4 Oak St · Derby, CT 06418

$550,000

7 bd · 3.5 ba · 2,800 sqft · MultiFamily public records · 7 Days on market

Built 1988 0.25 ac lot $196/sqft · 21% above area Est $519k · 6% over

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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 +21.8/30.0
• DSCR +7.0/10.0
• 1% rule +5.3/10.0
• ARV discount +4.8/15.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 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

* * * Multiple Offers received, seller is requesting Best and Final Offers by 5pm Monday 05/04. * * * Located in the heart of Derby, 4 Oak Street presents a fantastic multi-family investment opportunity just moments from the city's revitalizing downtown district. This well-maintained property features three units, each with separate utilities and washer/dryer hookups for added convenience. The lower-level unit offers 2 bedrooms and 1 bathroom, with a combination of electric heat and a gas heater, and has been recently updated with new flooring, fresh paint, and a modernized kitchen and bath. The second and third units are townhouse-style, including a spacious 2-bedroom, 1-bath layout a

Key facts

• 0.25 acre lot
• 6 parking spots
• Built 1988

Property features AI

Exterior

• Parking: Driveway parking; 6 total parking spaces
• Utilities: Public water connected; Public sewer connected
• Home design: Multi-family property (3-family)
• Construction: Frame construction; Concrete foundation; Asphalt shingle roof; Vinyl siding
• Exterior features: Balcony; Deck; Corner lot; Private driveway

Interior

• Bedrooms: 7 bedrooms total
• Bathrooms: 3 full bathrooms; 1 half bathroom
• Heating & cooling: Central air and window unit cooling; Hot air heating fueled by natural gas
• Interior features: Partial, partially finished basement; Total of 11 rooms (multi-family)
• Laundry & utility: All units have laundry hook-ups; Domestic hot water

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1-bath units multifamily listed at $550k.

Deal economics

• At list price, monthly cash flow is $853 ($10k/yr) — positive. Per door: $284/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $550k).
• Cap rate 8.2% vs local median 3.8% in Derby — 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 74/100 on livability (#64 in CT, #4,574 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B; Watch: crime D+, employment D+, amenities F.
• Derby School District (suburban): math 22% / reading 36% proficiency, ranked #127 of 153 in CT (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Irving School (math 12% / reading 22%, grade F, #459 of 553 statewide, top 84%, 306 students, 65% FRL); Derby Middle School (math 20% / reading 40%, grade F, #139 of 175 statewide, top 79%, 291 students, 54% FRL); Derby High School (math 5% / reading 34%, grade F, #165 of 194 statewide, top 87%, 369 students, 51% FRL).
• Market conditions: 40 active listings in the ZIP; solid renter incomes; 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 in 5+ unit buildings).
• At $5,649/mo this rent would consume 86% of the median local household income ($79k/yr) (locally 711% 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 $16k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 30y 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 $156k; list at $550k implies a 254% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $550,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 1.03% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.65%
• DSCR: 1.30
• GRM: 8.1

CMA / ARV

• ARV (median comp): $518,656
• List price: $550,000
• Delta: 6.04%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
141 Hawkins St	0.35mi	6/2.0 (-1)	2,814 (+0%)	3mo	$450,000	$160	70
154 Hawthorne Ave	0.44mi	6/3.5 (-1)	2,652 (-5%)	5mo	$549,000	$207	62
199 Elizabeth St	0.21mi	7/2.5	2,453 (-12%)	11mo	$475,000	$194	56
15 Cherry St	0.35mi	6/3.0 (-1)	2,632 (-6%)	13mo	$439,000	$167	56
140 Hawthorne Ave	0.40mi	6/4.0 (-1)	3,127 (+12%)	8mo	$645,000	$206	48
183 Caroline St	0.29mi	6/3.0 (-1)	2,526 (-10%)	19mo	$545,000	$216	47
154-156 Hawthorne Ave	0.44mi	6/3.0 (-1)	2,652 (-5%)	23mo	$410,000	$155	45
140-142 Hawthorne Ave	0.40mi	6/3.0 (-1)	2,503 (-11%)	20mo	$475,000	$190	41
201 Derby Ave	0.67mi	6/2.0 (-1)	2,669 (-5%)	16mo	$490,000	$184	37
15 Atwater Ave	0.58mi	7/3.0	3,210 (+15%)	14mo	$580,000	$181	35
165 Derby Ave	0.66mi	6/2.0 (-1)	2,614 (-7%)	22mo	$422,500	$162	29

