10 Addison St · Ansonia, CT 06401

$399,900

3 bd · 1.5 ba · 1,728 sqft · MultiFamily public records · 13 Days on market

Built 1907 0.27 ac lot Est $413k · at est.

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Why this score? — see what drove the C- 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 +20.9/30.0
• ARV discount +8.9/15.0
• DSCR +6.7/10.0
• 1% rule +5.1/10.0
• Rent growth +4.3/5.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Unique home features galley kit & bath 1st flr & full kit & bath 2nd flr-walk up attic-new wind-new 2009 100 amp service-homeowner was carpenter & original owner-hardwd flrs everywhere-det 2 car gar-.27 Acre-in-law setup for lge families & kids-huge yard true in law set up - two separate apartments for your teenagers or extended family - two car detached garage with lots of storage and a great yard for family and pets. 100 Amp electrical service 2009

Key facts

• Wine cooler
• Gourmet kitchen
• Stainless steel hood

Tags

• GOURMET KITCHEN
• BUTCHER BLOCK COUNTERTOPS
• 5-BURNER GAS COOKTOP
• STAINLESS STEEL HOOD
• MICROWAVE OVEN COMBINATION
• WINE COOLER

Property features AI

Exterior

• Parking: Detached garage; 2 garage spaces; Paved driveway; 6 total parking spaces
• Utilities: Public water connected; Public sewer connected; Natural gas
• Home design: Single family home; White exterior
• Construction: Frame construction; Concrete foundation; Asphalt shingle roof; Aluminum siding
• Exterior features: Lightly wooded, treed lot on a cul-de-sac; Private paved driveway

Interior

• Kitchen: Gas cooktop; Cook top; Wall oven; Microwave; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot air heating (natural gas); Ceiling fans; Wall AC unit
• Interior features: 8 total rooms; Full, unfinished basement with hatchway; Heated, partially finished walk-up attic
• Laundry & utility: Washer; Dryer; Upper-level laundry; Hot water: Natural gas

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath multifamily listed at $400k.

Deal economics

• At list price, monthly cash flow is $556 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $400k).
• Cap rate 8.0% 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: 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); 51 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 in 5+ unit buildings).
• At $4,027/mo this rent would consume 56% 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 $12k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.3% rent growth), your $112k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 17y ago 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 $130k; list at $400k implies a 208% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $399,900

Questions for the listing agent

1. Built in 1907 — 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 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?
4. 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.
5. 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.
6. 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: 1.01% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.96%
• DSCR: 1.27
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $412,992
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42 Bassett St	0.11mi	4/2.0 (+1)	1,768 (+2%)	16mo	$500,000	$283	71
13-15 Page St	0.10mi	4/2.0 (+1)	1,755 (+2%)	18mo	$475,000	$271	71
19 Jackson St	0.63mi	4/2.0 (+1)	1,760 (+2%)	0mo	$405,000	$230	60
126 Tremont St	0.73mi	3/2.0	1,729 (+0%)	5mo	$340,000	$197	60
59 Vine St	0.61mi	4/2.0 (+1)	1,768 (+2%)	1mo	$442,000	$250	60
44 Emmett Ave	0.51mi	3/2.0	1,848 (+7%)	11mo	$430,000	$233	53
26 Columbia St	0.62mi	4/2.0 (+1)	1,700 (-2%)	11mo	$430,000	$253	52
99 Westfield Ave	0.51mi	4/2.0 (+1)	1,968 (+14%)	0mo	$470,000	$239	46
18 Richard St	0.75mi	3/2.0	1,669 (-3%)	18mo	$315,000	$189	43
29 8th St	0.74mi	4/2.0 (+1)	1,912 (+11%)	6mo	$420,000	$220	35
63 Smith St	0.75mi	4/2.0 (+1)	1,880 (+9%)	11mo	$355,000	$189	34
10 Holbrook Ct	0.61mi	3/2.0	1,468 (-15%)	16mo	$488,000	$332	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: -2.5%
• Equity multiple: 0.90×
• Total profit: $-11,016
• Equity at exit: $59,626

10-year hold

• IRR: 11.3%
• Equity multiple: 2.06×
• Total profit: $118,500
• Equity at exit: $34,576

Cash invested: $111,972 (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: 51
• Price-to-rent: 16.6×

Monthly cashflow live

• Estimated rent: $4,027 high
• Mortgage (P&I): −$2,097
• Tax from tax record: −$362 /mo · $4,339/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$846
• Net cashflow: $556

Break-even live

Break-even rent $3,323

Max offer price $399,900

Occupancy floor 81%

Sensitivity live

Price	-10% $782	-5% $669	+0% $556	+5% $443	+10% $330
Rent	-10% $238	-5% $397	+0% $556	+5% $715	+10% $874
Rate	-1.0pp $757	-0.5pp $658	base $556	+0.5pp $452	+1.0pp $347

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$4,026
Total (2 units)			$4,027

