151 Heritage Vlg Unit B · Southbury, CT 06488

$185,000

2 bd · 2.0 ba · 1,032 sqft · Condo public records · 76 Days on market

Built 1969 $660/mo HOA · 28% of rent

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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 +12.0/30.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +5.4/10.0
• DSCR +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This bright, private unit has beautiful views! Natural light shines through the sliders! Private patio to enjoy your quiet time. Fully applianced kitchen and large open LR/DR combo. 2 BR, 2 Full Baths and laundry. 55+ community with security and maintenance, health club, walking trails, pools, 3 golf courses, tennis & pickel ball, beautiful gardens and so much more! $5000 equity fee as of June 1st.

Key facts

• Fitness center
• Community amenities
• Swimming pool

Tags

• PRIVATE OUTDOOR PATIO
• STAINLESS STEEL APPLIANCES
• DEDICATED LAUNDRY ROOM
• COMMUNITY AMENITIES
• FITNESS CENTER
• SWIMMING POOL

Property features AI

Finance

• Other: Professional off-site property management; Pets allowed with restrictions; Nearby amenities: bocci court, golf course, health club, library, medical facilities, public pool, shopping/mall, tennis courts
• HOA & community: Monthly HOA dues; HOA covers security service, grounds maintenance, trash pickup, snow removal, property management, pest control, pool service, and road maintenance; Community amenities include basketball court, club house, golf course, guest parking, medical facilities, pool, and security services

Exterior

• Parking: Detached garage; Paved driveway; 1 total parking space
• Utilities: Public water connected; Public sewer connected; Hot water: other
• Home design: Condominium in an adult (55+) community; Located in Heritage Village; Unit on first floor; Grey exterior color
• Construction: Frame construction
• Exterior features: Clapboard siding; Awnings; Gutters; Patio; Lightly wooded setting

Interior

• Kitchen: Oven/Range; Microwave; Range hood; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric hot air heat
• Interior features: Cable available and pre-wired; Bath grab bars
• Laundry & utility: Washer and dryer included; Laundry located in hallway on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $-44 ($-532/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (4.2% below list).
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $174k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Regional School District 15 (suburban): math 56% / reading 64% proficiency, ranked #46 of 153 in CT (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 4% free/reduced lunch — higher-income household profile.
• Zoned schools: Gainfield Elementary School (math 67% / reading 67%, grade B+, #99 of 553 statewide, top 19%, 351 students, 13% FRL); Rochambeau Middle School (math 56% / reading 69%, grade B+, #36 of 175 statewide, top 21%, 384 students, 12% FRL); Pomperaug Regional High School (math 54% / reading 74%, grade B-, #37 of 194 statewide, top 19%, 1,039 students, 14% FRL).
• Market conditions: 159 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $40k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 28% of rent.

Recommended offer $173,900 (6.0% 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 76 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.27% ✓
• Cap rate: 6.01%
• Cash-on-cash: -1.03%
• DSCR: 0.95
• GRM: 6.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.37×
• Total profit: $-32,385
• Equity at exit: $27,584

10-year hold

• IRR: -9.3%
• Equity multiple: 0.42×
• Total profit: $-30,147
• Equity at exit: $15,995

Cash invested: $51,800 (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 06488

• Active inventory: 159
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,345 high
• Mortgage (P&I): −$970
• Tax from tax record: −$190 /mo · $2,280/yr
• Insurance: −$77
• HOA: −$660
• Vacancy / Maint / Mgmt: −$493
• Net cashflow: $-44

Break-even live

Break-even rent $2,402

Max offer price $177,170

Occupancy floor 97%

Sensitivity live

Price	-10% $60	-5% $8	+0% $-44	+5% $-97	+10% $-149
Rent	-10% $-230	-5% $-137	+0% $-44	+5% $48	+10% $141
Rate	-1.0pp $49	-0.5pp $3	base $-44	+0.5pp $-92	+1.0pp $-141

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
593 Heritage Vlg Unit D Southbury, CT	2.0	2.0	1044	$2,300	$2.20	25d	1	0.24mi
27 Heritage Vlg Unit B Southbury, CT	2.0	2.0	1432	$2,600	$1.82	13d	1	0.35mi
576 Village St Unit D Southbury, CT	2.0	2.0	1044	$2,400	$2.30	5d	1	0.35mi
576 Village St Unit D Southbury, CT	2.0	2.0	1044	$2,400	$2.30	25d	1	0.35mi
235 Heritage Vlg Unit B Southbury, CT	1.0	1.0	928	$2,100	$2.26	25d	1	0.42mi
85 Hicock Dr Unit D Southbury, CT	1.0	1.0	1000	$2,200	$2.20	13d	1	1.10mi

