331 Munson St · New Haven, CT 06511

$180,000

2 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 7 Days on market

Built 1920 3,920 sqft lot Est $220k · 18% under

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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 +22.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +6.5/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Why rent when you can own. Great Colonial style home with full basement and plenty of room for everything. Close to public transportation and highways - will not last at this price.

Key facts

• 3,920 sq ft lot
• 2 parking spots
• Built 1920

Property features AI

Exterior

• Parking: Off-street parking; 2 parking spaces
• Utilities: Public water connected; Public sewer connected
• Home design: Single-family home
• Construction: Frame construction; Concrete foundation
• Exterior features: Level lot; Aluminum siding; Asphalt shingle roof

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot air heating; Gas source in street for heating
• Interior features: 5 total rooms; Full basement; Walk-up attic

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $303 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 8.3% 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 (+2.6%/yr); 137 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 41% of the median local income ($60k/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

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 28y 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 $90k; list at $180k implies a 101% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 56% 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 $180,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.15% ✓
• Cap rate: 8.31%
• Cash-on-cash: 7.21%
• DSCR: 1.32
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $220,000
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Shelton Ave	0.11mi	3/1.0 (+1)	1,152 (+5%)	10mo	$234,000	$203	74
448 Orchard St	0.69mi	2/1.5	1,140 (+4%)	5mo	$155,000	$136	55
295 Ashmun St	0.37mi	3/1.5 (+1)	1,212 (+10%)	5mo	$326,000	$269	54
255 Starr St	0.45mi	3/1.0 (+1)	968 (-12%)	5mo	$160,000	$165	50
84 Willis St	0.61mi	3/1.5 (+1)	1,173 (+7%)	5mo	$225,000	$192	49
559 Winthrop Ave	0.39mi	3/1.5 (+1)	1,217 (+11%)	19mo	$243,000	$200	41
37 Watson St	0.72mi	3/1.5 (+1)	1,056 (-4%)	23mo	$291,000	$276	34
8 Goodyear St	0.67mi	3/1.5 (+1)	1,260 (+14%)	20mo	$230,000	$183	20

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 · 2.6% rent growth · sell at horizon

5-year hold

• IRR: -5.7%
• Equity multiple: 0.79×
• Total profit: $-10,629
• Equity at exit: $26,839

10-year hold

• IRR: 3.5%
• Equity multiple: 1.25×
• Total profit: $12,546
• Equity at exit: $15,563

Cash invested: $50,400 (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 06511

• Home prices YoY: -20.8%
• Rents YoY: 2.6%
• Active inventory: 137
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,072 high
• Mortgage (P&I): −$944
• Tax from tax record: −$315 /mo · $3,781/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $303

Break-even live

Break-even rent $1,689

Max offer price $180,000

Occupancy floor 80%

Sensitivity live

Price	-10% $405	-5% $354	+0% $303	+5% $252	+10% $201
Rent	-10% $139	-5% $221	+0% $303	+5% $385	+10% $466
Rate	-1.0pp $393	-0.5pp $349	base $303	+0.5pp $256	+1.0pp $209