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
146 Division St Unit 1 Ansonia, CT	2.0	1.0	1160	$2,050	$1.77	4d	1	0.14mi
106 Howard Ave Unit R Ansonia, CT	3.0	1.5	1232	$2,400	$1.95	24d	1	0.28mi
11 Columbia St Unit 2nd Floor Ansonia, CT	2.0	1.0	1050	$1,800	$1.71	4d	1	0.60mi
57 Vine St Unit 2 Ansonia, CT	4.0	1.0	2200	$2,715	$1.23	44d	1	0.60mi
92 Smith St Derby, CT	3.0	1.0	1722	$2,050	$1.19	15d	1	0.74mi
91 Jewett St Unit 1st Floor Ansonia, CT	3.0	1.0	1738	$2,600	$1.50	3d	1	0.77mi
10 Summit St Unit 1st Floor Derby, CT	2.0	2.5	1834	$1,875	$1.02	4d	1	0.79mi
46 Holbrook St Ansonia, CT	2.0	1.0	1210	$1,900	$1.57	11d	1	0.82mi
14 N Spring St Ansonia, CT	2.0	1.0	1400	$1,900	$1.36	44d	1	0.83mi
156 Hawthorne Ave Derby, CT	3.0	2.0	1710	$3,100	$1.81	11d	1	0.86mi
22 Dwight St Unit 2nd Fl Ansonia, CT	2.0	1.0	1141	$2,000	$1.75	44d	1	0.90mi
30 Hawkins St Derby, CT	3.0	1.0	1185	$2,100	$1.77	44d	1	0.92mi
168 Minerva St Unit 2 Derby, CT	3.0	1.0	1450	$2,100	$1.45	4d	1	0.93mi
19 Hawkins St Unit 3 Derby, CT	3.0	1.0	1064	$2,300	$2.16	44d	1	0.93mi
95 Park Ave Derby, CT	4.0	1.5	1930	$3,000	$1.55	3d	1	1.01mi
21 Nichols St Ansonia, CT	4.0	2.0	2246	$2,900	$1.29	3d	1	1.03mi
10 MacIntosh Ln #10 Ansonia, CT	2.0	1.5	1136	$2,000	$1.76	44d	1	1.04mi
105 Camptown St Unit 1St FL Derby, CT	2.0	1.0	1496	$1,700	$1.14	44d	1	1.09mi
32 Winter St Ansonia, CT	2.0	1.0	1825	$1,750	$0.96	44d	1	1.11mi
11 5th St Unit 3 Ansonia, CT	4.0	1.0	1100	$1,700	$1.55	44d	1	1.12mi
25 Elizabeth St Unit 2 Ansonia, CT	3.0	1.0	1200	$2,400	$2.00	4d	1	1.12mi
399 Hawthorne Ave Derby, CT	3.0	1.0	1110	$2,200	$1.98	19d	1	1.13mi
281 Canal St E Shelton, CT	2.0	1.0–2.0	935	$3,200	$3.42	3d	1	1.19mi
100 Mount Pleasant St Derby, CT	3.0	2.0	2027	$2,100	$1.04	19d	1	1.21mi
267 Beaver St Ansonia, CT	2.0	1.0	1080	$2,100	$1.94	24d	1	1.21mi
21 Rockwood Ave Unit 2 Ansonia, CT	2.0	1.0	1300	$2,000	$1.54	11d	1	1.23mi
185 Canal St Shelton, CT	1.0–2.0	1.0–2.0	987	$6,276	$6.36	11d	1	1.28mi
6 Fairview St Ansonia, CT	3.0	1.0	1189	$2,750	$2.31	19d	1	1.32mi
145 Canal St #314 Shelton, CT	2.0	2.0	1250	$2,700	$2.16	44d	1	1.33mi
145 Canal St #6 Shelton, CT	2.0	2.0	1050	$2,400	$2.29	15d	1	1.33mi
39 Bank St Unit 2 Derby, CT	4.0	2.0	1200	$2,600	$2.17	3d	1	1.43mi
25 Elm St Unit 1st floor Shelton, CT	3.0	1.0	1100	$2,650	$2.41	3d	1	1.44mi
106 Wooster St Shelton, CT	3.0	1.0	1152	$2,800	$2.43	11d	1	1.47mi

Listing history 10 events

1. 2026-06-18
   days on market $399,900 Active 13 DOM
2. 2026-06-17
   days on market $399,900 Active 12 DOM
3. 2026-06-16
   days on market $399,900 Active 11 DOM
4. 2026-06-15
   pricedays on market $399,900 Active 10 DOM
5. 2026-06-14
   days on market $419,900 Active 8 DOM
6. 2026-06-10
   days on market $419,900 Active 5 DOM
7. 2026-06-09
   days on market $419,900 Active 4 DOM
8. 2026-06-08
   days on market $419,900 Active 3 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $419,900 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: $4,339 · $362/mo
• Projected year-2 tax: $6,448 · $537/mo
• Expected delta: +$2,109/yr (+$176/mo · 48.6%)

ⓘ 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 · 17 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: $48,324
• − Mortgage interest: −$22,401
• − Property taxes: −$4,339
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,866
• − Management: −$3,866
• − Depreciation: −$11,633
• Taxable income: $220
• Est. tax owed @ 24.0%: −$53
• After-tax cash flow: $6,619/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

+180.1% since first listed

4 events — show timeline

• 2026-06-05 Listed $419,900 Smart MLS
• 2009-12-10 Sold (Public Records) $130,000 Public Records
• 2009-12-08 Sold (MLS) $130,000 Smart MLS
• 2009-09-24 Listed $149,900 Smart MLS

Property tax history

+1.4%/yr

Latest (2023): $4,339 · +1.2% YoY. Source: county tax records.