HOA detail condo

• Monthly dues: $660 · $7,920/yr
• Likely covers: poolsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-03
   days on market $185,000 Active 76 DOM
2. 2026-06-01
   days on market $185,000 Active 75 DOM
3. 2026-06-01
   price $185,000 Active 74 DOM
4. 2026-05-31
   days on market $199,999 Active 74 DOM
5. 2026-05-22
   status Active
6. 2026-04-22
   historical Under Contract - Continue to Show
7. 2026-04-15
   price $199,999
8. 2026-04-04
   price $214,900
9. 2026-03-18
   listed $224,900 Active
10. 2025-07-16
    soldstatus $229,900 Closed 405-char remark

    Show marketing remark (405 chars)

    This bright, private unit has beautiful views! Natural light shines through the sliders! Private patio to enjoy your quiet time. Fully applianced kitchen and large open LR/DR combo. 2 BR, 2 Full Baths and laundry. 55+ community with security and maintenance, health club, walking trails, pools, 3 golf courses, tennis & pickel ball, beautiful gardens and so much more! $5000 equity fee as of June 1st.

11. 2025-06-26
    status Under Contract 405-char remark

    Show marketing remark (405 chars)

    This bright, private unit has beautiful views! Natural light shines through the sliders! Private patio to enjoy your quiet time. Fully applianced kitchen and large open LR/DR combo. 2 BR, 2 Full Baths and laundry. 55+ community with security and maintenance, health club, walking trails, pools, 3 golf courses, tennis & pickel ball, beautiful gardens and so much more! $5000 equity fee as of June 1st.

12. 2025-06-17
    price $229,900 405-char remark

    Show marketing remark (405 chars)

    This bright, private unit has beautiful views! Natural light shines through the sliders! Private patio to enjoy your quiet time. Fully applianced kitchen and large open LR/DR combo. 2 BR, 2 Full Baths and laundry. 55+ community with security and maintenance, health club, walking trails, pools, 3 golf courses, tennis & pickel ball, beautiful gardens and so much more! $5000 equity fee as of June 1st.

13. 2025-06-03
    price $245,000 405-char remark

    Show marketing remark (405 chars)

    This bright, private unit has beautiful views! Natural light shines through the sliders! Private patio to enjoy your quiet time. Fully applianced kitchen and large open LR/DR combo. 2 BR, 2 Full Baths and laundry. 55+ community with security and maintenance, health club, walking trails, pools, 3 golf courses, tennis & pickel ball, beautiful gardens and so much more! $5000 equity fee as of June 1st.

14. 2025-05-20
    listed $259,000 Active 405-char remark

    Show marketing remark (405 chars)

    This bright, private unit has beautiful views! Natural light shines through the sliders! Private patio to enjoy your quiet time. Fully applianced kitchen and large open LR/DR combo. 2 BR, 2 Full Baths and laundry. 55+ community with security and maintenance, health club, walking trails, pools, 3 golf courses, tennis & pickel ball, beautiful gardens and so much more! $5000 equity fee as of June 1st.

15. 2021-06-11
    soldstatus $155,000 Closed 1159-char remark

    Show marketing remark (1159 chars)

    Lovely south facing patio overlooks a green on the 18 hole golf course. This "Heritage" model has 2 bedrooms and 2 full bathrooms. Kitchen opens to a space for small table and chairs (and view!). The sliders in Living Room/Dining Area lead to an expanded, flagstone patio, wrapped by mature plantings. A retractable awning offers shade and even more privacy. Washer / Dryer in unit. Garage with storage and guest parking. UNIT CAN BE SOLD FURNISHED. Situated in one of the most sought-after active adult (55+) communities, Heritage Village was recently rated one of the top US Retirement Destinations for 2021. Amenities offered include a fitness center, 4 pools (3 heated), tennis courts, pickle ball courts, paddle tennis court, bocce court, shuffleboard court, horseshoe court, billiards tables, paved walkways around ponds, river garden with your own garden plot, meeting house, stained glass studio, library, art studio, and a barn for woodworking and metalworking. The community has 24/7 security, a full time maintenance staff, and shuttle service. All first-time buyers at the Village pay a $2000 equity fee to the HV Foundation at closing.

