160 Edson Ave · Waterbury, CT 06705

$599,500

6 bd · 3.0 ba · 3,027 sqft · MultiFamily public records · 23 Days on market

Built 1919 7,405 sqft lot Est $421k · 42% over

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Why this score? — see what drove the F 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 +10.0/30.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• 1% rule +3.1/10.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Bank owned 3 family with 3 car garage in a great east end location. Property sold "as is- where is",

Key facts

• 7,405 sq ft lot
• 3 garage spots
• Built 1919

Property features AI

Finance

• Financial info: Assessed value listed

Exterior

• Parking: Detached garage; 3-car garage
• Utilities: Public water connected; Public sewer connected; Hot water described as other
• Home design: Multi-family property (3-family); Multi-family for sale
• Construction: Frame construction; Stone foundation; Grey exterior siding (vinyl); Asphalt shingle roof
• Exterior features: Patio; Corner lot; Level lot

Interior

• Bedrooms: 8 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Hot water heating; Natural gas fuel; Thermopane windows
• Interior features: 14 total rooms; Full walk-out basement; Attic with access via hatch

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/?-bath units multifamily listed at $600k.

Deal economics

• At list price, monthly cash flow is $-363 ($-4k/yr) — negative. Per door: $-121/mo.
• To cash-flow at today's rent, offer at most $535k (10.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $483k (19.4% below list).
• Recommended offer: $483k (19.4% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 3.6% in Waterbury — 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 79/100 on livability (#32 in CT, #2,205 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, crime D, employment D.
• Waterbury School District (suburban): math 12% / reading 23% proficiency, ranked #148 of 153 in CT (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.4%/yr); 79 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 in 5+ unit buildings).
• At $4,834/mo this rent would consume 108% of the median local household income ($54k/yr) (locally 1690% 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 $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($591k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago; this cycle's ask is 50% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $220k; list at $600k implies a 172% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1919 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $483,400 (19.4% 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. 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 1919 — 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 D-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. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.81% ✗
• Cap rate: 5.57%
• Cash-on-cash: -2.60%
• DSCR: 0.88
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $420,753
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Eastwood Ave	0.16mi	6/3.0	2,952 (-2%)	3mo	$465,000	$158	86
37 Eastwood Ave	0.16mi	6/3.0	3,057 (+1%)	9mo	$350,000	$114	83
68 Englewood Ave	0.35mi	6/3.0	3,024 (-0%)	7mo	$420,000	$139	77
68 Meriden Rd	0.24mi	6/3.0	3,150 (+4%)	13mo	$310,000	$98	71
22 Knoll St	0.29mi	6/3.0	3,241 (+7%)	4mo	$515,000	$159	71
225 Meriden Rd	0.16mi	5/2.0 (-1)	2,686 (-11%)	2mo	$380,000	$141	64
91 Alma St	0.19mi	7/— (+1)	3,198 (+6%)	23mo	$415,000	$130	57
14 Niagara St	0.46mi	6/3.0	3,156 (+4%)	18mo	$390,000	$124	56
18 Eastwood Ave	0.20mi	6/3.0	2,616 (-14%)	18mo	$415,000	$159	53
24 Cedar Ave	0.60mi	6/3.5	3,060 (+1%)	20mo	$420,000	$137	51
6 Lampson St	0.68mi	6/3.0	2,600 (-14%)	10mo	$390,000	$150	36

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 · 3.37% rent growth · sell at horizon

5-year hold

• IRR: -20.2%
• Equity multiple: 0.29×
• Total profit: $-118,368
• Equity at exit: $89,387

10-year hold

• IRR: -12.4%
• Equity multiple: 0.26×
• Total profit: $-124,991
• Equity at exit: $51,834

Cash invested: $167,860 (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 06705

• Home prices YoY: -11.0%
• Rents YoY: 3.4%
• Active inventory: 79
• Price-to-rent: 31.0×

Monthly cashflow live

• Estimated rent: $4,834 high
• Mortgage (P&I): −$3,144
• Tax from tax record: −$788 /mo · $9,460/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,015
• Net cashflow: $-363

Break-even live

Break-even rent $5,294

Max offer price $535,355

Occupancy floor —

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	—	$4,833
Total (3 units)			$4,834

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: $149,875
• Closing costs: $17,985
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Niagara St Waterbury, CT	6.0	3.0	3156	$1,700	$0.54	3d	1	0.46mi

