172 Pool Rd · North Haven, CT 06473

$325,000

3 bd · 1.0 ba · 1,295 sqft · SingleFamily public records · 5 Days on market

Built 1956 0.50 ac lot $251/sqft · 20% below area Est $405k · 20% under

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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).

• ARV discount +15.0/15.0
• Cash flow +13.6/30.0
• Schools +5.2/10.0
• DSCR +4.1/10.0
• Livability +3.9/5.0
• 1% rule +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Looking for a 3-bed home in North Haven under $400K? This charming single-level ranch on a half-acre lot is ready for its next chapter. Ideal for first-time buyers or downsizers who want simple living near schools and parks. * 3 bedrooms, 1 full bath, 1,295 interior sqft * Flat 0.5 acre lot (21,780 sqft) with open porch * Classic 1956 ranch, updated in 1982 * Gas heat, and vinyl siding * One-story layout, easy access * Quiet residential stretch of Pool Rd with quick access to I-91 * Zoned for North Haven Middle and High School (both B+ rated) * Low taxes at $5,586/year * Great potential to personalize or invest long-term This home offers single-level comfort, a sizable yar

Key facts

• 0.5 acre lot
• Garage
• Built 1956

Property features AI

Exterior

• Parking: Attached garage (1); Driveway with space for additional vehicles (total parking for about 6)
• Utilities: Public water connected; Public sewer connected; Hot water: electric 80-gallon tank; Heating: hot air fueled by natural gas
• Home design: Single-family home; White exterior siding
• Construction: Frame construction; Vinyl siding; Asphalt shingle roof; Concrete foundation; Built with white exterior color
• Exterior features: Level lot; Private paved asphalt driveway; Paved off-street parking

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Dishwasher; Garbage disposal
• Bedrooms: 3 bedrooms (main level)
• Bathrooms: 1 full bathroom
• Interior features: 6 total rooms; Crawl space basement with unfinished storage, concrete floor and hatchway access; Attic for storage with hatch access
• Laundry & utility: Washer and dryer (main level)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $20 ($245/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $281k (13.5% below list).
• Recommended offer: $281k (13.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.0% in North Haven — 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 78/100 on livability (#39 in CT, #2,723 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F, commute F, cost of living D-.
• North Haven School District (suburban): math 49% / reading 64% proficiency, ranked #55 of 153 in CT (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: North Haven High School (math 41% / reading 64%, grade C-, #79 of 194 statewide, top 40%, 921 students, 25% FRL) — zoned schools average 25% FRL vs 8% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 77 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 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 $10k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $280,982 (13.5% below list)

Questions for the listing agent

1. Built in 1956 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.86% ✗
• Cap rate: 6.37%
• Cash-on-cash: 0.27%
• DSCR: 1.01
• GRM: 9.6

CMA / ARV

• ARV (median comp): $405,404
• List price: $325,000
• Delta: -19.83%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Roberta Rd	0.18mi	3/2.0	1,284 (-1%)	13mo	$445,000	$347	75
3 Lynette Dr	0.43mi	3/1.5	1,301 (+0%)	10mo	$350,000	$269	69
26 Susan Ln	0.38mi	3/1.0	1,404 (+8%)	2mo	$415,000	$296	66
140 Clintonville Rd	0.54mi	3/1.0	1,312 (+1%)	10mo	$350,000	$267	64
69 Bassett Rd	0.45mi	3/1.0	1,232 (-5%)	10mo	$330,000	$268	63
92 Blakeslee Ave	0.20mi	3/2.0	1,416 (+9%)	12mo	$405,000	$286	62
15 Roger Ave	0.34mi	3/1.5	1,428 (+10%)	12mo	$435,000	$305	55
6 Red Brick Ln	0.61mi	3/1.5	1,152 (-11%)	0mo	$411,000	$357	51
98 Clintonville Rd	0.58mi	3/1.0	1,208 (-7%)	14mo	$410,000	$339	50
101 Pool Rd	0.67mi	3/2.0	1,425 (+10%)	1mo	$399,900	$281	47
10 Mathew Ln	0.45mi	4/2.0 (+1)	1,445 (+12%)	7mo	$370,000	$256	45
33 Thorpe St	0.50mi	3/1.5	1,478 (+14%)	10mo	$405,000	$274	43

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: -15.9%
• Equity multiple: 0.44×
• Total profit: $-51,350
• Equity at exit: $48,459

10-year hold

• IRR: -7.5%
• Equity multiple: 0.53×
• Total profit: $-42,984
• Equity at exit: $28,100

Cash invested: $91,000 (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 06473

• Active inventory: 77
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,810 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$360 /mo · $4,315/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $20

Break-even live

Break-even rent $2,784

Max offer price $325,000

Occupancy floor 94%

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
23 Maiden Ln North Haven, CT	2.0	1.5	879	$2,662	$3.03	3d	6	0.88mi
100 Avalon Haven Dr North Haven, CT	1.0–3.0	1.0–2.0	1009	$3,000	$2.97	14d	5	1.30mi

Listing history 1 events

1. 2026-05-12
   historical $325,000 752-char remark

ⓘ 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: $4,315 · $360/mo
• Projected year-2 tax: $5,635 · $470/mo
• Expected delta: +$1,320/yr (+$110/mo · 30.6%)

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

Taxation est. · year 1

• Rental income: $33,718
• − Mortgage interest: −$18,205
• − Property taxes: −$4,315
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,697
• − Management: −$2,697
• − Depreciation: −$9,455
• Taxable loss: −$5,277
• Est. tax savings @ 24.0%: +$1,266
• After-tax cash flow: $1,511/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: North Haven School District
• NCES district ID: 0903030
• Math proficiency: 49% ▼ -12.00%
• Reading proficiency: 64% ▼ -8.00%
• Median HH income: $85,727
• Composite: 51.53/100
• National rank: #1714
• State rank: #55 of 153 in CT

Livability — North Haven

• Score: 78/100
• State rank: #39
• US rank: #2723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Haven, CT
• City population: 24,527
• Population (ZIP): 24,527

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 7% Asian 7% Two or more races 6% Black 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Romanian 7% Lithuanian 2% Scotch-Irish 1%
• Foreign-born: 11% · China, South Korea, Canada
• Languages at home: 86% English-only · Other Indo-European 4% Spanish 3% Chinese 2%

Political lean MEDSL · South Central Connecticut

• 2024 margin: Strong D (+20.1) · D 59.0% · R 38.9% · Other 2.1%
• All cycles: 2024: D+20.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -294.57%
• Current HPI: 168.0717
• 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

+0.0% since first listed

3 events — show timeline

• 2026-05-26 Pending — Smart MLS
• 2026-05-22 Listed $325,000 Smart MLS
• 2026-05-12 Coming Soon $325,000 Smart MLS

Property tax history

-0.2%/yr

Latest (2023): $4,315 · +6.3% YoY. Source: county tax records.