16. 2021-04-24
    historical Under Contract - Continue to Show 1159-char remark

    Show marketing remark (1159 chars)

    Lovely south facing patio overlooks a green on the 18 hole golf course. This "Heritage" model has 2 bedrooms and 2 full bathrooms. Kitchen opens to a space for small table and chairs (and view!). The sliders in Living Room/Dining Area lead to an expanded, flagstone patio, wrapped by mature plantings. A retractable awning offers shade and even more privacy. Washer / Dryer in unit. Garage with storage and guest parking. UNIT CAN BE SOLD FURNISHED. Situated in one of the most sought-after active adult (55+) communities, Heritage Village was recently rated one of the top US Retirement Destinations for 2021. Amenities offered include a fitness center, 4 pools (3 heated), tennis courts, pickle ball courts, paddle tennis court, bocce court, shuffleboard court, horseshoe court, billiards tables, paved walkways around ponds, river garden with your own garden plot, meeting house, stained glass studio, library, art studio, and a barn for woodworking and metalworking. The community has 24/7 security, a full time maintenance staff, and shuttle service. All first-time buyers at the Village pay a $2000 equity fee to the HV Foundation at closing.

17. 2021-04-22
    listed $139,000 Active 1159-char remark

    Show marketing remark (1159 chars)

    Lovely south facing patio overlooks a green on the 18 hole golf course. This "Heritage" model has 2 bedrooms and 2 full bathrooms. Kitchen opens to a space for small table and chairs (and view!). The sliders in Living Room/Dining Area lead to an expanded, flagstone patio, wrapped by mature plantings. A retractable awning offers shade and even more privacy. Washer / Dryer in unit. Garage with storage and guest parking. UNIT CAN BE SOLD FURNISHED. Situated in one of the most sought-after active adult (55+) communities, Heritage Village was recently rated one of the top US Retirement Destinations for 2021. Amenities offered include a fitness center, 4 pools (3 heated), tennis courts, pickle ball courts, paddle tennis court, bocce court, shuffleboard court, horseshoe court, billiards tables, paved walkways around ponds, river garden with your own garden plot, meeting house, stained glass studio, library, art studio, and a barn for woodworking and metalworking. The community has 24/7 security, a full time maintenance staff, and shuttle service. All first-time buyers at the Village pay a $2000 equity fee to the HV Foundation at closing.

18. 2010-09-03
    soldstatus $100,000
19. 2005-08-02
    soldstatus $145,000
20. 2001-02-02
    soldstatus $81,000

ⓘ 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: $2,280 · $190/mo
• Projected year-2 tax: $3,120 · $260/mo
• Expected delta: +$840/yr (+$70/mo · 36.8%)

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

Taxation est. · year 1

• Rental income: $28,146
• − Mortgage interest: −$10,363
• − Property taxes: −$2,280
• − Insurance: −$925
• − Repairs & maintenance: −$2,252
• − Management: −$2,252
• − HOA: −$7,920
• − Depreciation: −$5,382
• Taxable loss: −$3,227
• Est. tax savings @ 24.0%: +$775
• After-tax cash flow: $243/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: Regional School District 15
• NCES district ID: 0903537
• Math proficiency: 56% ▼ -15.00%
• Reading proficiency: 64% ▼ -11.00%
• Median HH income: $84,697
• Composite: 54.36/100
• National rank: #1361
• State rank: #46 of 153 in CT

Livability — Southbury

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

Census & demographics

• Census place: Heritage Village, CT
• Population (ZIP): 19,973

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 7% Asian 3% Black 2%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 5% Lithuanian 3% Scotch-Irish 2%
• Foreign-born: 8% · China, Canada, Jamaica
• Languages at home: 89% English-only · Spanish 4% Chinese 2% Other Indo-European 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: ▼ -124.35%
• Current HPI: 165.0514
• 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

+146.9% since first listed

16 events — show timeline

• 2026-05-22 Relisted — Smart MLS
• 2026-04-22 Contingent — Smart MLS
• 2026-04-15 Price Changed $199,999 Smart MLS
• 2026-04-04 Price Changed $214,900 Smart MLS
• 2026-03-18 Listed $224,900 Smart MLS
• 2025-07-16 Sold (MLS) $229,900 Smart MLS
• 2025-06-26 Pending — Smart MLS
• 2025-06-17 Price Changed $229,900 Smart MLS
• 2025-06-03 Price Changed $245,000 Smart MLS
• 2025-05-20 Listed $259,000 Smart MLS
• 2021-06-11 Sold (MLS) $155,000 Smart MLS
• 2021-04-24 Contingent — Smart MLS
• 2021-04-22 Listed $139,000 Smart MLS
• 2010-09-03 Sold (Public Records) $100,000 Public Records
• 2005-08-02 Sold (Public Records) $145,000 Public Records
• 2001-02-02 Sold (Public Records) $81,000 Public Records

Property tax history

+4.4%/yr

Latest (2023): $2,280 · +58.2% YoY. Source: county tax records.