39 Soundview Ave · Milford city (balance), CT 06460

$345,000

3 bd · 1.0 ba · 1,157 sqft · SingleFamily public records · 49 Days on market

Built 1930 3,484 sqft lot $298/sqft · 32% below area Est $510k · 32% under ↓ 9% since listing

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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).

• ARV discount +15.0/15.0
• Cash flow +9.5/30.0
• Schools +4.6/10.0
• Rent growth +3.0/5.0
• 1% rule +2.8/10.0
• DSCR +2.7/10.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 39 Soundview Avenue in coastal Milford-an incredible opportunity to break into one of the area's most desirable beachside neighborhoods. Ideally situated just off the Long Island Sound, this home offers the lifestyle so many seek, with a short walk to the shoreline and nearby Burwells Beach for sun, sand, and sea breezes. Located within the sought-after Orchard Hills Elementary School district, the setting alone makes this property a standout. The home itself is a true fixer-upper and will require TLC, but presents a fantastic entry point for people looking to invest, renovate, and build equity in a prime location. Whether you're envisioning a year-round residence, seasonal getaw

Key facts

• 3,484 sq ft lot
• Built 1930
• Listed 49 days

Tags

• SHORT WALK TO THE SHORELINE
• NEARBY BURWELLS BEACH
• MILFORD BEACHSIDE GEM

Property features AI

Finance

• Financial info: Assessed value listed

Exterior

• Utilities: Public water connected; Public sewer connected
• Home design: Single-family home
• Construction: Block construction; Block foundation; Asphalt shingle roof; Vinyl siding; Built area approximately 1,157 (per public record)
• Exterior features: Porch; Deck; Located on a cul-de-sac; Walk to water with beach rights

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating (natural gas); Central air conditioning
• Interior features: Full unfinished basement; Has attic with access via hatch; One fireplace
• Laundry & utility: Domestic hot water

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $-241 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $302k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $271k (21.5% below list).
• Recommended offer: $271k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 3.6% in Milford city (balance) — 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: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Milford School District (urban): math 44% / reading 58% proficiency, ranked #73 of 153 in CT (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Orchard Hills School (math 37% / reading 57%, grade D-, #256 of 553 statewide, top 48%, 347 students, 22% FRL); East Shore Middle School (math 43% / reading 56%, grade C, #79 of 175 statewide, top 45%, 382 students, 23% FRL); Joseph A. Foran High School (math 47% / reading 67%, grade C, #52 of 194 statewide, top 31%, 765 students, 26% FRL).
• Market conditions: Rents rising (+2.2%/yr); 182 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 in 5+ unit buildings).
• This rent runs 31% of the median local income ($104k/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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($335k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 68% 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 $270,662 (21.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.78% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.99%
• DSCR: 0.87
• GRM: 10.6

CMA / ARV

• ARV (median comp): $510,499
• List price: $345,000
• Delta: -32.42%
• 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
62 Pearson Ave	0.27mi	3/1.0	1,056 (-9%)	2mo	$300,000	$284	71
38 Soundview Ave	0.02mi	2/2.0 (-1)	1,276 (+10%)	10mo	$475,000	$372	65
32 Burwell Ave	0.15mi	2/1.0 (-1)	1,293 (+12%)	6mo	$468,000	$362	63
15 Brewster Rd	0.67mi	3/2.0	1,172 (+1%)	2mo	$475,000	$405	61
10 Sperry St	0.18mi	2/2.0 (-1)	1,022 (-12%)	6mo	$416,000	$407	58
4 Alpha St	0.68mi	3/1.0	1,175 (+2%)	9mo	$450,000	$383	58
55 Mary Ellen Dr	0.45mi	3/1.0	1,032 (-11%)	10mo	$435,000	$422	52
168 Kings Hwy	0.63mi	3/1.5	1,068 (-8%)	10mo	$630,000	$590	48
207 Merwin Ave	0.59mi	2/1.0 (-1)	1,033 (-11%)	7mo	$335,000	$324	44
470 Pond Point Ave	0.71mi	2/1.0 (-1)	1,260 (+9%)	6mo	$400,000	$317	42
83 Yale Ave	0.49mi	3/2.5	1,324 (+14%)	7mo	$615,000	$465	41
15 Alpha St	0.71mi	3/2.0	1,328 (+15%)	6mo	$450,000	$339	34

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 · 2.19% rent growth · sell at horizon

5-year hold

• IRR: -22.2%
• Equity multiple: 0.24×
• Total profit: $-73,383
• Equity at exit: $51,441

10-year hold

• IRR: -18.3%
• Equity multiple: 0.04×
• Total profit: $-92,319
• Equity at exit: $29,829

Cash invested: $96,600 (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 06460