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
70 Shelton Ave Unit 2L New Haven, CT	3.0	1.0	1300	$1,900	$1.46	44d	1	0.13mi
70 Shelton Ave Unit 2L New Haven, CT	3.0	1.0	1300	$1,900	$1.46	19d	1	0.13mi
201 Munson St New Haven, CT	3.0	1.0–2.5	941	$3,770	$4.00	3d	120	0.22mi
310 W Division St Unit 1R New Haven, CT	2.0	1.0	850	$1,500	$1.76	24d	1	0.26mi
52 Admiral St New Haven, CT	3.0	1.0	1298	$2,200	$1.69	24d	1	0.29mi
214 Goffe St Unit 2nd Fl New Haven, CT	3.0	1.0	1500	$2,400	$1.60	44d	1	0.38mi
107 Thompson St Unit 2nd New Haven, CT	3.0	1.0	1200	$1,900	$1.58	44d	1	0.40mi
355 Sherman Ave Unit 3 New Haven, CT	3.0	1.0	780	$1,950	$2.50	12d	1	0.42mi
301 Winchester Ave New Haven, CT	3.0	1.0–2.0	890	$3,718	$4.18	3d	96	0.43mi
57 Thompson St Unit 1R New Haven, CT	1.0	1.0	700	$1,450	$2.07	44d	1	0.44mi
235 Starr St New Haven, CT	3.0	1.0	1100	$2,175	$1.98	15d	1	0.45mi
49 Carmel St Apt 3 New Haven, CT	1.0	1.0	800	$1,500	$1.88	15d	1	0.48mi
44 Carmel St Hamden, CT	3.0	1.0	1100	$1,850	$1.68	44d	1	0.48mi
38 Tilton St Unit 423-L New Haven, CT	3.0	1.0	1071	$1,895	$1.77	44d	1	0.49mi
80 Dickerman St New Haven, CT	3.0	2.0	1188	$2,450	$2.06	44d	1	0.49mi
84 Munson St Unit 2 New Haven, CT	1.0	1.0	800	$1,700	$2.12	24d	1	0.50mi
624 Dixwell Ave Unit 1 New Haven, CT	3.0	1.0	958	$1,650	$1.72	19d	1	0.50mi
30 Tilton St Unit 2 New Haven, CT	2.0	1.0	800	$1,950	$2.44	44d	1	0.50mi
37 Woodland St Unit 1 New Haven, CT	3.0	1.0	912	$2,400	$2.63	44d	1	0.52mi
37 Woodland St Unit 2 New Haven, CT	3.0	1.0	996	$2,400	$2.41	4d	1	0.52mi
83 Division St #2 New Haven, CT	3.0	1.0	1400	$2,195	$1.57	12d	1	0.52mi
22 Carmel St New Haven, CT	2.0	1.0	720	$1,750	$2.43	12d	1	0.52mi
537 Winchester Ave New Haven, CT	3.0	2.0	1393	$2,550	$1.83	44d	1	0.53mi
28 Compton St Unit 1 New Haven, CT	3.0	1.0	1100	$2,700	$2.45	44d	1	0.58mi
84 Sheffield Ave Unit 2 New Haven, CT	3.0	2.0	1250	$2,395	$1.92	22d	1	0.58mi
84 Sheffield Ave Unit 1 New Haven, CT	3.0	2.0	1220	$2,395	$1.96	4d	1	0.58mi
84 Sheffield Ave Unit 1 New Haven, CT	3.0	2.0	1250	$2,495	$2.00	22d	1	0.58mi
374 Ellsworth Ave New Haven, CT	3.0	1.0	1500	$3,000	$2.00	15d	1	0.59mi
90 Bristol St Unit 1 New Haven, CT	2.0	1.0	752	$2,195	$2.92	4d	1	0.59mi
90 Bristol St New Haven, CT	2.0	1.0	764	$1,995	$2.61	3d	1	0.59mi
351 Ellsworth Ave Unit 1 New Haven, CT	3.0	1.0	1156	$2,100	$1.82	22d	1	0.60mi
351 Ellsworth Ave Unit 1 New Haven, CT	3.0	1.0	1156	$2,100	$1.82	24d	1	0.60mi
693 Dixwell Ave Unit 2 New Haven, CT	3.0	1.0	1212	$1,875	$1.55	24d	1	0.62mi
61 Lake Pl Apt 102 New Haven, CT	3.0	1.0	965	$2,495	$2.59	15d	1	0.63mi
621 Elm St New Haven, CT	2.0	1.0	1000	$1,650	$1.65	15d	1	0.63mi
40 Lilac St Unit 3 New Haven, CT	3.0	1.0	1100	$1,600	$1.45	44d	1	0.64mi
248 Bassett St New Haven, CT	3.0	1.0	1400	$2,400	$1.71	44d	1	0.64mi
250 Bassett St Unit 3rd floor New Haven, CT	2.0	1.0	960	$1,900	$1.98	44d	1	0.65mi
250 Bassett St Unit 2nd New Haven, CT	3.0	1.0	1400	$2,400	$1.71	44d	1	0.65mi
280 Bassett St New Haven, CT	2.0	1.0	1000	$1,500	$1.50	44d	1	0.65mi

