41 Jones Hill Rd #311 · West Haven, CT 06516

$170,000

1 bd · 1.0 ba · 800 sqft · Condo · 17 Days on market

Built 1960 Poor condition $485/mo HOA · 21% of rent

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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 +19.8/30.0
• 1% rule +8.9/10.0
• ARV discount +7.5/15.0
• DSCR +6.3/10.0
• Livability +4.2/5.0
• Rent growth +3.5/5.0
• Schools +2.8/10.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nestled just steps from the beach, this charming 1-bedroom, 1-bath unit offers the perfect blend of convenience and privacy. Bathed in natural light, the living space feels bright and welcoming, ideal for anyone who loves a sunlit home. The unit boasts ample storage, both within and in the lower-level storage facility, ensuring you have plenty of room for all your belongings. The private back area provides a peaceful retreat, perfect for unwinding after a day by the ocean. Gardeners will appreciate the opportunity to cultivate their green thumb. With in-building laundry, your day-to-day living is made effortless. This is a rare find that perfectly balances location, light, and lifestyle. Cash only purchase.

Key facts

• Natural gas cooking
• Top floor
• $485 HOA

Tags

• VIEWS OF LONG ISLAND SOUND
• TOP FLOOR
• ELEVATOR-EQUIPPED BUILDING
• FULLY APPLIANCED KITCHEN
• NATURAL GAS COOKING
• CENTRAL AIR CONDITIONING

Property features AI

Finance

• Other: Pets allowed with restrictions per coop documents/bylaws; Sewer usage fee listed annually
• Financial info: $485 monthly HOA fee
• HOA & community: Monthly association fee; Association fee covers lake/beach access, grounds maintenance, trash pickup, snow removal, water, property management, pest control, insurance, and taxes; Association amenities include elevator, gardening area, and guest parking; Professional off-site property management

Exterior

• Parking: Off-street parking; Parking lot with 2 total spaces
• Utilities: Public water connected; Public sewer connected; Natural gas service
• Home design: Condo/Co-op (Co-Op); Unit in Baybrook Arms complex
• Construction: Brick construction
• Exterior features: Brick siding; Walk-to-water and water community access; Harbor view

Interior

• Kitchen: Gas range; Microwave; Refrigerator; Icemaker; Dishwasher; Disposal
• Bedrooms: 1 bedroom (single-level unit)
• Flooring: Thermopane windows (energy feature)
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot air heat (natural gas); Central air conditioning
• Interior features: Cable available; Elevator; Intercom; Accessible bathroom
• Laundry & utility: Coin-op common laundry area; Laundry rooms located on all floors; 30-gallon natural gas hot water tank

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $170k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $201 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $167k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: 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.
• Zoned schools: West Haven High School (math 23% / reading 39%, grade F, #135 of 194 statewide, top 70%, 1,780 students, 53% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents rising (+3.9%/yr); 146 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 in 5+ unit buildings).
• This rent runs 38% of the median local income ($74k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($167k) is reasonable based on typical stale-listing flexibility.
• 3 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 $122k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 21% of rent.
• Climate carrying-cost: major wind risk, 55% 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 $167,450 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.39% ✓
• Cap rate: 7.71%
• Cash-on-cash: 5.08%
• DSCR: 1.23
• GRM: 6.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.9% rent growth · sell at horizon

5-year hold

• IRR: -6.8%
• Equity multiple: 0.74×
• Total profit: $-12,237
• Equity at exit: $25,348

10-year hold

• IRR: 4.4%
• Equity multiple: 1.34×
• Total profit: $16,207
• Equity at exit: $14,698

Cash invested: $47,600 (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: 6.0×

Monthly cashflow live

• Estimated rent: $2,356 high
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$485
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $201

Break-even live

Break-even rent $2,101

Max offer price $170,000

Occupancy floor 86%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Skyline Dr West Haven, CT	2.0	1.0	885	$2,495	$2.82	43d	1	0.54mi
153 Penn Cmn #153 Milford, CT	2.0	1.5	1092	$2,500	$2.29	11d	1	0.70mi
40 Chapel St #210 Milford, CT	1.0	1.0	887	$2,100	$2.37	2d	1	0.95mi
30 Seaview Ave West Haven, CT	2.0	1.0	1065	$3,000	$2.82	2d	1	0.98mi
23 Village Rd Milford, CT	2.0	1.5	1058	$3,100	$2.93	3d	1	1.02mi
157 1/2 Kings Hwy Unit L Milford, CT	1.0	1.0	802	$2,400	$2.99	43d	1	1.05mi
140 Beach Ave Unit 2 Milford, CT	2.0	1.0	1096	$2,600	$2.37	43d	1	1.07mi
54 Dawson Ave West Haven, CT	2.0	1.0	1100	$2,100	$1.91	43d	1	1.23mi
34 Arlington St Unit 1st Floor West Haven, CT	2.0	1.0	870	$2,900	$3.33	43d	1	1.30mi
1080 New Haven Ave #91 Milford, CT	2.0	1.5	963	$2,300	$2.39	2d	1	1.37mi

