136 Pembroke Rd Unit 6-50 · Danbury, CT 06811

$369,000

3 bd · 1.5 ba · 1,642 sqft · Condo public records · 1 Days on market

Built 1985 $391/mo HOA · 11% 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).

• Cash flow +13.0/30.0
• ARV discount +7.5/15.0
• 1% rule +4.8/10.0
• DSCR +3.9/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this well-maintained and move-in ready condominium offering comfortable living in a convenient Danbury location. This bright and inviting unit features a spacious layout, abundant natural light, and a functional floor plan designed for everyday living and entertaining. The kitchen offers ample cabinet space and opens to the dining and living areas, creating a welcoming atmosphere. Enjoy the private deck, perfect for relaxing outdoors, and the convenience of a garage located directly in front of the unit. Numerous updates have been completed throughout the home. In 2023, the condo received new laminate flooring throughout, new carpeting on the stairs and in both upstairs bedrooms,

Key facts

• $391 HOA
• Garage
• Pool

Property features AI

Finance

• Other: Part of a 108-unit complex; Nearby amenities: golf course, lake, library, medical facilities, park, shopping/mall
• Financial info: Professionally managed off-site; Pets allowed with restrictions (two-pet limit)
• HOA & community: Homeowners association with monthly fee; HOA fee includes grounds maintenance, property management, and pool service; Association amenities include pool

Exterior

• Parking: Detached garage (1-car), paved; Total 1 parking space
• Utilities: Public water connected; Public sewer connected; Electric service for heat and hot water
• Home design: Condominium (unit in a multi-unit complex); Part of the Lakewood complex; Tan exterior color
• Construction: Frame construction
• Exterior features: Vinyl siding; Deck; Level lot; In-ground swimming pool (community)

Interior

• Kitchen: Dishwasher; Oven/Range; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Baseboard heating (electric); Window cooling unit; Electric hot water
• Interior features: 6 total rooms; 2 levels; One fireplace; Has an attic with access via hatch
• Laundry & utility: Washer; Dryer; Laundry located on upper level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $369k.

Deal economics

• At list price, monthly cash flow is $-20 ($-241/yr) — negative.
• To cash-flow at today's rent, offer at most $365k (1.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $363k (1.6% below list).
• Recommended offer: $363k (1.6% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 3.6% in Danbury — 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 76/100 on livability (#51 in CT, #3,379 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: amenities F, cost of living F.
• Danbury School District (urban): math 19% / reading 32% proficiency, ranked #131 of 153 in CT (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Pembroke School (math 17% / reading 32%, grade F, #424 of 553 statewide, top 78%, 366 students, 51% FRL); Danbury High School (math 19% / reading 41%, grade F, #137 of 194 statewide, top 70%, 3,590 students, 48% FRL).
• Market conditions: 121 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,151 units permitted in Western Connecticut Planning Region in 2024 (714 in 5+ unit buildings).
• This rent runs 42% of the median local income ($105k/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 $3k of loan paydown is wiped out by about $11k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $236k; list at $369k implies a 56% gain — meaningful room to come down on a strong offer.

Recommended offer $363,039 (1.6% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
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. 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?
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: 0.98% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.23%
• DSCR: 0.99
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -16.6%
• Equity multiple: 0.41×
• Total profit: $-60,809
• Equity at exit: $55,019

10-year hold

• IRR: -8.2%
• Equity multiple: 0.48×
• Total profit: $-53,531
• Equity at exit: $31,904

Cash invested: $103,320 (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 06811

• Active inventory: 121
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $3,630 medium
• Mortgage (P&I): −$1,935
• Tax from tax record: −$408 /mo · $4,899/yr
• Insurance: −$154
• HOA: −$391
• Vacancy / Maint / Mgmt: −$762
• Net cashflow: $-20

Break-even live

Break-even rent $3,656

Max offer price $365,455

Occupancy floor 96%

Sensitivity live

Price	-10% $189	-5% $84	+0% $-20	+5% $-125	+10% $-229
Rent	-10% $-307	-5% $-163	+0% $-20	+5% $123	+10% $267
Rate	-1.0pp $166	-0.5pp $74	base $-20	+0.5pp $-116	+1.0pp $-213

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: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Mendes Rd Danbury, CT	3.0	1.5	1184	$3,800	$3.21	20d	1	0.28mi
8 Snug Harbor Dr Danbury, CT	3.0	3.0	1639	$2,950	$1.80	3d	1	1.22mi
6 Brighton St Danbury, CT	3.0	2.5	1272	$4,700	$3.69	44d	1	1.23mi

HOA detail condo

• Monthly dues: $391 · $4,692/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-18
   statusdays on market $369,000 Active 1 DOM
2. 2026-06-17
   days on market $369,000 Coming Soon 9 DOM
3. 2026-06-16
   days on market $369,000 Coming Soon 8 DOM
4. 2026-06-15
   days on market $369,000 Coming Soon 7 DOM
5. 2026-06-13
   days on market $369,000 Coming Soon 5 DOM
6. 2026-06-10
   days on market $369,000 Coming Soon 2 DOM
7. 2026-06-08
   remarks 699-char remark
8. 2026-06-08
   listed $369,000 Coming Soon 1 DOM

ⓘ 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: $4,899 · $408/mo
• Projected year-2 tax: $6,398 · $533/mo
• Expected delta: +$1,499/yr (+$125/mo · 30.6%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $43,565
• − Mortgage interest: −$20,670
• − Property taxes: −$4,899
• − Insurance: −$1,845
• − Repairs & maintenance: −$3,485
• − Management: −$3,485
• − HOA: −$4,692
• − Depreciation: −$10,735
• Taxable loss: −$6,246
• Est. tax savings @ 24.0%: +$1,499
• After-tax cash flow: $1,258/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: Danbury School District
• NCES district ID: 0901020
• Math proficiency: 19% ▼ -17.00%
• Reading proficiency: 32% ▼ -16.00%
• Median HH income: $65,793
• Composite: 23.93/100
• National rank: #7784
• State rank: #131 of 153 in CT

Livability — Danbury

• Score: 76/100
• State rank: #51
• US rank: #3379

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Danbury, CT
• County: Fairfield County · 765,532 people
• City population: 87,061
• Metro: Bridgeport-Stamford-Norwalk, CT
• Population (ZIP): 31,228
• Household income: $104,640
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 551.0

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 60% Hispanic / Latino 19% Two or more races 10% Black 10% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Dominican 6%
• Common ancestry: Russian 4% Romanian 3% Estonian 3%
• Foreign-born: 23% · Canada, Guatemala, China
• Languages at home: 67% English-only · Spanish 16% Other Indo-European 8% Russian/Polish/Slavic 2%

Political lean MEDSL · Western Connecticut

• 2024 margin: D (+19.1) · D 58.8% · R 39.7% · Other 1.6%
• All cycles: 2024: D+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -361.68%
• Current HPI: 258.6639
• Rent YoY: —
• Metro: Bridgeport-Stamford-Norwalk, 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

+180.6% since first listed

3 events — show timeline

• 2026-06-08 Coming Soon $369,000 Smart MLS
• 2010-10-19 Sold (Public Records) $236,000 Public Records
• 1992-09-18 Sold (Public Records) $131,500 Public Records

Property tax history

+3.5%/yr

Latest (2023): $4,899 · +45.6% YoY. Source: county tax records.