43 Woodruf St · Waterbury, CT 06708

$439,000

6 bd · 3.0 ba · 3,108 sqft · MultiFamily public records · 12 Days on market

Built 1920 2,178 sqft lot Est $348k · 26% 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 +22.5/30.0
• 1% rule +7.2/10.0
• DSCR +7.2/10.0
• Rent growth +4.9/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Bunker Hill 3 family, tucked away on quiet side street. 1st floor has 5 rooms, 2-3 bedrooms, updated kitchen, 2nd floor has 5 rooms, 2-3 bedrooms, and was completely renovated. 3rd floor has 4 rooms, 1-2 bedrooms, also updated. All have gas heat, newer furnaces and new hot water heaters, roof is about 15 years old, windows were replaced in 2007. Some off-street parking, but not a busy street so parking is not an issue. laundry hookups are in basement. Solid investment property with rental income.

Key facts

• 2,178 sq ft lot
• Built 1920
• Listed 12 days

Property features AI

Finance

• Financial info: Assessed value listed

Exterior

• Utilities: Public water connected; Public sewer connected; Gas available in street
• Home design: Multi-family property (3-family)
• Construction: Frame construction; Masonry foundation
• Exterior features: City views; Vinyl siding; Asphalt shingle roof

Interior

• Bedrooms: 7 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Baseboard heating; Natural gas hot water (40-gallon tank)
• Interior features: 13 total rooms; Full basement; Window unit cooling

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath multifamily listed at $439k.

Deal economics

• At list price, monthly cash flow is $740 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $439k).
• Cap rate 8.3% vs local median 3.5% 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: 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.
• Zoned schools: B. W. Tinker School (math 12% / reading 19%, grade F, #470 of 553 statewide, top 85%, 567 students, 69% FRL); West Side Middle School (math 8% / reading 23%, grade F, #165 of 175 statewide, top 94%, 817 students, 81% FRL); John F. Kennedy High School (math 17% / reading 37%, grade F, #147 of 194 statewide, top 78%, 1,297 students, 79% FRL) — zoned schools at 77% FRL track the district average.
• Market conditions: Rents rising fast (+9.8%/yr); 121 active listings in the ZIP; 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 in 5+ unit buildings).
• At $5,349/mo this rent would consume 95% of the median local household income ($67k/yr) (locally 1276% 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 $13k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $123k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 10y 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 $125k; list at $439k implies a 251% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $439,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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?
7. 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.
8. 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.
9. 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: 1.22% ✓
• Cap rate: 8.32%
• Cash-on-cash: 7.23%
• DSCR: 1.32
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $348,096
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Farnham Ave	0.10mi	7/3.0 (+1)	3,074 (-1%)	14mo	$490,000	$159	77
234 Plaza Ave	0.73mi	6/3.0	3,435 (+10%)	7mo	$275,000	$80	42
859 Watertown Ave	0.48mi	5/4.0 (-1)	3,421 (+10%)	18mo	$450,000	$132	37
151 Robbins St	0.61mi	6/3.0	3,522 (+13%)	22mo	$395,000	$112	31
415 Waterville St	0.71mi	6/5.0	3,432 (+10%)	20mo	$358,750	$105	24

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: 0.9%
• Equity multiple: 1.04×
• Total profit: $4,650
• Equity at exit: $65,456

10-year hold

• IRR: 15.5%
• Equity multiple: 2.59×
• Total profit: $194,891
• Equity at exit: $37,957

Cash invested: $122,920 (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 06708

• Rents YoY: 9.8%
• Active inventory: 121
• Price-to-rent: 20.5×

Monthly cashflow live

• Estimated rent: $5,349 high
• Mortgage (P&I): −$2,302
• Tax from tax record: −$1,000 /mo · $12,002/yr
• Insurance: −$183
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,123
• Net cashflow: $740

Break-even live

Break-even rent $4,412

Max offer price $439,000

Occupancy floor 81%

Sensitivity live

Price	-10% $989	-5% $865	+0% $740	+5% $616	+10% $492
Rent	-10% $318	-5% $529	+0% $740	+5% $952	+10% $1,163
Rate	-1.0pp $962	-0.5pp $852	base $740	+0.5pp $627	+1.0pp $511

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$5,349
Total (3 units)			$5,349