• Rents YoY: 2.2%
• Active inventory: 182
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,707 high
• Mortgage (P&I): −$1,809
• Tax from tax record: −$426 /mo · $5,111/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$568
• Net cashflow: $-241

Break-even live

Break-even rent $3,011

Max offer price $302,487

Occupancy floor —

Sensitivity live

Price	-10% $-45	-5% $-143	+0% $-241	+5% $-338	+10% $-436
Rent	-10% $-454	-5% $-348	+0% $-241	+5% $-134	+10% $-27
Rate	-1.0pp $-67	-0.5pp $-153	base $-241	+0.5pp $-330	+1.0pp $-421

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
42 Whalley Ave Milford, CT	3.0	1.0	958	$2,500	$2.61	4d	1	0.19mi
42 Whalley Ave Milford, CT	3.0	1.0	958	$2,500	$2.61	23d	1	0.19mi
1080 New Haven Ave #91 Milford, CT	2.0	1.5	963	$2,300	$2.39	4d	1	0.62mi
140 Beach Ave Unit 2 Milford, CT	2.0	1.0	1096	$2,600	$2.37	45d	1	0.68mi
158 Chapel St Unit 2 Milford, CT	3.0	1.0	1213	$1,945	$1.60	45d	1	0.68mi
23 Village Rd Milford, CT	2.0	1.5	1058	$3,100	$2.93	5d	1	0.74mi
153 Penn Cmn #153 Milford, CT	2.0	1.5	1092	$2,500	$2.29	13d	1	0.96mi
102 Salem Walk #102 Milford, CT	3.0	1.5	1320	$3,400	$2.58	4d	1	0.98mi
59 Melba St Milford, CT	3.0	1.5	1186	$3,500	$2.95	13d	1	1.32mi
27 Melba St Unit B Milford, CT	3.0	1.0	1008	$2,799	$2.78	45d	1	1.38mi
18 Melba St Milford, CT	2.0	1.0	702	$2,200	$3.13	4d	1	1.39mi
17 W Orland St Milford, CT	3.0	1.0	1004	$3,999	$3.98	45d	1	1.44mi

Listing history 11 events

1. 2026-06-13
   status $345,000 Under Contract 49 DOM
2. 2026-06-10
   days on market $345,000 Active 49 DOM
3. 2026-06-09
   days on market $345,000 Active 48 DOM
4. 2026-06-08
   days on market $345,000 Active 47 DOM
5. 2026-06-07
   days on market $345,000 Active 46 DOM
6. 2026-06-03
   days on market $345,000 Active 42 DOM
7. 2026-06-03
   days on market $345,000 Active 41 DOM
8. 2026-06-01
   days on market $345,000 Active 40 DOM
9. 2026-05-31
   days on market $345,000 Active 39 DOM
10. 2026-05-14
    price $345,000 881-char remark
11. 2026-04-22
    listed $380,000 Active 881-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: $5,111 · $426/mo
• Projected year-2 tax: $6,247 · $521/mo
• Expected delta: +$1,136/yr (+$95/mo · 22.2%)

ⓘ 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 6/10 Major 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,479
• − Mortgage interest: −$19,325
• − Property taxes: −$5,111
• − Insurance: −$1,725
• − Repairs & maintenance: −$2,598
• − Management: −$2,598
• − Depreciation: −$10,036
• Taxable loss: −$8,915
• Est. tax savings @ 24.0%: +$2,140
• After-tax cash flow: $-748/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: Milford School District
• NCES district ID: 0902520
• Math proficiency: 44% ▼ -14.00%
• Reading proficiency: 58% ▼ -11.00%
• Median HH income: $80,198
• Composite: 46.45/100
• National rank: #2444
• State rank: #73 of 153 in CT

Livability — Milford city (balance)

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Milford city (balance), CT
• County: New Haven County · 688,236 people
• City population: 52,340
• Metro: New Haven-Milford, CT
• Population (ZIP): 37,649
• Household income: $104,360
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 1254.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 8% Two or more races 7% Asian 3% Black 3%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 6% Lithuanian 4% Scotch-Irish 2%
• Foreign-born: 10% · Canada, China, Jamaica
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 3% Other Asian/Pacific 1%

Political lean MEDSL · South Central Connecticut

• 2024 margin: Strong D (+20.1) · D 59.0% · R 38.9% · Other 2.1%
• All cycles: 2024: D+20.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -396.40%
• Current HPI: 287.7738
• Rent YoY: ▲ 2.19%
• 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

-9.2% since first listed

3 events — show timeline

• 2026-06-11 Pending — Smart MLS
• 2026-05-14 Price Changed $345,000 Smart MLS
• 2026-04-22 Listed $380,000 Smart MLS

Property tax history

+1.2%/yr

Latest (2023): $5,111 · +2.0% YoY. Source: county tax records.