149 Heritage Vlg Unit A · Southbury, CT 06488

$219,000

1 bd · 1.0 ba · 928 sqft · Condo public records · 52 Days on market

Built 1969 $236/sqft · 15% below area Est $258k · 15% under $628/mo HOA · 27% of rent

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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 +14.2/15.0
• Cash flow +7.5/30.0
• 1% rule +5.5/10.0
• Schools +5.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this Immaculate Heritage Village carriage house unit. A Brand new Energy efficient Heat Pump system was just installed. This light filled one bedroom one bath unit has beautiful finishes and deck that captures the late afternoon sun. The close by garage is second one in from the right, just off the level path, plus lots of guest parking too. Within this 55 and over community, there are four pools, numerous clubs, amenities, and activities all located approx. 90 minutes from New York City. Heritage Village, is located in idyllic town of Southbury Connecticut with a quaint town green, multiple golf courses, shopping, restaurants and movie theater. All buyers pay a one-time equity fee of $2000 at closing to the Heritage Village Association.

Key facts

• 4 pools
• Modernized bathroom
• Refreshed cabinets

Tags

• BEAUTIFULLY MAINTAINED GROUNDS
• WALKING PATHS
• 4 POOLS
• UPDATED KITCHEN
• REFRESHED CABINETS
• MODERNIZED BATHROOM

Property features AI

Finance

• Other: Located in Connecticut (New Haven County); nearby amenities include basketball court, golf course, health club, library, medical facilities, park, and shopping/mall
• HOA & community: Homeowners association with monthly fee; Monthly HOA fee covers clubhouse, security service, grounds maintenance, trash pickup, snow removal, property management, pool service, and road maintenance; Association amenities include bocci court, clubhouse, exercise room/health club, gardening area, pool, security services, and tennis courts; Professional on-site property management; Pets allowed

Exterior

• Parking: Detached garage (1 stall)
• Utilities: Public water connected; Public sewer connected; Electric service for hot water and heating
• Home design: Condominium (Carriage House model); End unit; Unit on first floor; Part of Heritage Village complex; Tan exterior color
• Construction: Frame construction
• Exterior features: Wood siding; Level lot; In-ground swimming pool; Community pool

Interior

• Kitchen: Oven/Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 1 bedroom (unit on main level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Electric hot water; Hot air heating (electric)
• Interior features: One fireplace; Pull-down attic access
• Laundry & utility: Washer and dryer in unit (main level)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $219k.

Deal economics

• At list price, monthly cash flow is $-277 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $170k (22.3% below list).
• Meets the 1% rule at list price ($2k rent vs $219k).
• Recommended offer: $170k (22.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads: area grade D — affects rentability + tenant quality, not the cash-flow math above.
• Regional School District 15 (suburban): math 56% / reading 64% proficiency, ranked #46 of 153 in CT (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 4% free/reduced lunch — higher-income household profile.
• Zoned schools: Pomperaug Regional High School (math 54% / reading 74%, grade B-, #37 of 194 statewide, top 19%, 1,039 students, 14% FRL).
• Market conditions: 156 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 19y 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.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $170,061 (22.3% 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. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. 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?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.05% ✓
• Cap rate: 4.77%
• Cash-on-cash: -5.42%
• DSCR: 0.76
• GRM: 7.9

CMA / ARV

• ARV (median comp): $257,572
• List price: $219,000
• Delta: -14.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -25.3%
• Equity multiple: 0.14×
• Total profit: $-52,742
• Equity at exit: $32,654

10-year hold

• IRR: -20.7%
• Equity multiple: -0.09×
• Total profit: $-67,065
• Equity at exit: $18,935

Cash invested: $61,320 (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 06488

• Active inventory: 156
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,296 high
• Mortgage (P&I): −$1,148
• Tax from tax record: −$223 /mo · $2,677/yr
• Insurance: −$91
• HOA: −$628
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $-277

Break-even live

Break-even rent $2,647

Max offer price $170,061

Occupancy floor —

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: $54,750
• Closing costs: $6,570
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
593 Heritage Vlg Unit D Southbury, CT	2.0	2.0	1044	$2,300	$2.20	23d	1	0.24mi
576 Village St Unit D Southbury, CT	2.0	2.0	1044	$2,400	$2.30	3d	1	0.35mi
576 Village St Unit D Southbury, CT	2.0	2.0	1044	$2,400	$2.30	23d	1	0.35mi
235 Heritage Vlg Unit B Southbury, CT	1.0	1.0	928	$2,100	$2.26	23d	1	0.42mi
85 Hicock Dr Unit D Southbury, CT	1.0	1.0	1000	$2,200	$2.20	11d	1	1.10mi

HOA detail condo

• Monthly dues: $628 · $7,536/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 32 events

1. 2026-06-18
   days on market $219,000 Active 52 DOM
2. 2026-06-17
   days on market $219,000 Active 51 DOM
3. 2026-06-16
   days on market $219,000 Active 50 DOM
4. 2026-06-15
   days on market $219,000 Active 49 DOM
5. 2026-06-14
   days on market $219,000 Active 47 DOM
6. 2026-06-13
   days on market $219,000 Active 46 DOM
7. 2026-06-10
   days on market $219,000 Active 44 DOM
8. 2026-06-09
   days on market $219,000 Active 43 DOM
9. 2026-06-08
   days on market $219,000 Active 42 DOM
10. 2026-06-07
    days on market $219,000 Active 41 DOM
11. 2026-06-03
    days on market $219,000 Active 37 DOM
12. 2026-06-03
    days on market $219,000 Active 36 DOM
13. 2026-06-01
    days on market $219,000 Active 35 DOM
14. 2026-05-31
    days on market $219,000 Active 34 DOM
15. 2026-04-27
    listed $229,000 Active 984-char remark
16. 2022-07-11
    soldstatus $198,500
17. 2022-07-08
    soldstatus $198,500 Closed 758-char remark

