1412 Dixwell Ave · New Haven, CT 06514

$294,900

4 bd · 4.0 ba · 3,812 sqft · MultiFamily public records · 3 Days on market

Built 1925 7,405 sqft lot Est $465k · 37% under ↓ 13% since listing

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Rent growth +3.7/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Fully rented 4 unit w/good income & great possibilities. Detached 2 car garage rented for $110/mo. Two units down could be used as office or retail if desired.Being sold 'as is'. Showings: wednesdays 5-6pm & sundays 12-1pm rsvp

Key facts

• 4 unit multi-family
• 7,405 sq ft lot
• 2 garage spots

Tags

• 4 UNIT MULTI-FAMILY
• DETACHED 2-CAR GARAGE

🏷️ Possibly a rental listed for sale. The $294,900 price doesn't fit this home's estimated sale value (~$465,064) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4 × 2-bed/1.0-bath units multifamily listed at $295k.

Deal economics

• At list price, monthly cash flow is $4k ($46k/yr) — positive. Per door: $960/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $295k).
• Cap rate 21.9% 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: employment D, crime F.
• Hamden School District (suburban): math 30% / reading 43% proficiency, ranked #106 of 153 in CT (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Hamden High School (math 21% / reading 44%, grade F, #125 of 194 statewide, top 66%, 1,672 students, 39% FRL).
• Market conditions: Rents rising fast (+4.6%/yr); 107 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 in 5+ unit buildings).
• At $8,034/mo this rent would consume 108% of the median local household income ($89k/yr) (locally 1228% 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 $9k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 4.6% rent growth), your $83k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 22y 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: property tax is 3.4% of price; built in 1925 — 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 $294,900

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 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
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: 2.72% ✓
• Cap rate: 21.92%
• Cash-on-cash: 55.82%
• DSCR: 3.48
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $465,064
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 3rd St	0.58mi	4/4.0	3,861 (+1%)	21mo	$450,000	$117	53
34 Bradley Ave	0.30mi	5/3.0 (+1)	3,283 (-14%)	15mo	$475,000	$145	41
52 Collins St	0.16mi	5/3.0 (+1)	3,271 (-14%)	22mo	$400,000	$122	41

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 · 4.61% rent growth · sell at horizon

5-year hold

• IRR: 56.2%
• Equity multiple: 3.55×
• Total profit: $210,491
• Equity at exit: $43,971

10-year hold

• IRR: 61.8%
• Equity multiple: 7.73×
• Total profit: $556,045
• Equity at exit: $25,498

Cash invested: $82,572 (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 06514

• Rents YoY: 4.6%
• Active inventory: 107
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $8,034 high
• Mortgage (P&I): −$1,546
• Tax from tax record: −$836 /mo · $10,036/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,687
• Net cashflow: $3,841

Break-even live

Break-even rent $3,172

Max offer price $294,900

Occupancy floor 47%

Sensitivity live

Price	-10% $4,008	-5% $3,925	+0% $3,841	+5% $3,758	+10% $3,674
Rent	-10% $3,206	-5% $3,524	+0% $3,841	+5% $4,159	+10% $4,476
Rate	-1.0pp $3,990	-0.5pp $3,916	base $3,841	+0.5pp $3,765	+1.0pp $3,687

