13 Valley Pl N · New Haven, CT 06515

$324,900

4 bd · 2.0 ba · 1,728 sqft · MultiFamily public records · 9 Days on market

Built 1940 4,791 sqft lot Est $373k · 13% under

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Why this score? — see what drove the B- 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 +26.3/30.0
• ARV discount +13.3/15.0
• DSCR +8.9/10.0
• 1% rule +6.8/10.0
• Livability +4.0/5.0
• Rent growth +3.1/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

13 Valley Place North is a side by side two family property on a cul-de-sac in the Westville neighborhood. Each fully occupied unit features 2 beds and 1 bath and rented for $1,250 and $1,200, both with month to month tenants. The property has vinyl siding, newer windows and each unit has a large deck off the back. Separate and tenant paid utilities. 2 bed units with updated finishes in this area are renting for $1500+. There is a fenced off backyard and a large parking area in the cul-de-sac for resident parking. AGENTS PLEASE READ AGENT to AGENT REMARKS! Properties to be Sold As-Is, Where-Is. Inspections for Informational Purposes Only. FHA Buyers please have the Lender run the Self Sufficiency Test on the Rental Amounts to qualify property.

Key facts

• 4,791 sq ft lot
• Built 1940
• Listed 9 days

Property features AI

Exterior

• Utilities: Public water connected; Public sewer connected; Natural gas service
• Home design: Multi-family property (2-family)
• Construction: Frame construction; Block foundation; Built as a 2-family multi-family property
• Exterior features: Level lot on a cul-de-sac; Vinyl siding; Asphalt shingle roof

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot air heating; Natural gas hot water
• Interior features: Partial, unfinished basement; 8 total rooms

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $325k.

Deal economics

• At list price, monthly cash flow is $838 ($10k/yr) — positive. Per door: $419/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $325k).
• Cap rate 9.4% vs local median 4.8% in New 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 79/100 on livability (#31 in CT, #2,190 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: schools D+, employment D, crime F.
• New Haven School District (urban): math 12% / reading 25% proficiency, ranked #147 of 153 in CT (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+2.4%/yr); 37 active listings in the ZIP; 39 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 in 5+ unit buildings).
• At $3,820/mo this rent would consume 62% of the median local household income ($74k/yr) (locally 1156% 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 $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 13y 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 $275k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 53% 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 $324,900

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 1940 — 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. Crime grade is F 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?
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: 1.18% ✓
• Cap rate: 9.39%
• Cash-on-cash: 11.06%
• DSCR: 1.49
• GRM: 7.1

CMA / ARV

• ARV (on-the-fly): $373,248
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Valley Pl N	0.00mi	4/2.0	1,728 (0%)	0mo	$320,000	$185	100
57 Rock Creek Rd	0.08mi	4/2.0	1,728 (0%)	6mo	$380,000	$220	91
38 Hilltop Rd	0.25mi	4/2.0	1,728 (0%)	0mo	$380,000	$220	88
53 Rock Creek Rd	0.06mi	4/3.0	1,728 (0%)	22mo	$300,000	$174	75
4 Hilltop Rd	0.28mi	5/2.0 (+1)	1,898 (+10%)	1mo	$410,000	$216	65
195 Valley St	0.30mi	4/2.0	1,872 (+8%)	11mo	$360,000	$192	63
24 Bank St	0.44mi	4/2.0	1,600 (-7%)	8mo	$327,000	$204	61
26 Manila Ave	0.68mi	5/3.0 (+1)	1,824 (+6%)	19mo	$410,000	$225	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 · 2.42% rent growth · sell at horizon

5-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-1,467
• Equity at exit: $48,444

10-year hold

• IRR: 8.6%
• Equity multiple: 1.64×
• Total profit: $58,538
• Equity at exit: $28,091

Cash invested: $90,972 (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 06515

• Home prices YoY: -12.3%
• Rents YoY: 2.4%
• Active inventory: 37
• Price-to-rent: 14.2×

Monthly cashflow live

• Estimated rent: $3,820 high
• Mortgage (P&I): −$1,704
• Tax from tax record: −$340 /mo · $4,086/yr
• Insurance: −$135
• HOA: −$0
• Vacancy / Maint / Mgmt: −$802
• Net cashflow: $838

Break-even live

Break-even rent $2,759

Max offer price $324,900

Occupancy floor 73%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,820
Total (2 units)			$3,820

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: $81,225
• Closing costs: $9,747
• Reserves months: —
• Total cash needed: —

