630 Washington Ave · West Haven, CT 06516

$545,000

5 bd · 3.0 ba · 3,155 sqft · MultiFamily public records · 21 Days on market

Built 1900 6,534 sqft lot Est $543k · at est.

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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 +21.7/30.0
• ARV discount +7.3/15.0
• DSCR +6.9/10.0
• 1% rule +5.9/10.0
• Livability +4.2/5.0
• Rent growth +3.5/5.0
• Schools +2.8/10.0
• 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 MLS

Do not miss out on this 3 unit house in popular West Haven location just a blocks to the shoreline and steps to downtown. Close to beaches, boardwalk, downtown, shopping, great restaurants, Metro North Train & more! Home features 3 apartments with separate utilities and entrances. Nice private backyard with deck and 2 car detached garage. House needs lots of TLC but offers a great opportunity for a variety of buyers and is priced to sell! This is a Fannie Mae property. Set up a showing today!

Key facts

• Two new gas furnaces
• Updated flooring
• High ceilings

Tags

• HIGH CEILINGS
• UPDATED FLOORING
• 4 YEAR OLD ROOF
• TWO NEW GAS FURNACES
• IN UNIT LAUNDRY HOOK UPS
• TREX DECK

Property features AI

Finance

• Other: Total living area recorded as 3155; Total rooms: 15; Three total units
• Financial info: Assessed value available

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water connected; Public sewer connected; Natural gas domestic hot water (40-gallon tank)
• Home design: Multi-family property (3-family); Multi-family for sale
• Construction: Frame construction; Concrete foundation; Asphalt shingle roof
• Exterior features: Porch; Deck; Level lot; Vinyl siding; White exterior

Interior

• Bedrooms: 7 bedrooms (total)
• Bathrooms: 3 full bathrooms
• Heating & cooling: Hot air heating; Heat powered by electric and natural gas
• Interior features: Ceiling fans; Full basement with hatchway
• Laundry & utility: All units have laundry hook-ups (currently disconnected)

What this means for you Summary

Snapshot

• This is a 3 × 2-bed/1.0-bath units multifamily listed at $545k.

Deal economics

• At list price, monthly cash flow is $840 ($10k/yr) — positive. Per door: $280/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $545k).
• Recommended offer: $537k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 4.3% in West 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 83/100 on livability (#6 in CT, #915 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: schools D+, amenities D.
• West Haven School District (suburban): math 26% / reading 38% proficiency, ranked #121 of 153 in CT (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.9%/yr); 146 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).
• At $5,952/mo this rent would consume 96% of the median local household income ($74k/yr) (locally 2671% 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

• It's been on market 21 days — a 2% lower offer ($537k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 26y 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 $235k; list at $545k implies a 132% 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: major wind risk, 55% 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 $536,825 (1.5% below list)

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. 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: 1.09% ✓
• Cap rate: 8.14%
• Cash-on-cash: 6.61%
• DSCR: 1.29
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $542,660
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
638 Washington Ave	0.02mi	5/3.0	3,236 (+3%)	7mo	$515,000	$159	89
684 Washington Ave	0.13mi	6/3.0 (+1)	3,293 (+4%)	7mo	$560,000	$170	76
248 Elm St	0.04mi	5/3.0	2,851 (-10%)	9mo	$460,000	$161	75
126 Richards Pl	0.38mi	6/3.0 (+1)	3,098 (-2%)	1mo	$420,000	$136	74
782 Savin Ave	0.27mi	4/2.0 (-1)	3,180 (+1%)	6mo	$509,000	$160	72
626 Savin Ave	0.43mi	5/3.0	2,840 (-10%)	7mo	$560,000	$197	58
327 Center St	0.22mi	6/4.0 (+1)	2,683 (-15%)	2mo	$450,000	$168	54
541 Savin Ave	0.59mi	5/3.0	3,518 (+12%)	8mo	$605,000	$172	47
941 Campbell Ave	0.72mi	5/3.0	2,859 (-9%)	6mo	$495,000	$173	46
8 Prospect Pl	0.66mi	5/3.0	2,729 (-14%)	2mo	$629,900	$231	45
96 Collis St	0.56mi	6/3.0 (+1)	2,688 (-15%)	6mo	$640,000	$238	39
9 Bayview Pl	0.67mi	6/4.0 (+1)	2,796 (-11%)	9mo	$875,000	$313	34

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 · 3.9% rent growth · sell at horizon

5-year hold

• IRR: -5.1%
• Equity multiple: 0.81×
• Total profit: $-29,230
• Equity at exit: $81,261

10-year hold

• IRR: 5.7%
• Equity multiple: 1.44×
• Total profit: $66,765
• Equity at exit: $47,122

Cash invested: $152,600 (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 06516

• Rents YoY: 3.9%
• Active inventory: 146
• Price-to-rent: 22.9×

Monthly cashflow live

• Estimated rent: $5,952 high
• Mortgage (P&I): −$2,858
• Tax from tax record: −$777 /mo · $9,324/yr
• Insurance: −$227
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,250
• Net cashflow: $840

