57 Curtiss St · Naugatuck, CT 06770

$235,000

3 bd · 1.0 ba · 1,372 sqft · SingleFamily public records · 89 Days on market

Built 1946 4,356 sqft lot $171/sqft · 22% below area Est $300k · 22% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +13.9/30.0
• DSCR +4.2/10.0
• 1% rule +4.1/10.0
• Rent growth +4.1/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTORS TAKE NOTICE. 6 room, 3 bedroom, 1 bath colonial with incredible potential! Newer oil-fired furnace and electric hot water heater. Walk-up attic access in 2nd floor bedroom area. Property to be sold AS IS and CASH ONLY. Tenant will provide showing access.

Key facts

• Walk-up attic access
• 4,356 sq ft lot
• Built 1946

Tags

• NEWER OIL-FIRED FURNACE
• ELECTRIC HOT WATER HEATER
• WALK-UP ATTIC ACCESS

🏷️ Possibly a rental listed for sale. The $235,000 price doesn't fit this home's estimated sale value (~$299,900) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-31 ($-373/yr) — negative.
• To cash-flow at today's rent, offer at most $230k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $213k (9.2% below list).
• Recommended offer: $213k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 3.4% in Naugatuck — 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 77/100 on livability (#42 in CT, #2,997 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities F, commute D-.
• Naugatuck School District (suburban): math 32% / reading 43% proficiency, ranked #105 of 153 in CT (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.2%/yr); 112 active listings in the ZIP; 26 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 89 days — a 6% lower offer ($221k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $24k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $235k implies a 135% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 27% 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 $213,457 (9.2% 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 89 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Built in 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 0.91% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.45%
• DSCR: 1.02
• GRM: 9.2

CMA / ARV

• ARV (median comp): $299,900
• List price: $235,000
• Delta: -21.64%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24 New St	0.35mi	3/1.0	1,344 (-2%)	5mo	$320,000	$238	76
146 Johnson St	0.36mi	3/1.5	1,466 (+7%)	5mo	$299,900	$205	65
53 Walnut St	0.56mi	3/2.0	1,332 (-3%)	4mo	$385,000	$289	62
210 Johnson St	0.27mi	3/2.5	1,536 (+12%)	3mo	$299,900	$195	59
4 Culver Ct	0.73mi	3/1.5	1,393 (+2%)	4mo	$332,040	$238	58
41 Quinn St	0.66mi	3/2.0	1,336 (-3%)	4mo	$355,000	$266	57
80 Cliff St	0.75mi	3/1.5	1,427 (+4%)	0mo	$330,000	$231	56
137 Lincoln St	0.71mi	3/2.0	1,280 (-7%)	2mo	$320,000	$250	50
15 Summit Rd	0.71mi	3/1.5	1,469 (+7%)	4mo	$400,000	$272	50
89 Alma St	0.52mi	3/2.5	1,536 (+12%)	1mo	$350,000	$228	49
31 June St	0.64mi	2/1.0 (-1)	1,512 (+10%)	4mo	$285,000	$188	45
22 Neagle St	0.69mi	3/2.5	1,512 (+10%)	0mo	$367,000	$243	44

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 · 6.23% rent growth · sell at horizon

5-year hold

• IRR: -13.4%
• Equity multiple: 0.50×
• Total profit: $-32,810
• Equity at exit: $35,039

10-year hold

• IRR: 0.1%
• Equity multiple: 1.01×
• Total profit: $649
• Equity at exit: $20,319

Cash invested: $65,800 (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 06770

• Home prices YoY: -33.3%
• Rents YoY: 6.2%
• Active inventory: 112
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,135 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$332 /mo · $3,979/yr
• Insurance: −$98
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $-31

Break-even live

Break-even rent $2,174

Max offer price $229,507

Occupancy floor 96%

Sensitivity live

Price	-10% $102	-5% $35	+0% $-31	+5% $-98	+10% $-164
Rent	-10% $-200	-5% $-115	+0% $-31	+5% $53	+10% $138
Rate	-1.0pp $87	-0.5pp $29	base $-31	+0.5pp $-92	+1.0pp $-154

