30 N Walnut St · Waterbury, CT 06704

$475,000

6 bd · 3.0 ba · 3,044 sqft · MultiFamily public records · 13 Days on market

Built 1900 4,356 sqft lot Est $368k · 29% over

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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 +21.8/30.0
• DSCR +7.0/10.0
• 1% rule +5.4/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +1.5/10.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0

Multi-family units

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

Listing remarks MLS

INVESTORS TAKE NOTICE! Don't miss this spacious 3-unit multifamily property. A great investment opportunity, this property features front porches and a roof fully replaced in 2021. Additionally, a new furnace was installed for the 1st-floor unit in 2023. Each unit is listed as a two-bedroom, but both the 1st and 2nd-floor units have been modified to offer three bedrooms for added rental value. All units include one full bathroom and washer/dryer hookups, ensuring convenience for tenants. There is off-street parking available in the vacant lot next door. Tenants who choose to use it pay a monthly fee of $25 to the lot owner. PROPERTY BEING SOLD AS-IS. Schedule your showing today!

Key facts

• Updated baths
• Updated flooring
• Completely renovated

Tags

• THREE FAMILY PROPERTY
• COMPLETELY RENOVATED
• UPDATED FLOORING
• UPDATED KITCHENS
• UPDATED BATHS
• SEPARATELY METERED UTILITIES

Property features AI

Finance

• Other: Property listed as Multi-Family For Sale

Exterior

• Utilities: Public water connected; Public sewer connected; Natural gas available
• Home design: Multi-family property (3-family); Frame construction; Tan exterior siding
• Construction: Asphalt shingle roof; Vinyl siding; Masonry and stone foundation; Built with frame construction
• Exterior features: Sidewalk; Front porch; Gutters; Exterior lighting; Level lot

Interior

• Bedrooms: 8 total bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Baseboard heating; Window units for cooling
• Interior features: Full unfinished basement; Has attic with crawl space and hatch access; Window air conditioning units
• Laundry & utility: All units have laundry hook-ups; Hot water by natural gas and electric

What this means for you Summary

Snapshot

• This is a 2×3bd/1.0ba + 1×2bd/1.0ba units multifamily listed at $475k.

Deal economics

• At list price, monthly cash flow is $735 ($9k/yr) — positive. Per door: $245/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $475k).
• Cap rate 8.2% 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 fast (+8.0%/yr); 100 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 $4,936/mo this rent would consume 122% of the median local household income ($49k/yr) (locally 1981% 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 $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $133k 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.
• 5 sale attempts since 4y 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 $312k; list at $475k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $475,000

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 1900 — 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. 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?
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.04% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.63%
• DSCR: 1.30
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $368,324
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Violet St	0.07mi	6/3.0	2,941 (-3%)	4mo	$270,000	$92	87
245 Walnut St	0.24mi	7/3.0 (+1)	2,970 (-2%)	0mo	$210,000	$71	79
290 Orange St	0.26mi	7/3.0 (+1)	3,050 (+0%)	7mo	$435,000	$143	76
11 Putnam St	0.33mi	6/3.0	3,188 (+5%)	11mo	$387,000	$121	67
32 Young St	0.32mi	6/3.0	3,024 (-1%)	21mo	$330,000	$109	66
65 Brewster St	0.45mi	6/3.0	3,024 (-1%)	18mo	$325,000	$107	63
64 Wood St	0.28mi	7/3.0 (+1)	3,393 (+12%)	1mo	$495,000	$146	62
78 Griggs St	0.20mi	7/3.0 (+1)	3,456 (+14%)	2mo	$470,000	$136	61
28 Wall St	0.54mi	6/3.0	3,280 (+8%)	16mo	$292,500	$89	49
255 Hill St	0.69mi	6/3.0	2,750 (-10%)	6mo	$500,000	$182	47
42 Platt St	0.45mi	6/2.0	2,798 (-8%)	23mo	$340,000	$122	42

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -0.8%
• Equity multiple: 0.97×
• Total profit: $-4,061
• Equity at exit: $70,824

10-year hold

• IRR: 13.5%
• Equity multiple: 2.32×
• Total profit: $175,489
• Equity at exit: $41,069

Cash invested: $133,000 (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 06704

• Home prices YoY: -2.0%
• Rents YoY: 8.0%
• Active inventory: 100
• Price-to-rent: 23.3×

Monthly cashflow live

• Estimated rent: $4,936 high
• Mortgage (P&I): −$2,491
• Tax from tax record: −$475 /mo · $5,705/yr
• Insurance: −$198
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,037
• Net cashflow: $735

Break-even live

Break-even rent $4,005

Max offer price $475,000

Occupancy floor 80%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,404
1× unit	2	1	$1,531
Total (3 units)			$4,936

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: $118,750
• Closing costs: $14,250
• 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	0.95mi

Listing history 11 events

1. 2026-06-18
   days on market $475,000 Active 13 DOM
2. 2026-06-17
   days on market $475,000 Active 12 DOM
3. 2026-06-16
   days on market $475,000 Active 11 DOM
4. 2026-06-15
   days on market $475,000 Active 10 DOM
5. 2026-06-14
   days on market $475,000 Active 8 DOM
6. 2026-06-13
   days on market $475,000 Active 7 DOM
7. 2026-06-10
   days on market $475,000 Active 5 DOM
8. 2026-06-09
   days on market $475,000 Active 4 DOM
9. 2026-06-08
   days on market $475,000 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $475,000 Active 2 DOM

ⓘ 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: $5,705 · $475/mo
• Projected year-2 tax: $7,935 · $661/mo
• Expected delta: +$2,230/yr (+$186/mo · 39.1%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 27% 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: $59,232
• − Mortgage interest: −$26,607
• − Property taxes: −$5,705
• − Insurance: −$2,375
• − Repairs & maintenance: −$4,739
• − Management: −$4,739
• − Depreciation: −$13,818
• Taxable income: $1,249
• Est. tax owed @ 24.0%: −$300
• After-tax cash flow: $8,522/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): 31,713
• Household income: $48,718
• Rent vs Own: 54.7% rent · 45.3% own
• Severe rent burden: 1981.0

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Hispanic / Latino 48% Black 28% Two or more races 20% White 18% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 30% Dominican 8%
• Common ancestry: Romanian 2% Lithuanian 1% Russian 1%
• Foreign-born: 16% · Canada, South Korea
• Languages at home: 56% English-only · Spanish 38% Other Indo-European 3% 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: ▼ -7.05%
• Current HPI: 340.0917
• Rent YoY: ▲ 8.02%
• 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

+93.9% since first listed

13 events — show timeline

• 2026-06-05 Listed $475,000 Smart MLS
• 2025-04-24 Sold (MLS) $312,500 Smart MLS
• 2025-04-11 Pending — Smart MLS
• 2025-03-21 Contingent — Smart MLS
• 2025-03-16 Listed $329,900 Smart MLS
• 2023-01-04 Relisted — Smart MLS
• 2022-10-18 Pending — Smart MLS
• 2022-09-13 Listing Removed — Smart MLS
• 2022-09-03 Contingent — Smart MLS
• 2022-08-30 Price Changed $230,000 Smart MLS
• 2022-08-01 Relisted — Smart MLS
• 2022-03-30 Contingent — Smart MLS
• 2022-03-14 Listed $245,000 Smart MLS

Property tax history

+5.6%/yr

Latest (2023): $5,705 · +83.1% YoY. Source: county tax records.