18 Kimberly Cir · North Haven, CT 06473

$379,900

3 bd · 2.0 ba · 1,294 sqft · SingleFamily public records · 6 Days on market

Built 1962 0.46 ac lot $294/sqft · 14% below area Est $442k · 14% under

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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).

• ARV discount +13.8/15.0
• Cash flow +8.4/30.0
• Schools +5.2/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks

This sweet Cape Cod style home with two dormers and "good bones" is in a quiet neighborhood and close to amenities. The generous sized lot has mature trees and plantings. Updates are needed. Windows have been replaced. Attractive vinyl siding and new entry doors.

Key facts

• Cape cod style home
• Generous sized lot
• Vinyl siding

Tags

• CAPE COD STYLE HOME
• QUIET NEIGHBORHOOD
• GENEROUS SIZED LOT
• MATURE TREES
• VINYL SIDING
• NEW ENTRY DOORS

Property features AI

Exterior

• Parking: Paved off-street parking; Space for 8 vehicles
• Utilities: Public water connected; Public sewer connected; Natural gas service
• Home design: Single-family home
• Construction: Frame construction; Vinyl siding; Asphalt shingle roof; Concrete foundation; Grey exterior color
• Exterior features: Sidewalk; Corner lot with trees; dry lot

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot air heating; Natural gas hot water
• Interior features: Cable available; Full basement with hatchway
• Laundry & utility: Laundry in basement / lower level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $380k.

Deal economics

• At list price, monthly cash flow is $-343 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $319k (15.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $280k (26.3% below list).
• Recommended offer: $280k (26.3% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 4.2% in North Haven — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 Middle School (math 45% / reading 68%, grade B, #59 of 175 statewide, top 34%, 724 students, 22% FRL); North Haven High School (math 41% / reading 64%, grade C-, #79 of 194 statewide, top 40%, 921 students, 25% FRL) — zoned schools average 24% FRL vs 8% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 78 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 $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $280,000 (26.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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 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: 0.74% ✗
• Cap rate: 5.21%
• Cash-on-cash: -3.87%
• DSCR: 0.83
• GRM: 11.3

CMA / ARV

• ARV (median comp): $441,682
• List price: $379,900
• Delta: -13.99%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 Bradley St	0.15mi	2/1.0 (-1)	1,216 (-6%)	3mo	$410,000	$337	72
116 Scrub Oak Rd	0.59mi	3/2.0	1,260 (-3%)	12mo	$449,000	$356	58
24 Bowen Rd	0.41mi	2/1.0 (-1)	1,117 (-14%)	16mo	$357,000	$320	36

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: -22.8%
• Equity multiple: 0.22×
• Total profit: $-83,383
• Equity at exit: $56,644

10-year hold

• IRR: -17.2%
• Equity multiple: 0.05×
• Total profit: $-100,711
• Equity at exit: $32,847

Cash invested: $106,372 (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: 78
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,800 medium
• Mortgage (P&I): −$1,992
• Tax from tax record: −$404 /mo · $4,849/yr
• Insurance: −$158
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $-343

Break-even live

Break-even rent $3,234

Max offer price $319,376

Occupancy floor —

Sensitivity live

Price	-10% $-128	-5% $-235	+0% $-343	+5% $-450	+10% $-558
Rent	-10% $-564	-5% $-453	+0% $-343	+5% $-232	+10% $-121
Rate	-1.0pp $-151	-0.5pp $-246	base $-343	+0.5pp $-441	+1.0pp $-541

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: $94,975
• Closing costs: $11,397
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
105 Northfield Rd Wallingford, CT	3.0	2.0	1138	$2,800	$2.46	4d	1	0.81mi
47 Terrace Gdns #47 Wallingford, CT	3.0	1.5	1152	$2,800	$2.43	4d	1	1.45mi

Listing history 2 events

1. 2026-05-08
   status Under Contract 273-char remark
2. 2026-05-01
   listed $379,900 Active 273-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: $4,849 · $404/mo
• Projected year-2 tax: $6,489 · $541/mo
• Expected delta: +$1,640/yr (+$137/mo · 33.8%)

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

Taxation est. · year 1

• Rental income: $33,600
• − Mortgage interest: −$21,280
• − Property taxes: −$4,849
• − Insurance: −$1,900
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − Depreciation: −$11,052
• Taxable loss: −$10,856
• Est. tax savings @ 24.0%: +$2,606
• After-tax cash flow: $-1,506/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

2 events — show timeline

• 2026-05-08 Pending — Smart MLS
• 2026-05-01 Listed $379,900 Smart MLS

Property tax history

+0.5%/yr

Latest (2023): $4,849 · +6.3% YoY. Source: county tax records.