Break-even live

Break-even rent $4,889

Max offer price $545,000

Occupancy floor 81%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$5,952
Total (3 units)			$5,952

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: $136,250
• Closing costs: $16,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Center St Unit 2 West Haven, CT	5.0	2.0	2500	$3,300	$1.32	2d	1	0.47mi
17 Treadwell St West Haven, CT	4.0	1.0	2814	$2,450	$0.87	23d	1	0.49mi

Listing history 26 events

1. 2026-06-13
   statusdays on market $545,000 Under Contract 21 DOM
2. 2026-06-10
   days on market $545,000 Under Contract - Continue to Show 20 DOM
3. 2026-06-09
   days on market $545,000 Under Contract - Continue to Show 19 DOM
4. 2026-06-08
   days on market $545,000 Under Contract - Continue to Show 18 DOM
5. 2026-06-07
   days on market $545,000 Under Contract - Continue to Show 17 DOM
6. 2026-06-05
   days on market $545,000 Under Contract - Continue to Show 14 DOM
7. 2026-06-03
   days on market $545,000 Under Contract - Continue to Show 13 DOM
8. 2026-06-03
   days on market $545,000 Under Contract - Continue to Show 12 DOM
9. 2026-06-01
   days on market $545,000 Under Contract - Continue to Show 11 DOM
10. 2026-05-31
    days on market $545,000 Under Contract - Continue to Show 10 DOM
11. 2026-05-21
    listed $545,000 Active
12. 2020-01-06
    soldstatus $235,000 Closed 501-char remark

    Show marketing remark (501 chars)

    Do not miss out on this 3 unit house in popular West Haven location just a blocks to the shoreline and steps to downtown. Close to beaches, boardwalk, downtown, shopping, great restaurants, Metro North Train & more! Home features 3 apartments with separate utilities and entrances. Nice private backyard with deck and 2 car detached garage. House needs lots of TLC but offers a great opportunity for a variety of buyers and is priced to sell! This is a Fannie Mae property. Set up a showing today!

13. 2019-12-02
    status Under Contract 501-char remark

    Show marketing remark (501 chars)

    Do not miss out on this 3 unit house in popular West Haven location just a blocks to the shoreline and steps to downtown. Close to beaches, boardwalk, downtown, shopping, great restaurants, Metro North Train & more! Home features 3 apartments with separate utilities and entrances. Nice private backyard with deck and 2 car detached garage. House needs lots of TLC but offers a great opportunity for a variety of buyers and is priced to sell! This is a Fannie Mae property. Set up a showing today!

14. 2019-11-22
    historical Under Contract - Continue to Show 501-char remark

    Show marketing remark (501 chars)

    Do not miss out on this 3 unit house in popular West Haven location just a blocks to the shoreline and steps to downtown. Close to beaches, boardwalk, downtown, shopping, great restaurants, Metro North Train & more! Home features 3 apartments with separate utilities and entrances. Nice private backyard with deck and 2 car detached garage. House needs lots of TLC but offers a great opportunity for a variety of buyers and is priced to sell! This is a Fannie Mae property. Set up a showing today!

15. 2019-10-29
    status Active 501-char remark

    Show marketing remark (501 chars)

    Do not miss out on this 3 unit house in popular West Haven location just a blocks to the shoreline and steps to downtown. Close to beaches, boardwalk, downtown, shopping, great restaurants, Metro North Train & more! Home features 3 apartments with separate utilities and entrances. Nice private backyard with deck and 2 car detached garage. House needs lots of TLC but offers a great opportunity for a variety of buyers and is priced to sell! This is a Fannie Mae property. Set up a showing today!

16. 2019-10-28
    historical 501-char remark

    Show marketing remark (501 chars)

    Do not miss out on this 3 unit house in popular West Haven location just a blocks to the shoreline and steps to downtown. Close to beaches, boardwalk, downtown, shopping, great restaurants, Metro North Train & more! Home features 3 apartments with separate utilities and entrances. Nice private backyard with deck and 2 car detached garage. House needs lots of TLC but offers a great opportunity for a variety of buyers and is priced to sell! This is a Fannie Mae property. Set up a showing today!

17. 2019-10-24
    status Active 501-char remark

    Show marketing remark (501 chars)

    Do not miss out on this 3 unit house in popular West Haven location just a blocks to the shoreline and steps to downtown. Close to beaches, boardwalk, downtown, shopping, great restaurants, Metro North Train & more! Home features 3 apartments with separate utilities and entrances. Nice private backyard with deck and 2 car detached garage. House needs lots of TLC but offers a great opportunity for a variety of buyers and is priced to sell! This is a Fannie Mae property. Set up a showing today!