HOA detail condo

• Monthly dues: $485 · $5,820/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-06-18
   days on market $170,000 Active 17 DOM
2. 2026-06-17
   days on market $170,000 Active 16 DOM
3. 2026-06-16
   days on market $170,000 Active 15 DOM
4. 2026-06-15
   days on market $170,000 Active 14 DOM
5. 2026-06-14
   days on market $170,000 Active 12 DOM
6. 2026-06-13
   days on market $170,000 Active 11 DOM
7. 2026-06-10
   days on market $170,000 Active 9 DOM
8. 2026-06-09
   days on market $170,000 Active 8 DOM
9. 2026-06-08
   days on market $170,000 Active 7 DOM
10. 2026-06-07
    days on market $170,000 Active 6 DOM
11. 2026-06-05
    days on market $170,000 Active 3 DOM
12. 2026-06-03
    remarks 699-char remark
13. 2026-06-03
    days on market $170,000 Active 2 DOM
14. 2026-06-02
    remarks 572-char remark
15. 2026-06-02
    listed $170,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,271
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$2,262
• − Management: −$2,262
• − HOA: −$5,820
• − Depreciation: −$4,945
• Taxable income: $60
• Est. tax owed @ 24.0%: −$14
• After-tax cash flow: $2,402/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.

Condition & rehab AI · 2 photos

Poor 20/100 Extensive rehab

This property requires extensive repairs and updates across all systems and areas, including a new roof, kitchen and bathroom renovations, and landscaping improvements. The home is currently in poor condition and would benefit from a significant investment to become move-in ready.

Repairs flagged

• Major Kitchen — No photos of kitchen
• Major Bathroom — No photos of bathroom
• Major Roof — No photos of roof
• Major Exterior — No photos of exterior
• Major Flooring — No photos of flooring
• Major Interior walls/paint — No photos of interior walls/paint
• Major Windows — No photos of windows
• Major Foundation/structure — No photos of foundation/structure
• Major HVAC/mechanicals — No photos of HVAC/mechanicals
• Major Landscaping/curb appeal — No photos of landscaping/curb appeal

Value-add opportunities

• Both New roof — A new roof would significantly improve the home's appearance and value
• Both New kitchen and bathroom — Upgrading the kitchen and bathroom would improve functionality and appeal
• Both Landscaping and curb appeal — A well-maintained exterior would enhance the home's curb appeal and value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen · No photos of kitchen	Major	$15,000–50,000
Bathroom · No photos of bathroom	Major	$15,000–50,000
Roof · No photos of roof	Major	$15,000–50,000
Exterior · No photos of exterior	Major	$15,000–50,000
Flooring · No photos of flooring	Major	$15,000–50,000
Interior walls/paint · No photos of interior walls/paint	Major	$15,000–50,000
Windows · No photos of windows	Major	$15,000–50,000
Foundation/structure · No photos of foundation/structure	Major	$15,000–50,000
HVAC/mechanicals · No photos of HVAC/mechanicals	Major	$15,000–50,000
Landscaping/curb appeal · No photos of landscaping/curb appeal	Major	$15,000–50,000
Total estimated repair cost · 10 items		$150,000–500,000

Value-add ROI direction

• Both New roof — A new roof would significantly improve the home's appearance and value ↑
• Both New kitchen and bathroom — Upgrading the kitchen and bathroom would improve functionality and appeal ↑
• Both Landscaping and curb appeal — A well-maintained exterior would enhance the home's curb appeal and value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+240.7% since first listed

8 events — show timeline

• 2026-05-22 Listed $170,000 Smart MLS
• 2025-05-01 Pending — Smart MLS
• 2025-04-22 Sold (MLS) $122,000 Smart MLS
• 2024-11-19 Contingent — Smart MLS
• 2024-10-29 Price Changed $134,900 Smart MLS
• 2024-08-29 Listed $146,500 Smart MLS
• 2000-09-22 Sold (MLS) $45,000 Smart MLS
• 2000-06-06 Listed $49,900 Smart MLS