Listing history 30 events

1. 2026-06-18
   days on market $599,500 Active 23 DOM
2. 2026-06-17
   days on market $599,500 Active 22 DOM
3. 2026-06-16
   days on market $599,500 Active 21 DOM
4. 2026-06-15
   days on market $599,500 Active 20 DOM
5. 2026-06-14
   days on market $599,500 Active 18 DOM
6. 2026-06-13
   days on market $599,500 Active 17 DOM
7. 2026-06-10
   days on market $599,500 Active 15 DOM
8. 2026-06-09
   days on market $599,500 Active 14 DOM
9. 2026-06-08
   days on market $599,500 Active 13 DOM
10. 2026-06-07
    days on market $599,500 Active 12 DOM
11. 2026-06-05
    days on market $599,500 Active 9 DOM
12. 2026-06-03
    days on market $599,500 Active 8 DOM
13. 2026-06-03
    days on market $599,500 Active 7 DOM
14. 2026-06-01
    days on market $599,500 Active 6 DOM
15. 2026-05-31
    days on market $599,500 Active 5 DOM
16. 2026-05-22
    price $699,500
17. 2026-05-22
    historical $689,500
18. 2022-10-16
    historical
19. 2022-10-09
    status Active
20. 2022-08-05
    historical
21. 2022-07-16
    listed $399,900 Active
22. 2022-07-12
    historical
23. 2021-10-29
    soldstatus $220,000
24. 2008-09-26
    soldstatus $150,000 110-char remark

    Show marketing remark (110 chars)

    Bank owned 3 family with 3 car garage in a great east end location. Property sold "as is- where is",

25. 2008-06-02
    listed $164,500 110-char remark

    Show marketing remark (110 chars)

    Bank owned 3 family with 3 car garage in a great east end location. Property sold "as is- where is",

26. 2007-09-06
    historical
27. 2007-05-08
    listed $199,000
28. 2004-10-12
    soldstatus $197,500
29. 2004-10-05
    soldstatus $197,500
30. 2004-06-25
    listed $209,900

ⓘ 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: $9,460 · $788/mo
• Projected year-2 tax: $11,145 · $929/mo
• Expected delta: +$1,685/yr (+$140/mo · 17.8%)

ⓘ 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 5/10 Major 7 d/yr ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $58,008
• − Mortgage interest: −$33,581
• − Property taxes: −$9,460
• − Insurance: −$2,998
• − Repairs & maintenance: −$4,641
• − Management: −$4,641
• − Depreciation: −$17,440
• Taxable loss: −$14,752
• Est. tax savings @ 24.0%: +$3,541
• After-tax cash flow: $-817/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: Waterbury School District
• NCES district ID: 0904830
• Math proficiency: 12% ▼ -7.00%
• Reading proficiency: 23% ▼ -8.00%
• Median HH income: $40,040
• Composite: 14.85/100
• National rank: #9380
• State rank: #148 of 153 in CT

Livability — Waterbury

• Score: 79/100
• State rank: #32
• US rank: #2205

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waterbury, CT
• County: New Haven County · 688,236 people
• City population: 115,012
• Metro: New Haven-Milford, CT
• Population (ZIP): 25,266
• Household income: $53,954
• Rent vs Own: 48.8% rent · 51.2% own
• Severe rent burden: 1690.0

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 34% Hispanic / Latino 34% Black 22% Two or more races 14% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 22% Dominican 3%
• Common ancestry: Lithuanian 6% Hispanic 3% Romanian 2%
• Foreign-born: 19% · Canada, Jamaica, China
• Languages at home: 66% English-only · Spanish 22% Other Indo-European 6% French/Haitian/Cajun 3%

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: ▼ -37.50%
• Current HPI: 304.4948
• Rent YoY: ▲ 3.37%
• 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

+233.3% since first listed

15 events — show timeline

• 2026-05-22 Price Changed $699,500 Smart MLS
• 2026-05-22 Coming Soon $689,500 Smart MLS
• 2022-10-16 Listing Removed — Smart MLS
• 2022-10-09 Relisted — Smart MLS
• 2022-08-05 Listing Removed — Smart MLS
• 2022-07-16 Listed $399,900 Smart MLS
• 2022-07-12 Coming Soon — Smart MLS
• 2021-10-29 Sold (Public Records) $220,000 Public Records
• 2008-09-26 Sold (MLS) $150,000 Smart MLS
• 2008-06-02 Listed $164,500 Smart MLS
• 2007-09-06 Listing Removed — Smart MLS
• 2007-05-08 Listed $199,000 Smart MLS
• 2004-10-12 Sold (Public Records) $197,500 Public Records
• 2004-10-05 Sold (MLS) $197,500 Smart MLS
• 2004-06-25 Listed $209,900 Smart MLS

Property tax history

+5.2%/yr

Latest (2023): $9,460 · +70.2% YoY. Source: county tax records.