Rent comps 39 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
39 Pardee Pl New Haven, CT	4.0	2.0	2004	$2,850	$1.42	19d	1	0.39mi
52 Davis St New Haven, CT	4.0	1.5	1635	$2,995	$1.83	2d	1	0.43mi
30 Maplewood Rd New Haven, CT	3.0	1.5	1870	$910	$0.49	23d	1	0.61mi
155 Lakeview Ter New Haven, CT	3.0	2.5	1625	$2,950	$1.82	19d	1	0.66mi
253 W Elm St Unit 2 New Haven, CT	3.0	1.0	1434	$2,650	$1.85	2d	1	0.69mi
27 Manila Ave Woodbridge, CT	3.0	1.0	1200	$2,590	$2.16	2d	1	0.69mi
8 Miles Ave Apt A Woodbridge, CT	3.0	1.5	1200	$2,600	$2.17	21d	1	0.69mi
38 Landin St Unit 2 Woodbridge, CT	3.0	1.0	1316	$2,200	$1.67	2d	1	0.78mi
119 Brooklawn Cir New Haven, CT	4.0	3.0	2052	$3,200	$1.56	11d	1	0.83mi
330 Blake St Unit C-2 New Haven, CT	3.0	2.0	1200	$1,995	$1.66	23d	1	0.86mi
151 Fitch St #161 New Haven, CT	3.0	2.0	2200	$2,481	$1.13	43d	1	0.96mi
55 Marvel Rd Unit A3 New Haven, CT	3.0	1.0	1300	$2,750	$2.12	2d	1	1.00mi
300 Dyer St New Haven, CT	4.0	2.0	1350	$6,500	$4.81	43d	1	1.03mi
842 Edgewood Ave Unit 2 New Haven, CT	3.0	2.0	1200	$3,100	$2.58	2d	1	1.09mi
804 Edgewood Ave Unit 2 New Haven, CT	3.0	1.0	1613	$2,800	$1.74	43d	1	1.13mi
41 Osborn Ave New Haven, CT	5.0	1.5	1500	$1,800	$1.20	3d	1	1.17mi
134 Hubinger St Unit 2 New Haven, CT	3.0	2.0	1358	$2,700	$1.99	43d	1	1.20mi
134 Hubinger St Unit 2 New Haven, CT	3.0	2.0	1358	$2,700	$1.99	23d	1	1.20mi
75 Stimson Rd New Haven, CT	4.0	1.0	1890	$3,500	$1.85	14d	1	1.21mi
190 Pine Rock Ave Hamden, CT	1.0–4.0	1.0–3.0	1850	$3,895	$2.11	43d	1	1.22mi
125 Stimson Rd New Haven, CT	4.0	1.0	1400	$3,500	$2.50	23d	1	1.22mi
252 Goffe Ter Unit 2 New Haven, CT	3.0	1.0	1191	$2,000	$1.68	3d	1	1.23mi
252 Goffe Ter Unit 2 New Haven, CT	3.0	1.0	1191	$2,000	$1.68	14d	1	1.23mi
252 Goffe Ter Unit 3 New Haven, CT	3.0	1.0	1100	$1,995	$1.81	14d	1	1.23mi
26 Whittlesey Ave Unit 2 New Haven, CT	3.0	1.0	1300	$1,900	$1.46	14d	1	1.25mi
26 Whittlesey Ave Unit 1 New Haven, CT	3.0	1.0	1300	$1,900	$1.46	43d	1	1.25mi
1768 Ella T Grasso Blvd New Haven, CT	4.0	2.0	2193	$3,950	$1.80	43d	1	1.25mi
1634 Ella T Grasso Blvd New Haven, CT	4.0	1.5	2018	$3,600	$1.78	43d	1	1.27mi
49 Hubinger St New Haven, CT	4.0	1.5	2000	$2,950	$1.48	2d	1	1.29mi
1946 Chapel St Unit 2nd Floor New Haven, CT	3.0	1.0	1115	$3,000	$2.69	11d	1	1.33mi
1565 Ella T Grasso Blvd Unit 1563 2 New Haven, CT	4.0	1.0	1638	$2,500	$1.53	43d	1	1.34mi
1563 Ella T Grasso Blvd Unit 2 New Haven, CT	4.0	1.0	1638	$2,500	$1.53	23d	1	1.34mi
196 Goffe Ter New Haven, CT	4.0	1.0	1300	$2,500	$1.92	14d	1	1.34mi
1551 Ella T Grasso Blvd Unit 1 New Haven, CT	4.0	1.0	1700	$2,295	$1.35	14d	1	1.36mi
111 Hobart St Apt 2 New Haven, CT	3.0	1.0	1220	$2,500	$2.05	43d	1	1.37mi
109 Hobart St Apt 1 New Haven, CT	3.0	1.0	1220	$2,500	$2.05	43d	1	1.37mi
891 Elm St Unit 2 New Haven, CT	3.0	1.0	1433	$1,500	$1.05	21d	1	1.42mi
374 Ellsworth Ave New Haven, CT	3.0	1.0	1500	$3,000	$2.00	14d	1	1.49mi
42 Warner St Hamden, CT	1.0–3.0	1.0–1.5	1017	$2,200	$2.16	2d	5	1.50mi