18. 2019-10-01
    status Under Contract 501-char remark

    Show marketing remark (501 chars)

    Do not miss out on this 3 unit house in popular West Haven location just a blocks to the shoreline and steps to downtown. Close to beaches, boardwalk, downtown, shopping, great restaurants, Metro North Train & more! Home features 3 apartments with separate utilities and entrances. Nice private backyard with deck and 2 car detached garage. House needs lots of TLC but offers a great opportunity for a variety of buyers and is priced to sell! This is a Fannie Mae property. Set up a showing today!

19. 2019-08-30
    historical 501-char remark

    Show marketing remark (501 chars)

    Do not miss out on this 3 unit house in popular West Haven location just a blocks to the shoreline and steps to downtown. Close to beaches, boardwalk, downtown, shopping, great restaurants, Metro North Train & more! Home features 3 apartments with separate utilities and entrances. Nice private backyard with deck and 2 car detached garage. House needs lots of TLC but offers a great opportunity for a variety of buyers and is priced to sell! This is a Fannie Mae property. Set up a showing today!

20. 2019-08-27
    historical Under Contract - Continue to Show 501-char remark

    Show marketing remark (501 chars)

    Do not miss out on this 3 unit house in popular West Haven location just a blocks to the shoreline and steps to downtown. Close to beaches, boardwalk, downtown, shopping, great restaurants, Metro North Train & more! Home features 3 apartments with separate utilities and entrances. Nice private backyard with deck and 2 car detached garage. House needs lots of TLC but offers a great opportunity for a variety of buyers and is priced to sell! This is a Fannie Mae property. Set up a showing today!

21. 2019-08-15
    listed $249,900 Active 501-char remark

    Show marketing remark (501 chars)

    Do not miss out on this 3 unit house in popular West Haven location just a blocks to the shoreline and steps to downtown. Close to beaches, boardwalk, downtown, shopping, great restaurants, Metro North Train & more! Home features 3 apartments with separate utilities and entrances. Nice private backyard with deck and 2 car detached garage. House needs lots of TLC but offers a great opportunity for a variety of buyers and is priced to sell! This is a Fannie Mae property. Set up a showing today!

22. 2010-12-31
    historical
23. 2010-09-29
    listed $329,000
24. 2002-03-18
    soldstatus $195,000
25. 2001-01-31
    soldstatus $151,000
26. 2000-09-08
    listed $169,900

ⓘ 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: $9,324 · $777/mo
• Projected year-2 tax: $10,494 · $874/mo
• Expected delta: +$1,170/yr (+$97/mo · 12.5%)

ⓘ 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 7/10 Severe 7 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $71,424
• − Mortgage interest: −$30,528
• − Property taxes: −$9,324
• − Insurance: −$2,725
• − Repairs & maintenance: −$5,714
• − Management: −$5,714
• − Depreciation: −$15,855
• Taxable income: $1,564
• Est. tax owed @ 24.0%: −$375
• After-tax cash flow: $9,704/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: West Haven School District
• NCES district ID: 0904950
• Math proficiency: 26% ▼ -13.00%
• Reading proficiency: 38% ▼ -11.00%
• Median HH income: $52,405
• Composite: 28.05/100
• National rank: #6840
• State rank: #121 of 153 in CT

Livability — West Haven

• Score: 83/100
• State rank: #6
• US rank: #915

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Haven, CT
• County: New Haven County · 688,236 people
• City population: 55,351
• Metro: New Haven-Milford, CT
• Population (ZIP): 55,351
• Household income: $74,382
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2671.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 47% Hispanic / Latino 26% Black 18% Two or more races 10% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 11% Dominican 1%
• Common ancestry: Romanian 4% Lithuanian 3% Russian 2%
• Foreign-born: 21% · Canada, Jamaica, China
• Languages at home: 70% English-only · Spanish 17% Other Indo-European 5% Arabic 3%

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: ▼ -312.86%
• Current HPI: 307.0655
• Rent YoY: ▲ 3.90%
• 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

+220.8% since first listed

16 events — show timeline

• 2026-05-21 Listed $545,000 Smart MLS
• 2020-01-06 Sold (MLS) $235,000 Smart MLS
• 2019-12-02 Pending — Smart MLS
• 2019-11-22 Contingent — Smart MLS
• 2019-10-29 Relisted — Smart MLS
• 2019-10-28 Listing Removed — Smart MLS
• 2019-10-24 Relisted — Smart MLS
• 2019-10-01 Pending — Smart MLS
• 2019-08-30 Listing Removed — Smart MLS
• 2019-08-27 Contingent — Smart MLS
• 2019-08-15 Listed $249,900 Smart MLS
• 2010-12-31 Listing Removed — Smart MLS
• 2010-09-29 Listed $329,000 Smart MLS
• 2002-03-18 Sold (Public Records) $195,000 Public Records
• 2001-01-31 Sold (MLS) $151,000 Smart MLS
• 2000-09-08 Listed $169,900 Smart MLS

Property tax history

+3.2%/yr

Latest (2023): $9,324 · +2.0% YoY. Source: county tax records.