8 Roosevelt Ave · Terryville, CT 06786

$240,000

4 bd · 2.0 ba · 1,936 sqft · MultiFamily public records · 13 Days on market

Built 1920 0.33 ac lot $124/sqft · 28% below area Est $334k · 28% under

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Why this score? — see what drove the B+ 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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• Schools +4.5/10.0
• Livability +3.6/5.0
• 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: 2 units. confirmed

Listing remarks

Terryville section of Plymouth, This property has been in same family for decades. To settle estate. 2 Family, 2 beds each floor, 1 bath, kitchen, living room. Over 1/3 of acre, nice rear yard. Out building. Needs some TLC but well worth the effort!

Key facts

• 0.33 acre lot
• 2 parking spots
• Built 1920

Property features AI

Exterior

• Parking: Off-street parking; 2 parking spaces
• Utilities: Public water connected; Public sewer connected
• Home design: Two-family multi-family property
• Construction: Built with frame construction; Vinyl siding and asbestos siding; Asphalt shingle roof; Concrete and stone foundation
• Exterior features: Lightly wooded lot; Yard shed

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heat powered by oil; Fuel tank located in the basement
• Interior features: Total of 10 rooms; Full basement; Attic with walk-up access
• Laundry & utility: Washer and dryer in some units; 30-gallon hot water tank

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $240k.

Deal economics

• At list price, monthly cash flow is $803 ($10k/yr) — positive. Per door: $401/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $240k).

Location & tenants

• Location reads 72/100 on livability (#84 in CT) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, crime A; Watch: amenities F, commute F.
• Plymouth School District (suburban): math 42% / reading 58% proficiency, ranked #78 of 153 in CT (top 51%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Terryville High School (math 44% / reading 64%, grade C-, #63 of 194 statewide, top 39%, 367 students, 43% FRL) — zoned schools average 43% FRL vs 22% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 55 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $67k 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.
• 3 sale attempts since 18y 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.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $240,000

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. Built in 1920 — 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. 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.
6. 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.
7. 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: 1.34% ✓
• Cap rate: 10.31%
• Cash-on-cash: 14.33%
• DSCR: 1.64
• GRM: 6.2

CMA / ARV

• ARV (median comp): $333,744
• List price: $240,000
• Delta: -28.09%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Woodside Ln	0.21mi	5/3.0 (+1)	1,896 (-2%)	6mo	$415,000	$219	73
28 Union St	0.31mi	3/2.0 (-1)	1,867 (-4%)	9mo	$304,000	$163	68
19 Main St	0.25mi	4/2.0	2,196 (+13%)	4mo	$240,000	$109	62
19 High St	0.61mi	4/2.0	1,900 (-2%)	8mo	$320,000	$168	62
78 Kearney St	0.50mi	4/2.0	1,747 (-10%)	3mo	$330,000	$189	58
5 Eagle St	0.60mi	4/4.0	2,076 (+7%)	1mo	$295,000	$142	51
7 Kearney St	0.39mi	5/2.0 (+1)	2,198 (+14%)	6mo	$355,000	$162	49
20 Burnham St	0.29mi	5/3.0 (+1)	2,059 (+6%)	22mo	$366,000	$178	49

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: 4.7%
• Equity multiple: 1.18×
• Total profit: $12,328
• Equity at exit: $35,785

10-year hold

• IRR: 14.2%
• Equity multiple: 2.15×
• Total profit: $76,970
• Equity at exit: $20,751

Cash invested: $67,200 (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 06786

• Home prices YoY: -23.7%
• Active inventory: 55
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $3,225 high
• Mortgage (P&I): −$1,259
• Tax from tax record: −$387 /mo · $4,639/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$677
• Net cashflow: $803

Break-even live

Break-even rent $2,209

Max offer price $240,000

Occupancy floor 70%

Sensitivity live

Price	-10% $938	-5% $871	+0% $803	+5% $735	+10% $667
Rent	-10% $548	-5% $675	+0% $803	+5% $930	+10% $1,057
Rate	-1.0pp $923	-0.5pp $864	base $803	+0.5pp $740	+1.0pp $677

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,226
Total (2 units)			$3,225

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
78 Kearney St Terryville, CT	4.0	2.0	1747	$1,650	$0.94	15d	1	0.49mi

Listing history 6 events

1. 2026-05-15
   listed $240,000 Active 207-char remark
2. 2026-05-11
   historical $240,000 207-char remark
3. 2009-10-15
   historical
4. 2009-04-15
   listed $154,900
5. 2009-04-01
   historical
6. 2008-10-01
   listed $159,900

ⓘ 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: $4,639 · $387/mo
• Projected year-2 tax: $4,888 · $407/mo
• Expected delta: +$248/yr (+$21/mo · 5.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥94°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,700
• − Mortgage interest: −$13,444
• − Property taxes: −$4,639
• − Insurance: −$1,200
• − Repairs & maintenance: −$3,096
• − Management: −$3,096
• − Depreciation: −$6,982
• Taxable income: $6,243
• Est. tax owed @ 24.0%: −$1,498
• After-tax cash flow: $8,133/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: Plymouth School District
• NCES district ID: 0903330
• Math proficiency: 42% ▼ -10.00%
• Reading proficiency: 58% ▼ -2.00%
• Median HH income: $71,517
• Composite: 44.78/100
• National rank: #2743
• State rank: #78 of 153 in CT

Livability — Terryville

• Score: 72/100
• State rank: #84
• US rank: #6301

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Terryville, CT
• City population: 9,617
• Population (ZIP): 9,617

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Puerto Rican 4% Dominican 1%
• Common ancestry: Romanian 13% Lithuanian 11% Russian 4%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 92% English-only · Spanish 5% Other Indo-European 1% French/Haitian/Cajun 1%

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: ▼ -62.57%
• Current HPI: 201.83
• 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

+50.1% since first listed

7 events — show timeline

• 2026-05-27 Pending — Smart MLS
• 2026-05-15 Listed $240,000 Smart MLS
• 2026-05-11 Coming Soon $240,000 Smart MLS
• 2009-10-15 Listing Removed — Smart MLS
• 2009-04-15 Listed $154,900 Smart MLS
• 2009-04-01 Listing Removed — Smart MLS
• 2008-10-01 Listed $159,900 Smart MLS

Property tax history

+2.7%/yr

Latest (2023): $4,639 · +3.8% YoY. Source: county tax records.