Listing history 18 events

1. 2026-04-09
   status Under Contract
2. 2026-04-01
   listed $324,900 Active
3. 2026-03-29
   historical $324,900
4. 2026-02-27
   historical
5. 2026-01-13
   status Under Contract
6. 2025-12-16
   listed $330,000 Active
7. 2024-01-22
   soldstatus $275,000 Closed 753-char remark

   Show marketing remark (753 chars)

   13 Valley Place North is a side by side two family property on a cul-de-sac in the Westville neighborhood. Each fully occupied unit features 2 beds and 1 bath and rented for $1,250 and $1,200, both with month to month tenants. The property has vinyl siding, newer windows and each unit has a large deck off the back. Separate and tenant paid utilities. 2 bed units with updated finishes in this area are renting for $1500+. There is a fenced off backyard and a large parking area in the cul-de-sac for resident parking. AGENTS PLEASE READ AGENT to AGENT REMARKS! Properties to be Sold As-Is, Where-Is. Inspections for Informational Purposes Only. FHA Buyers please have the Lender run the Self Sufficiency Test on the Rental Amounts to qualify property.

8. 2023-11-06
   status Under Contract 753-char remark

   Show marketing remark (753 chars)

   13 Valley Place North is a side by side two family property on a cul-de-sac in the Westville neighborhood. Each fully occupied unit features 2 beds and 1 bath and rented for $1,250 and $1,200, both with month to month tenants. The property has vinyl siding, newer windows and each unit has a large deck off the back. Separate and tenant paid utilities. 2 bed units with updated finishes in this area are renting for $1500+. There is a fenced off backyard and a large parking area in the cul-de-sac for resident parking. AGENTS PLEASE READ AGENT to AGENT REMARKS! Properties to be Sold As-Is, Where-Is. Inspections for Informational Purposes Only. FHA Buyers please have the Lender run the Self Sufficiency Test on the Rental Amounts to qualify property.

9. 2023-10-31
   historical Under Contract - Continue to Show 753-char remark

   Show marketing remark (753 chars)

   13 Valley Place North is a side by side two family property on a cul-de-sac in the Westville neighborhood. Each fully occupied unit features 2 beds and 1 bath and rented for $1,250 and $1,200, both with month to month tenants. The property has vinyl siding, newer windows and each unit has a large deck off the back. Separate and tenant paid utilities. 2 bed units with updated finishes in this area are renting for $1500+. There is a fenced off backyard and a large parking area in the cul-de-sac for resident parking. AGENTS PLEASE READ AGENT to AGENT REMARKS! Properties to be Sold As-Is, Where-Is. Inspections for Informational Purposes Only. FHA Buyers please have the Lender run the Self Sufficiency Test on the Rental Amounts to qualify property.

10. 2023-08-17
    price $284,000 753-char remark

    Show marketing remark (753 chars)

    13 Valley Place North is a side by side two family property on a cul-de-sac in the Westville neighborhood. Each fully occupied unit features 2 beds and 1 bath and rented for $1,250 and $1,200, both with month to month tenants. The property has vinyl siding, newer windows and each unit has a large deck off the back. Separate and tenant paid utilities. 2 bed units with updated finishes in this area are renting for $1500+. There is a fenced off backyard and a large parking area in the cul-de-sac for resident parking. AGENTS PLEASE READ AGENT to AGENT REMARKS! Properties to be Sold As-Is, Where-Is. Inspections for Informational Purposes Only. FHA Buyers please have the Lender run the Self Sufficiency Test on the Rental Amounts to qualify property.