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -6.1%
• Equity multiple: 0.77×
• Total profit: $-34,815
• Equity at exit: $82,007

10-year hold

• IRR: 3.5%
• Equity multiple: 1.26×
• Total profit: $39,524
• Equity at exit: $47,554

Cash invested: $154,000 (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 06418

• Home prices YoY: -19.5%
• Active inventory: 40
• Price-to-rent: 24.3×

Monthly cashflow live

• Estimated rent: $5,649 high
• Mortgage (P&I): −$2,884
• Tax from tax record: −$496 /mo · $5,953/yr
• Insurance: −$229
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,186
• Net cashflow: $853

Break-even live

Break-even rent $4,569

Max offer price $550,000

Occupancy floor 80%

Sensitivity live

Price	-10% $1,165	-5% $1,009	+0% $853	+5% $698	+10% $542
Rent	-10% $407	-5% $630	+0% $853	+5% $1,076	+10% $1,299
Rate	-1.0pp $1,130	-0.5pp $993	base $853	+0.5pp $711	+1.0pp $566

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$5,649
Total (3 units)			$5,649

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: $137,500
• Closing costs: $16,500
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-08
   status Under Contract 1065-char remark
2. 2026-05-02
   listed $550,000 Active 1065-char remark
3. 2026-04-29
   historical $550,000 1065-char remark
4. 1997-01-31
   soldstatus $155,500
5. 1996-05-04
   listed $164,900

ⓘ 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: $5,953 · $496/mo
• Projected year-2 tax: $8,862 · $738/mo
• Expected delta: +$2,908/yr (+$242/mo · 48.9%)

ⓘ 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 ≥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: $67,788
• − Mortgage interest: −$30,809
• − Property taxes: −$5,953
• − Insurance: −$2,750
• − Repairs & maintenance: −$5,423
• − Management: −$5,423
• − Depreciation: −$16,000
• Taxable income: $1,430
• Est. tax owed @ 24.0%: −$343
• After-tax cash flow: $9,895/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: Derby School District
• NCES district ID: 0901110
• Math proficiency: 22% ▼ -8.00%
• Reading proficiency: 36% ▼ -1.00%
• Median HH income: $52,988
• Composite: 25.61/100
• National rank: #7410
• State rank: #127 of 153 in CT

Livability — Derby

• Score: 74/100
• State rank: #64
• US rank: #4574

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Derby, CT
• County: New Haven County · 688,236 people
• City population: 12,205
• Metro: New Haven-Milford, CT
• Population (ZIP): 12,205
• Household income: $78,542
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 711.0

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 60% Hispanic / Latino 21% Black 10% Two or more races 8% Asian 2%
• Hispanic origin (detail): Puerto Rican 12% Dominican 3%
• Common ancestry: Romanian 8% Russian 3% Slovak 2%
• Foreign-born: 12% · Canada, China, Jamaica
• Languages at home: 78% English-only · Spanish 16% Other Indo-European 2% 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: ▼ -49.06%
• Current HPI: 202.3832
• Rent YoY: —
• 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

+233.5% since first listed

5 events — show timeline

• 2026-05-08 Pending — Smart MLS
• 2026-05-02 Listed $550,000 Smart MLS
• 2026-04-29 Coming Soon $550,000 Smart MLS
• 1997-01-31 Sold (MLS) $155,500 Smart MLS
• 1996-05-04 Listed $164,900 Smart MLS

Property tax history

+1.3%/yr

Latest (2022): $5,953 · +0.0% YoY. Source: county tax records.