark
12. 2026-05-08
    historical $449,000 1372-char remark
13. 2018-11-13
    soldstatus $189,900
14. 2011-06-29
    soldstatus $158,000
15. 1993-12-21
    soldstatus $87,400

ⓘ 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: $4,689 · $391/mo
• Projected year-2 tax: $7,149 · $596/mo
• Expected delta: +$2,460/yr (+$205/mo · 52.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $46,260
• − Mortgage interest: −$25,151
• − Property taxes: −$4,689
• − Insurance: −$2,245
• − Repairs & maintenance: −$3,701
• − Management: −$3,701
• − Depreciation: −$13,062
• Taxable loss: −$6,288
• Est. tax savings @ 24.0%: +$1,509
• After-tax cash flow: $2,865/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: Ansonia School District
• NCES district ID: 0900060
• Math proficiency: 13% ▼ -15.00%
• Reading proficiency: 25% ▼ -12.00%
• Median HH income: $49,300
• Composite: 16.97/100
• National rank: #9132
• State rank: #144 of 153 in CT

Livability — Ansonia

• Score: 71/100
• State rank: #87
• US rank: #6938

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ansonia, CT
• County: New Haven County · 688,236 people
• City population: 19,315
• Metro: New Haven-Milford, CT
• Population (ZIP): 19,315
• Household income: $86,178
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 541.0

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: White 50% Hispanic / Latino 25% Black 17% Two or more races 11% Asian 3%
• Hispanic origin (detail): Puerto Rican 11% Dominican 4%
• Common ancestry: Romanian 7% Russian 1% Scotch-Irish 1%
• Foreign-born: 18% · Canada, Jamaica, China
• Languages at home: 75% English-only · Spanish 15% Other Indo-European 5% Russian/Polish/Slavic 2%

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: ▼ -13.08%
• Current HPI: 264.8538
• Rent YoY: ▲ 7.35%
• 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

+413.7% since first listed

7 events — show timeline

• 2026-06-15 Pending — Smart MLS
• 2026-05-20 Contingent — Smart MLS
• 2026-05-14 Listed $449,000 Smart MLS
• 2026-05-08 Coming Soon $449,000 Smart MLS
• 2018-11-13 Sold (Public Records) $189,900 Public Records
• 2011-06-29 Sold (Public Records) $158,000 Public Records
• 1993-12-21 Sold (Public Records) $87,400 Public Records

Property tax history

+2.1%/yr

Latest (2023): $4,689 · +20.4% YoY. Source: county tax records.