11. 2023-07-14
    price $289,000 753-char remark

    Show marketing remark (753 chars)

    13 Valley Place North is a side by side two family property on a cul-de-sac in the Westville neighborhood. Each fully occupied unit features 2 beds and 1 bath and rented for $1,250 and $1,200, both with month to month tenants. The property has vinyl siding, newer windows and each unit has a large deck off the back. Separate and tenant paid utilities. 2 bed units with updated finishes in this area are renting for $1500+. There is a fenced off backyard and a large parking area in the cul-de-sac for resident parking. AGENTS PLEASE READ AGENT to AGENT REMARKS! Properties to be Sold As-Is, Where-Is. Inspections for Informational Purposes Only. FHA Buyers please have the Lender run the Self Sufficiency Test on the Rental Amounts to qualify property.

12. 2023-05-15
    listed $295,000 Active 753-char remark

    Show marketing remark (753 chars)

    13 Valley Place North is a side by side two family property on a cul-de-sac in the Westville neighborhood. Each fully occupied unit features 2 beds and 1 bath and rented for $1,250 and $1,200, both with month to month tenants. The property has vinyl siding, newer windows and each unit has a large deck off the back. Separate and tenant paid utilities. 2 bed units with updated finishes in this area are renting for $1500+. There is a fenced off backyard and a large parking area in the cul-de-sac for resident parking. AGENTS PLEASE READ AGENT to AGENT REMARKS! Properties to be Sold As-Is, Where-Is. Inspections for Informational Purposes Only. FHA Buyers please have the Lender run the Self Sufficiency Test on the Rental Amounts to qualify property.

13. 2015-06-30
    soldstatus $67,000
14. 2015-06-19
    historical
15. 2015-04-01
    listed $45,900
16. 2013-11-12
    historical
17. 2013-07-09
    listed $60,000
18. 1994-01-18
    soldstatus $11,000

ⓘ 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: $4,086 · $340/mo
• Projected year-2 tax: $5,519 · $460/mo
• Expected delta: +$1,433/yr (+$119/mo · 35.1%)

ⓘ 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 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 53% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 5 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $45,840
• − Mortgage interest: −$18,199
• − Property taxes: −$4,086
• − Insurance: −$1,624
• − Repairs & maintenance: −$3,667
• − Management: −$3,667
• − Depreciation: −$9,452
• Taxable income: $5,144
• Est. tax owed @ 24.0%: −$1,235
• After-tax cash flow: $8,823/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: New Haven School District
• NCES district ID: 0902790
• Math proficiency: 12% ▼ -10.00%
• Reading proficiency: 25% ▼ -10.00%
• Median HH income: $38,058
• Composite: 15.48/100
• National rank: #9308
• State rank: #147 of 153 in CT

Livability — New Haven

• Score: 79/100
• State rank: #31
• US rank: #2190

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Haven, CT
• County: New Haven County · 688,236 people
• City population: 132,813
• Metro: New Haven-Milford, CT
• Population (ZIP): 19,006
• Household income: $73,709
• Rent vs Own: 58.5% rent · 41.5% own
• Severe rent burden: 1156.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 38% Black 31% Hispanic / Latino 21% Two or more races 13% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 14%
• Common ancestry: Romanian 3% Scotch-Irish 1% Lithuanian 1%
• Foreign-born: 11% · Canada, China, Jamaica
• Languages at home: 78% English-only · Spanish 15% Other Indo-European 2% Chinese 1%

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: ▼ -44.45%
• Current HPI: 317.0482
• Rent YoY: ▲ 2.42%
• 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

+2853.6% since first listed

18 events — show timeline

• 2026-04-09 Pending — Smart MLS
• 2026-04-01 Listed $324,900 Smart MLS
• 2026-03-29 Coming Soon $324,900 Smart MLS
• 2026-02-27 Listing Removed — Smart MLS
• 2026-01-13 Pending — Smart MLS
• 2025-12-16 Listed $330,000 Smart MLS
• 2024-01-22 Sold (MLS) $275,000 Smart MLS
• 2023-11-06 Pending — Smart MLS
• 2023-10-31 Contingent — Smart MLS
• 2023-08-17 Price Changed $284,000 Smart MLS
• 2023-07-14 Price Changed $289,000 Smart MLS
• 2023-05-15 Listed $295,000 Smart MLS
• 2015-06-30 Sold (MLS) $67,000 Smart MLS
• 2015-06-19 Listing Removed — Smart MLS
• 2015-04-01 Listed $45,900 Smart MLS
• 2013-11-12 Listing Removed — Smart MLS
• 2013-07-09 Listed $60,000 Smart MLS
• 1994-01-18 Sold (Public Records) $11,000 Public Records

Property tax history

+5.6%/yr

Latest (2023): $4,086 · -6.4% YoY. Source: county tax records.