    Show marketing remark (758 chars)

    Welcome to this Immaculate Heritage Village carriage house unit. A Brand new Energy efficient Heat Pump system was just installed. This light filled one bedroom one bath unit has beautiful finishes and deck that captures the late afternoon sun. The close by garage is second one in from the right, just off the level path, plus lots of guest parking too. Within this 55 and over community, there are four pools, numerous clubs, amenities, and activities all located approx. 90 minutes from New York City. Heritage Village, is located in idyllic town of Southbury Connecticut with a quaint town green, multiple golf courses, shopping, restaurants and movie theater. All buyers pay a one-time equity fee of $2000 at closing to the Heritage Village Association.

18. 2022-05-25
    historical Under Contract - Continue to Show 758-char remark

    Show marketing remark (758 chars)

    Welcome to this Immaculate Heritage Village carriage house unit. A Brand new Energy efficient Heat Pump system was just installed. This light filled one bedroom one bath unit has beautiful finishes and deck that captures the late afternoon sun. The close by garage is second one in from the right, just off the level path, plus lots of guest parking too. Within this 55 and over community, there are four pools, numerous clubs, amenities, and activities all located approx. 90 minutes from New York City. Heritage Village, is located in idyllic town of Southbury Connecticut with a quaint town green, multiple golf courses, shopping, restaurants and movie theater. All buyers pay a one-time equity fee of $2000 at closing to the Heritage Village Association.

19. 2022-05-19
    listed $188,500 Active 758-char remark

    Show marketing remark (758 chars)

    Welcome to this Immaculate Heritage Village carriage house unit. A Brand new Energy efficient Heat Pump system was just installed. This light filled one bedroom one bath unit has beautiful finishes and deck that captures the late afternoon sun. The close by garage is second one in from the right, just off the level path, plus lots of guest parking too. Within this 55 and over community, there are four pools, numerous clubs, amenities, and activities all located approx. 90 minutes from New York City. Heritage Village, is located in idyllic town of Southbury Connecticut with a quaint town green, multiple golf courses, shopping, restaurants and movie theater. All buyers pay a one-time equity fee of $2000 at closing to the Heritage Village Association.

20. 2008-12-03
    historical
21. 2007-10-05
    soldstatus $125,500
22. 2007-08-19
    listed $129,900
23. 2007-08-17
    historical
24. 2007-08-15
    historical
25. 2007-08-15
    historical
26. 2007-06-08
    listed $129,900
27. 2007-02-15
    listed $117,900
28. 2007-02-15
    listed $117,900
29. 2007-02-15
    listed $117,900
30. 2007-02-15
    historical
31. 2001-05-04
    soldstatus $82,500
32. 1992-10-01
    soldstatus $55,000

ⓘ 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: $2,677 · $223/mo
• Projected year-2 tax: $3,682 · $307/mo
• Expected delta: +$1,005/yr (+$84/mo · 37.5%)

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

Taxation est. · year 1

• Rental income: $27,551
• − Mortgage interest: −$12,267
• − Property taxes: −$2,677
• − Insurance: −$1,095
• − Repairs & maintenance: −$2,204
• − Management: −$2,204
• − HOA: −$7,536
• − Depreciation: −$6,371
• Taxable loss: −$6,804
• Est. tax savings @ 24.0%: +$1,633
• After-tax cash flow: $-1,692/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: Regional School District 15
• NCES district ID: 0903537
• Math proficiency: 56% ▼ -15.00%
• Reading proficiency: 64% ▼ -11.00%
• Median HH income: $84,697
• Composite: 54.36/100
• National rank: #1361
• State rank: #46 of 153 in CT

Livability — Southbury

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Heritage Village, CT
• City population: 19,973
• Population (ZIP): 19,973

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Hispanic / Latino 9% Two or more races 7% Asian 3% Black 2%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 5% Lithuanian 3% Scotch-Irish 2%
• Foreign-born: 8% · China, Canada, Jamaica
• Languages at home: 89% English-only · Spanish 4% Chinese 2% Other Indo-European 2%

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: ▼ -124.35%
• Current HPI: 165.0514
• 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

+298.2% since first listed

19 events — show timeline

• 2026-05-21 Price Changed $219,000 Smart MLS
• 2026-04-27 Listed $229,000 Smart MLS
• 2022-07-11 Sold (Public Records) $198,500 Public Records
• 2022-07-08 Sold (MLS) $198,500 Smart MLS
• 2022-05-25 Contingent — Smart MLS
• 2022-05-19 Listed $188,500 Smart MLS
• 2008-12-03 Listing Removed — Smart MLS
• 2007-10-05 Sold (Public Records) $125,500 Public Records
• 2007-08-19 Listed $129,900 Smart MLS
• 2007-08-17 Listing Removed — Smart MLS
• 2007-08-15 Listing Removed — Smart MLS
• 2007-08-15 Listing Removed — Smart MLS
• 2007-06-08 Listed $129,900 Smart MLS
• 2007-02-15 Listing Removed — Smart MLS
• 2007-02-15 Listed $117,900 Smart MLS
• 2007-02-15 Listed $117,900 Smart MLS
• 2007-02-15 Listed $117,900 Smart MLS
• 2001-05-04 Sold (Public Records) $82,500 Public Records
• 1992-10-01 Sold (Public Records) $55,000 Public Records

Property tax history

+6.2%/yr

Latest (2023): $2,677 · +54.7% YoY. Source: county tax records.