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 26 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
550 High St Unit 2 Naugatuck, CT	2.0	1.5	1100	$2,500	$2.27	44d	1	0.07mi
108 Curtiss St Naugatuck, CT	2.0	1.0	1000	$2,000	$2.00	14d	1	0.12mi
223 Meadow St Naugatuck, CT	2.0–3.0	1.0–1.5	1500	$2,400	$1.60	3d	3	0.38mi
304 Hillside Ave Naugatuck, CT	2.0	1.0	1088	$1,650	$1.52	21d	1	0.38mi
48 Anderson St Naugatuck, CT	4.0	1.0	1144	$2,500	$2.19	14d	1	0.45mi
49 Golden Hill St Unit 2 Naugatuck, CT	3.0	1.0	1050	$1,850	$1.76	44d	1	0.52mi
299 High St Unit 2nd Floor Naugatuck, CT	2.0	1.0	1000	$1,500	$1.50	3d	1	0.55mi
46 Carroll St Unit left side Naugatuck, CT	2.0	2.0	1632	$1,575	$0.97	24d	1	0.58mi
63 Woodbine St Naugatuck, CT	2.0	1.0	1150	$1,400	$1.22	44d	1	0.60mi
551 Main St Unit 1R Naugatuck, CT	2.0	1.0	974	$1,600	$1.64	44d	1	0.64mi
270 Spring St Naugatuck, CT	1.0–2.0	1.0	915	$2,259	$2.47	3d	11	0.71mi
270 Spring St Naugatuck, CT	1.0–2.0	1.0	915	$2,220	$2.43	11d	8	0.71mi
303 Millville Ave Naugatuck, CT	3.0	2.0	1518	$2,500	$1.65	11d	1	0.77mi
303 Millville Ave Naugatuck, CT	3.0	1.5	1518	$2,500	$1.65	44d	1	0.77mi
8 Garden St Naugatuck, CT	3.0	1.0	1401	$2,000	$1.43	44d	1	0.79mi
33 Pond St Naugatuck, CT	2.0	1.0	1058	$1,700	$1.61	44d	1	0.81mi
139 Phyllis Dr Naugatuck, CT	3.0	1.0	956	$1,975	$2.07	14d	1	0.85mi
111 Mallane Ln Unit 14D Naugatuck, CT	2.0	1.5	1152	$2,400	$2.08	19d	1	0.88mi
56 Aetna St Unit 2B Naugatuck, CT	2.0	1.0	900	$1,690	$1.88	24d	1	0.89mi
8 Scott St Unit 2 Naugatuck, CT	3.0	1.0	1000	$1,900	$1.90	44d	1	0.91mi
516 S Main St Naugatuck, CT	2.0	1.0	1730	$1,425	$0.82	3d	1	1.14mi
151 Andrew Ave Naugatuck, CT	1.0–2.0	1.0	856	$1,970	$2.30	3d	3	1.18mi
49 Tudor Ln Naugatuck, CT	3.0	1.5	1282	$2,700	$2.11	3d	1	1.36mi
675 Millville Ave Naugatuck, CT	2.0	1.5	1472	$2,100	$1.43	3d	1	1.43mi
684 Field St Naugatuck, CT	3.0	1.5	1718	$2,200	$1.28	24d	1	1.46mi
1585 Highland Ave Waterbury, CT	2.0	1.5	1050	$1,875	$1.79	44d	1	1.50mi

