23 Dan Parker Dr · Waterbury, CT 06704

$159,900

3 bd · 2.0 ba · 1,328 sqft · SingleFamily public records · 3 Days on market

Built 1959 10,454 sqft lot $120/sqft · at area comps

---

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 +16.2/30.0
• 1% rule +7.8/10.0
• ARV discount +7.5/15.0
• DSCR +5.0/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +1.5/10.0
• Schools +1.5/10.0

Listing remarks

Opportunity knocks with this 5-room ranch set on a desirable corner lot in a quiet neighborhood, featuring a new roof and private yard ready to be brought back to life. Whether you're an investor, flipper, or a buyer looking to build equity, this property offers strong potential and a chance to create something special. The home is in need of renovation, but with vision and updates, it can truly shine again. A great project for those looking to customize or capitalize on value in a peaceful setting. Being sold as is, with most contents remaining for convenience. Priced to sell-cash or rehab loans only, as the property will not qualify for conventional financing. Sale is subject to Probate C

Key facts

• Private yard
• Peaceful setting
• Quiet neighborhood

Tags

• NEW ROOF
• PRIVATE YARD
• CORNER LOT
• QUIET NEIGHBORHOOD
• PEACEFUL SETTING

Property features AI

Exterior

• Utilities: Public water connected; Public sewer connected; Electric and oil service
• Home design: Single-family home
• Construction: Frame construction; Concrete foundation; Asphalt shingle roof
• Exterior features: Level lot; Vinyl siding; White exterior color

Interior

• Kitchen: Oven/Range; Refrigerator
• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating; Hot water provided by electric and oil; 30-gallon electric water tank (located in basement)
• Interior features: Full basement with interior access; Attic accessible via hatch; 5 total rooms
• Laundry & utility: Laundry room on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 6.9% vs local median 3.5% in Waterbury — 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 (#32 in CT, #2,205 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, crime D, employment D.
• Waterbury School District (suburban): math 12% / reading 23% proficiency, ranked #148 of 153 in CT (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+8.0%/yr); 103 active listings in the ZIP; 19 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 in 5+ unit buildings).
• At $2,044/mo this rent would consume 50% of the median local household income ($49k/yr) (locally 1981% 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $45k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,900

Questions for the listing agent

1. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. Crime grade is D 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?
6. 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.
7. 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.
8. 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: 1.28% ✓
• Cap rate: 6.94%
• Cash-on-cash: 2.31%
• DSCR: 1.10
• GRM: 6.5

CMA / ARV

• ARV (median comp): $332,366
• List price: $159,900
• Delta: -51.89%
• 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
92 Holiday Hl	0.07mi	3/2.0	1,200 (-10%)	7mo	$340,000	$283	75
65 Rosengarten Dr	0.34mi	3/2.0	1,236 (-7%)	3mo	$333,000	$269	70
188 Judith Ln	0.47mi	3/2.0	1,332 (+0%)	9mo	$345,000	$259	70
20 Fern Hill Ave	0.16mi	3/1.5	1,462 (+10%)	6mo	$325,000	$222	69
8 Nina Ct	0.33mi	3/1.5	1,390 (+5%)	7mo	$285,000	$205	69
124 Williamson Dr	0.60mi	4/2.0 (+1)	1,324 (-0%)	2mo	$365,000	$276	65
59 Fairfax St	0.54mi	3/1.5	1,350 (+2%)	11mo	$300,000	$222	61
20 Nina Ct	0.34mi	2/2.0 (-1)	1,400 (+5%)	11mo	$310,000	$221	61
125 Macarthur Dr	0.60mi	3/1.0	1,258 (-5%)	3mo	$250,000	$199	56
101 Rosengarten Dr	0.36mi	4/2.5 (+1)	1,517 (+14%)	11mo	$375,000	$247	43
154 Williamson Dr	0.64mi	3/2.0	1,184 (-11%)	11mo	$337,000	$285	43
61 Nottingham Ter	0.70mi	2/1.0 (-1)	1,176 (-11%)	0mo	$274,900	$234	39

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.79×
• Total profit: $-9,320
• Equity at exit: $23,842

10-year hold

• IRR: 10.9%
• Equity multiple: 2.10×
• Total profit: $49,306
• Equity at exit: $13,825

Cash invested: $44,772 (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 06704

• Home prices YoY: -2.0%
• Rents YoY: 8.0%
• Active inventory: 103
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,044 high
• Mortgage (P&I): −$839
• Tax from tax record: −$623 /mo · $7,477/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $86

Break-even live

Break-even rent $1,934

Max offer price $159,900

Occupancy floor 91%

Sensitivity live

Price	-10% $620	-5% $132	+0% $86	+5% $41	+10% $-4
Rent	-10% $-75	-5% $6	+0% $86	+5% $167	+10% $248
Rate	-1.0pp $167	-0.5pp $127	base $86	+0.5pp $45	+1.0pp $3