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

Units	Beds	Baths	Est. rent
▸ 4× units	2	1	$8,036
Total (4 units)			$8,034

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: $73,725
• Closing costs: $8,847
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1428 Dixwell Ave Fl 2 Hamden, CT	3.0	1.0	3096	$2,100	$0.68	44d	1	0.03mi
327 Augur St Unit 3 Hamden, CT	3.0	1.0	3036	$1,800	$0.59	3d	1	0.76mi
1012 Dixwell Ave Unit 2 Hamden, CT	3.0	1.0	5447	$1,750	$0.32	3d	1	0.79mi
918 Winchester Ave Unit 2 New Haven, CT	3.0	1.0	3603	$1,900	$0.53	44d	1	1.27mi
106 Butler St New Haven, CT	4.0	2.0	3045	$2,600	$0.85	15d	1	1.33mi
327 Newhall St New Haven, CT	3.0	1.0	2742	$1,950	$0.71	44d	1	1.36mi
322 Bassett St Unit 2 New Haven, CT	3.0	1.0	2936	$1,900	$0.65	44d	1	1.39mi
304 Shelton Ave Unit 2 New Haven, CT	3.0	1.0	3930	$1,900	$0.48	44d	1	1.43mi
146 Hartford Tpke Hamden, CT	3.0	2.5	3644	$6,900	$1.89	3d	1	1.43mi
247 W Ivy St Unit 2 New Haven, CT	3.0	1.0	3531	$2,200	$0.62	44d	1	1.47mi

Listing history 5 events

1. 2025-08-21
   status Under Contract
2. 2025-08-18
   listed $294,900 Active
3. 2004-11-12
   soldstatus $289,000 235-char remark

   Show marketing remark (235 chars)

   Fully rented 4 unit w/good income & great possibilities. Detached 2 car garage rented for $110/mo. Two units down could be used as office or retail if desired.Being sold 'as is'. Showings: wednesdays 5-6pm & sundays 12-1pm rsvp

4. 2004-11-12
   soldstatus $289,000

   Show marketing remark (235 chars)

   Fully rented 4 unit w/good income & great possibilities. Detached 2 car garage rented for $110/mo. Two units down could be used as office or retail if desired.Being sold 'as is'. Showings: wednesdays 5-6pm & sundays 12-1pm rsvp

5. 2004-06-28
   listed $339,000 235-char remark

   Show marketing remark (235 chars)

   Fully rented 4 unit w/good income & great possibilities. Detached 2 car garage rented for $110/mo. Two units down could be used as office or retail if desired.Being sold 'as is'. Showings: wednesdays 5-6pm & sundays 12-1pm rsvp

ⓘ 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: $10,036 · $836/mo
• Projected year-2 tax: $10,036 · $836/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 53% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $96,408
• − Mortgage interest: −$16,519
• − Property taxes: −$10,036
• − Insurance: −$1,474
• − Repairs & maintenance: −$7,713
• − Management: −$7,713
• − Depreciation: −$8,579
• Taxable income: $44,374
• Est. tax owed @ 24.0%: −$10,650
• After-tax cash flow: $35,444/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: Hamden School District
• NCES district ID: 0901860
• Math proficiency: 30% ▼ -13.00%
• Reading proficiency: 43% ▼ -7.00%
• Median HH income: $68,821
• Composite: 33.34/100
• National rank: #5490
• State rank: #106 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

• County: New Haven County · 688,236 people
• City population: 132,813
• Metro: New Haven-Milford, CT
• Population (ZIP): 26,803
• Household income: $88,900
• Rent vs Own: 38.7% rent · 61.3% own
• Severe rent burden: 1228.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 43% Black 33% Hispanic / Latino 16% Two or more races 10% Asian 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 7% Dominican 2%
• Common ancestry: Romanian 5% German 2% Lithuanian 2%
• Foreign-born: 15% · Canada, Jamaica, China
• Languages at home: 80% English-only · Spanish 10% Arabic 2% Other Indo-European 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: ▼ -222.59%
• Current HPI: 251.556
• Rent YoY: ▲ 4.61%
• 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

-13.0% since first listed

5 events — show timeline

• 2025-08-21 Pending — Smart MLS
• 2025-08-18 Listed $294,900 Smart MLS
• 2004-11-12 Sold (Public Records) $289,000 Public Records
• 2004-11-12 Sold (MLS) $289,000 Smart MLS
• 2004-06-28 Listed $339,000 Smart MLS

Property tax history

+4.0%/yr

Latest (2023): $10,036 · -2.5% YoY. Source: county tax records.