Listing history 19 events

1. 2026-06-18
   days on market $235,000 Active 89 DOM
2. 2026-06-17
   days on market $235,000 Active 88 DOM
3. 2026-06-16
   days on market $235,000 Active 87 DOM
4. 2026-06-15
   days on market $235,000 Active 86 DOM
5. 2026-06-14
   days on market $235,000 Active 84 DOM
6. 2026-06-10
   days on market $235,000 Active 81 DOM
7. 2026-06-09
   days on market $235,000 Active 80 DOM
8. 2026-06-08
   days on market $235,000 Active 79 DOM
9. 2026-06-07
   days on market $235,000 Active 78 DOM
10. 2026-06-05
    days on market $235,000 Active 75 DOM
11. 2026-06-03
    days on market $235,000 Active 74 DOM
12. 2026-06-03
    days on market $235,000 Active 73 DOM
13. 2026-06-01
    days on market $235,000 Active 72 DOM
14. 2026-05-31
    days on market $235,000 Active 71 DOM
15. 2026-04-22
    price $235,000 264-char remark

    Show marketing remark (264 chars)

    INVESTORS TAKE NOTICE. 6 room, 3 bedroom, 1 bath colonial with incredible potential! Newer oil-fired furnace and electric hot water heater. Walk-up attic access in 2nd floor bedroom area. Property to be sold AS IS and CASH ONLY. Tenant will provide showing access.

16. 2026-03-20
    listed $259,000 Active 264-char remark

    Show marketing remark (264 chars)

    INVESTORS TAKE NOTICE. 6 room, 3 bedroom, 1 bath colonial with incredible potential! Newer oil-fired furnace and electric hot water heater. Walk-up attic access in 2nd floor bedroom area. Property to be sold AS IS and CASH ONLY. Tenant will provide showing access.

17. 2014-10-08
    soldstatus $100,000
18. 2014-10-07
    soldstatus $100,000 37-char remark

    Show marketing remark (37 chars)

    Solid older house in need of updating

19. 2014-06-27
    listed $139,000 37-char remark

    Show marketing remark (37 chars)

    Solid older house in need of updating

ⓘ 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: $3,979 · $332/mo
• Projected year-2 tax: $4,504 · $375/mo
• Expected delta: +$525/yr (+$44/mo · 13.2%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,615
• − Mortgage interest: −$13,164
• − Property taxes: −$3,979
• − Insurance: −$1,842
• − Repairs & maintenance: −$2,049
• − Management: −$2,049
• − Depreciation: −$6,836
• Taxable loss: −$4,304
• Est. tax savings @ 24.0%: +$1,033
• After-tax cash flow: $660/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: Naugatuck School District
• NCES district ID: 0902640
• Math proficiency: 32% ▼ -13.00%
• Reading proficiency: 43% ▼ -11.00%
• Median HH income: $61,060
• Composite: 33.44/100
• National rank: #5463
• State rank: #105 of 153 in CT

Livability — Naugatuck

• Score: 77/100
• State rank: #42
• US rank: #2997

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Naugatuck, CT
• County: New Haven County · 688,236 people
• City population: 31,823
• Metro: New Haven-Milford, CT
• Population (ZIP): 31,823
• Household income: $96,208
• Rent vs Own: 32.2% rent · 67.8% own
• Severe rent burden: 788.0

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 61% Hispanic / Latino 17% Two or more races 12% Black 11% Asian 4%
• Hispanic origin (detail): Puerto Rican 10% Dominican 1%
• Common ancestry: Romanian 7% Russian 6% Lithuanian 4%
• Foreign-born: 17% · Canada, Jamaica, China
• Languages at home: 77% English-only · Spanish 10% Other Indo-European 7% Other Asian/Pacific 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: ▼ -108.73%
• Current HPI: 217.6177
• Rent YoY: ▲ 6.23%
• 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

+69.1% since first listed

5 events — show timeline

• 2026-04-22 Price Changed $235,000 Smart MLS
• 2026-03-20 Listed $259,000 Smart MLS
• 2014-10-08 Sold (Public Records) $100,000 Public Records
• 2014-10-07 Sold (MLS) $100,000 Smart MLS
• 2014-06-27 Listed $139,000 Smart MLS

Property tax history

+1.9%/yr

Latest (2022): $3,979 · +0.0% YoY. Source: county tax records.