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 19 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
446 Perkins Ave Unit 8H Waterbury, CT	2.0	1.5	1035	$1,950	$1.88	3d	1	0.70mi
1045 Cooke St Waterbury, CT	4.0	2.0	1735	$3,000	$1.73	44d	1	0.81mi
16 Byron St Waterbury, CT	2.0	1.0	1000	$1,550	$1.55	12d	1	0.94mi
54 Buckridge Rd Waterbury, CT	2.0	1.5	1100	$1,600	$1.45	20d	1	1.00mi
12 Harvard St Waterbury, CT	2.0	1.0	1000	$1,700	$1.70	3d	1	1.04mi
417 N Walnut St Unit 2 Waterbury, CT	3.0	1.0	950	$1,600	$1.68	15d	1	1.11mi
62 Brookfield Rd Waterbury, CT	3.0	1.0	978	$2,200	$2.25	2d	1	1.11mi
24 Concord St Waterbury, CT	4.0	2.0	1606	$3,000	$1.87	24d	1	1.12mi
2 Oakland Ave Waterbury, CT	3.0	1.5	1775	$2,700	$1.52	15d	1	1.17mi
150 Platt St Waterbury, CT	4.0	1.5	1602	$2,250	$1.40	45d	1	1.17mi
71 Fleming St #2 Waterbury, CT	3.0	1.0	1400	$1,850	$1.32	44d	1	1.26mi
1105 N Main St Unit 3 Waterbury, CT	4.0	1.0	1316	$2,200	$1.67	44d	1	1.26mi
1105 N Main St Unit 1 Waterbury, CT	4.0	1.0	1316	$2,200	$1.67	22d	1	1.26mi
12 Fleming St Waterbury, CT	2.0	1.0	1150	$1,800	$1.57	44d	1	1.36mi
10 Fleming St Waterbury, CT	2.0	1.0	1150	$2,200	$1.91	44d	1	1.37mi
90 Wakelee Rd #20 Waterbury, CT	3.0	1.5	1053	$2,000	$1.90	44d	1	1.41mi
55 Clifton Ave Waterbury, CT	3.0	1.5	1744	$2,100	$1.20	22d	1	1.44mi
19 Sprague St Waterbury, CT	3.0	1.0	1300	$1,600	$1.23	17d	1	1.47mi
105 Division St Unit 3rd Floor Waterbury, CT	2.0	1.0	900	$1,300	$1.44	15d	1	1.49mi

Listing history 3 events

1. 2026-05-04
   status Under Contract 825-char remark
2. 2026-04-29
   listed $159,900 Active 825-char remark
3. 1997-11-18
   soldstatus $79,900

ⓘ 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: $7,477 · $623/mo
• Projected year-2 tax: $7,477 · $623/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 15 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,525
• − Mortgage interest: −$8,957
• − Property taxes: −$7,477
• − Insurance: −$800
• − Repairs & maintenance: −$1,962
• − Management: −$1,962
• − Depreciation: −$4,652
• Taxable loss: −$1,284
• Est. tax savings @ 24.0%: +$308
• After-tax cash flow: $1,344/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: Waterbury School District
• NCES district ID: 0904830
• Math proficiency: 12% ▼ -7.00%
• Reading proficiency: 23% ▼ -8.00%
• Median HH income: $40,040
• Composite: 14.85/100
• National rank: #9380
• State rank: #148 of 153 in CT

Livability — Waterbury

• Score: 79/100
• State rank: #32
• US rank: #2205

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waterbury, CT
• County: New Haven County · 688,236 people
• City population: 115,012
• Metro: New Haven-Milford, CT
• Population (ZIP): 31,713
• Household income: $48,718
• Rent vs Own: 54.7% rent · 45.3% own
• Severe rent burden: 1981.0

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Hispanic / Latino 48% Black 28% Two or more races 20% White 18% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 30% Dominican 8%
• Common ancestry: Romanian 2% Lithuanian 1% Russian 1%
• Foreign-born: 16% · Canada, South Korea
• Languages at home: 56% English-only · Spanish 38% Other Indo-European 3% French/Haitian/Cajun 1%

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: ▼ -7.05%
• Current HPI: 340.0917
• Rent YoY: ▲ 8.02%
• 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

+125.3% since first listed

4 events — show timeline

• 2026-06-02 Sold (MLS) $180,000 Smart MLS
• 2026-05-04 Pending — Smart MLS
• 2026-04-29 Listed $159,900 Smart MLS
• 1997-11-18 Sold (Public Records) $79,900 Public Records

Property tax history

+3.9%/yr

Latest (2023): $7,477 · +59.2% YoY. Source: county tax records.