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: $109,750
• Closing costs: $13,170
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-03
   statusdays on market $439,000 Under Contract 12 DOM
2. 2026-06-01
   days on market $439,000 Active 11 DOM
3. 2026-05-31
   days on market $439,000 Active 10 DOM
4. 2026-05-20
   listed $439,000 Active
5. 2018-09-28
   soldstatus $125,000 Closed 501-char remark

   Show marketing remark (501 chars)

   Bunker Hill 3 family, tucked away on quiet side street. 1st floor has 5 rooms, 2-3 bedrooms, updated kitchen, 2nd floor has 5 rooms, 2-3 bedrooms, and was completely renovated. 3rd floor has 4 rooms, 1-2 bedrooms, also updated. All have gas heat, newer furnaces and new hot water heaters, roof is about 15 years old, windows were replaced in 2007. Some off-street parking, but not a busy street so parking is not an issue. laundry hookups are in basement. Solid investment property with rental income.

6. 2018-09-25
   historical 501-char remark

   Show marketing remark (501 chars)

   Bunker Hill 3 family, tucked away on quiet side street. 1st floor has 5 rooms, 2-3 bedrooms, updated kitchen, 2nd floor has 5 rooms, 2-3 bedrooms, and was completely renovated. 3rd floor has 4 rooms, 1-2 bedrooms, also updated. All have gas heat, newer furnaces and new hot water heaters, roof is about 15 years old, windows were replaced in 2007. Some off-street parking, but not a busy street so parking is not an issue. laundry hookups are in basement. Solid investment property with rental income.

7. 2018-09-13
   historical Under Contract - Continue to Show 501-char remark

   Show marketing remark (501 chars)

   Bunker Hill 3 family, tucked away on quiet side street. 1st floor has 5 rooms, 2-3 bedrooms, updated kitchen, 2nd floor has 5 rooms, 2-3 bedrooms, and was completely renovated. 3rd floor has 4 rooms, 1-2 bedrooms, also updated. All have gas heat, newer furnaces and new hot water heaters, roof is about 15 years old, windows were replaced in 2007. Some off-street parking, but not a busy street so parking is not an issue. laundry hookups are in basement. Solid investment property with rental income.

8. 2018-09-04
   listed $149,900 Active 501-char remark

   Show marketing remark (501 chars)

   Bunker Hill 3 family, tucked away on quiet side street. 1st floor has 5 rooms, 2-3 bedrooms, updated kitchen, 2nd floor has 5 rooms, 2-3 bedrooms, and was completely renovated. 3rd floor has 4 rooms, 1-2 bedrooms, also updated. All have gas heat, newer furnaces and new hot water heaters, roof is about 15 years old, windows were replaced in 2007. Some off-street parking, but not a busy street so parking is not an issue. laundry hookups are in basement. Solid investment property with rental income.

9. 2016-07-20
   historical
10. 2016-05-16
    listed $144,500

ⓘ 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: $12,002 · $1,000/mo
• Projected year-2 tax: $12,002 · $1,000/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 69% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥97°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: $64,188
• − Mortgage interest: −$24,591
• − Property taxes: −$12,002
• − Insurance: −$2,195
• − Repairs & maintenance: −$5,135
• − Management: −$5,135
• − Depreciation: −$12,771
• Taxable income: $2,359
• Est. tax owed @ 24.0%: −$566
• After-tax cash flow: $8,319/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): 29,594
• Household income: $67,364
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 1276.0

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 43% Hispanic / Latino 33% Black 17% Two or more races 13% Asian 2%
• Hispanic origin (detail): Puerto Rican 17% Dominican 8%
• Common ancestry: Romanian 2% Russian 2% Estonian 2%
• Foreign-born: 20% · Canada, Jamaica, China
• Languages at home: 64% English-only · Spanish 23% Other Indo-European 8% 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: ▼ -297.81%
• Current HPI: 281.1446
• Rent YoY: ▲ 9.75%
• 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

+203.8% since first listed

8 events — show timeline

• 2026-06-02 Pending — Smart MLS
• 2026-05-20 Listed $439,000 Smart MLS
• 2018-09-28 Sold (MLS) $125,000 Smart MLS
• 2018-09-25 Listing Removed — Smart MLS
• 2018-09-13 Contingent — Smart MLS
• 2018-09-04 Listed $149,900 Smart MLS
• 2016-07-20 Listing Removed — Smart MLS
• 2016-05-16 Listed $144,500 Smart MLS

Property tax history

+4.5%/yr

Latest (2023): $12,002 · +76.4% YoY. Source: county tax records.