Listing history 17 events

1. 2026-06-03
   statusdays on market $180,000 Under Contract 7 DOM
2. 2026-06-01
   days on market $180,000 Active 6 DOM
3. 2026-05-31
   days on market $180,000 Active 5 DOM
4. 2026-05-24
   listed $180,000 Active
5. 2016-11-15
   soldstatus $89,540 181-char remark

   Show marketing remark (181 chars)

   Why rent when you can own. Great Colonial style home with full basement and plenty of room for everything. Close to public transportation and highways - will not last at this price.

6. 2016-09-29
   historical 181-char remark

   Show marketing remark (181 chars)

   Why rent when you can own. Great Colonial style home with full basement and plenty of room for everything. Close to public transportation and highways - will not last at this price.

7. 2016-03-30
   listed $84,900 181-char remark

   Show marketing remark (181 chars)

   Why rent when you can own. Great Colonial style home with full basement and plenty of room for everything. Close to public transportation and highways - will not last at this price.

8. 2009-01-11
   historical
9. 2008-07-28
   listed $119,900
10. 2008-07-16
    historical
11. 2008-04-26
    listed $115,000
12. 2008-04-17
    historical
13. 2007-10-17
    listed $114,900
14. 1999-10-26
    soldstatus $43,000
15. 1999-04-01
    listed $49,900
16. 1999-03-19
    soldstatus $28,000
17. 1998-08-20
    listed $32,900

ⓘ 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: $3,781 · $315/mo
• Projected year-2 tax: $3,816 · $318/mo
• Expected delta: +$36/yr (+$3/mo · 0.9%)

ⓘ 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 56% 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: $24,863
• − Mortgage interest: −$10,083
• − Property taxes: −$3,781
• − Insurance: −$900
• − Repairs & maintenance: −$1,989
• − Management: −$1,989
• − Depreciation: −$5,236
• Taxable income: $884
• Est. tax owed @ 24.0%: −$212
• After-tax cash flow: $3,421/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): 54,730
• Household income: $59,969
• Rent vs Own: 80.3% rent · 19.7% own
• Severe rent burden: 4999.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Black 34% White 32% Hispanic / Latino 21% Two or more races 8% Asian 7%
• Hispanic origin (detail): Mexican 4% Puerto Rican 10% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 1% Russian 1%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 74% English-only · Spanish 15% Chinese 3% Other Indo-European 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: ▼ -86.05%
• Current HPI: 328.1353
• Rent YoY: ▲ 2.60%
• 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

+447.1% since first listed

14 events — show timeline

• 2026-05-24 Listed $180,000 Smart MLS
• 2016-11-15 Sold (MLS) $89,540 Smart MLS
• 2016-09-29 Listing Removed — Smart MLS
• 2016-03-30 Listed $84,900 Smart MLS
• 2009-01-11 Listing Removed — Smart MLS
• 2008-07-28 Listed $119,900 Smart MLS
• 2008-07-16 Listing Removed — Smart MLS
• 2008-04-26 Listed $115,000 Smart MLS
• 2008-04-17 Listing Removed — Smart MLS
• 2007-10-17 Listed $114,900 Smart MLS
• 1999-10-26 Sold (MLS) $43,000 Smart MLS
• 1999-04-01 Listed $49,900 Smart MLS
• 1999-03-19 Sold (MLS) $28,000 Smart MLS
• 1998-08-20 Listed $32,900 Smart MLS

Property tax history

+5.3%/yr

Latest (2023): $3,781 · -6.4% YoY. Source: county tax records.