10 Pineview Dr Unit C · East Haven, CT 06405

$249,990

2 bd · 1.0 ba · 906 sqft · Condo public records · 38 Days on market

Built 1983 $276/sqft · at area comps Est $250k · at est. $378/mo HOA · 16% 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 +10.7/30.0
• ARV discount +7.4/15.0
• Rent growth +5.0/5.0
• 1% rule +4.5/10.0
• Schools +4.2/10.0
• Livability +3.5/5.0
• DSCR +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to 10 Pineview, Unit C! This charming 2-bed, 1-bath condo is a perfect blend of comfort, style, and convenience. As you step through the front door, you're greeted by a warm and inviting living room that seamlessly flows into an open layout. The living area is adorned with new flooring, providing a contemporary touch and creating a welcoming atmosphere. The living room effortlessly transitions into a spacious kitchen and dining area, forming the heart of this home. The dining room, surrounded by windows, offers a picturesque setting. These windows not only showcase the beauty of the outdoors but also flood the entire space with an abundance of natural light, creating a bright and cheerful ambiance. Head upstairs, you'll find two cozy bedrooms, each providing a comfortable and private retreat. The entire upper level has new flooring and has been freshly painted. With low HOA fees, this unit offers an affordable yet luxurious lifestyle. Enjoy the serenity of this quiet oasis, where you can unwind and relax after a long day. Just Minutes to the highway, restaurants, shopping, hiking trails and so much more. *Complex is not FHA approved* Highest and Best Due 2/9 @7pm

Key facts

• $378 HOA
• 2 parking spots
• Pool

Property features AI

Finance

• HOA & community: Monthly HOA fee; HOA covers clubhouse, grounds maintenance, trash pickup, snow removal, property management, pool service, road maintenance, and insurance; Association amenities include clubhouse and pool; Professional off-site property management; Pets allowed with restrictions (maximum 1 dog and 1 cat)

Exterior

• Parking: Paved assigned parking (2 spaces)
• Utilities: Public water; Public sewer
• Home design: Condominium (part of Pineview of Branford complex)
• Construction: Frame construction
• Exterior features: Wood siding; Level lot; In-ground swimming pool

Interior

• Kitchen: Electric cooktop; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heat (electric); Window cooling unit; 40-gallon electric hot water tank
• Interior features: 5 total rooms; 2 levels in unit; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $250k.

Deal economics

• At list price, monthly cash flow is $-118 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $229k (8.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $237k (5.0% below list).
• Recommended offer: $229k (8.3% below list) — sets the bar for cash-flow.
• Cap rate 5.7% vs local median 3.8% in East 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 70/100 on livability (#99 in CT) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, health & safety B+; Watch: schools D, amenities F, commute F.
• Branford School District (suburban): math 41% / reading 52% proficiency, ranked #85 of 153 in CT (top 56%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising fast (+10.6%/yr); 114 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 14y 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.

Recommended offer $229,175 (8.3% 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 38 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
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. 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: 0.95% ✗
• Cap rate: 5.73%
• Cash-on-cash: -2.02%
• DSCR: 0.91
• GRM: 8.8

CMA / ARV

• ARV (median comp): $249,606
• List price: $249,990
• Delta: 0.15%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.50×
• Total profit: $-35,270
• Equity at exit: $37,274

10-year hold

• IRR: 2.8%
• Equity multiple: 1.25×
• Total profit: $17,531
• Equity at exit: $21,615

Cash invested: $69,997 (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 06405

• Rents YoY: 10.6%
• Active inventory: 114
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,374 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$200 /mo · $2,400/yr
• Insurance: −$104
• HOA: −$378
• Vacancy / Maint / Mgmt: −$499
• Net cashflow: $-118

Break-even live

Break-even rent $2,523

Max offer price $229,175

Occupancy floor 100%

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: $62,498
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
91 Hampton Park Branford, CT	2.0	1.0	1114	$2,550	$2.29	3d	1	0.63mi
154 E Main St Unit A Branford, CT	2.0	1.0	1040	$2,400	$2.31	44d	1	1.35mi
7 Mill Plain Rd Branford, CT	1.0–2.0	1.0	885	$2,245	$2.54	3d	4	1.36mi
2 Hamre Ln Unit D Branford, CT	1.0	1.0	578	$1,900	$3.29	44d	1	1.48mi

HOA detail condo

• Monthly dues: $378 · $4,536/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 27 events

1. 2026-06-14
   statusdays on market $249,990 Under Contract 38 DOM
2. 2026-06-10
   days on market $249,990 Under Contract - Continue to Show 36 DOM
3. 2026-06-09
   days on market $249,990 Under Contract - Continue to Show 35 DOM
4. 2026-06-08
   days on market $249,990 Under Contract - Continue to Show 34 DOM
5. 2026-06-07
   days on market $249,990 Under Contract - Continue to Show 33 DOM
6. 2026-06-03
   days on market $249,990 Under Contract - Continue to Show 29 DOM
7. 2026-06-03
   days on market $249,990 Under Contract - Continue to Show 28 DOM
8. 2026-06-01
   days on market $249,990 Under Contract - Continue to Show 27 DOM
9. 2026-05-31
   days on market $249,990 Under Contract - Continue to Show 26 DOM
10. 2026-05-05
    listed $249,990 Active 821-char remark
11. 2024-12-22
    historical $1,795
12. 2024-12-11
    listed $1,795
13. 2024-12-10
    historical $1,795
14. 2024-11-07
    price $1,795
15. 2024-10-23
    listed $1,900
16. 2024-09-28
    historical $1,900
17. 2024-09-27
    listed $1,900
18. 2024-08-05
    historical $2,000
19. 2024-04-25
    listed $2,000
20. 2024-02-26
    soldstatus $185,000 Closed 1194-char remark

    Show marketing remark (1194 chars)

    Welcome home to 10 Pineview, Unit C! This charming 2-bed, 1-bath condo is a perfect blend of comfort, style, and convenience. As you step through the front door, you're greeted by a warm and inviting living room that seamlessly flows into an open layout. The living area is adorned with new flooring, providing a contemporary touch and creating a welcoming atmosphere. The living room effortlessly transitions into a spacious kitchen and dining area, forming the heart of this home. The dining room, surrounded by windows, offers a picturesque setting. These windows not only showcase the beauty of the outdoors but also flood the entire space with an abundance of natural light, creating a bright and cheerful ambiance. Head upstairs, you'll find two cozy bedrooms, each providing a comfortable and private retreat. The entire upper level has new flooring and has been freshly painted. With low HOA fees, this unit offers an affordable yet luxurious lifestyle. Enjoy the serenity of this quiet oasis, where you can unwind and relax after a long day. Just Minutes to the highway, restaurants, shopping, hiking trails and so much more. *Complex is not FHA approved* Highest and Best Due 2/9 @7pm

21. 2024-02-14
    status Under Contract 1194-char remark

    Show marketing remark (1194 chars)

    Welcome home to 10 Pineview, Unit C! This charming 2-bed, 1-bath condo is a perfect blend of comfort, style, and convenience. As you step through the front door, you're greeted by a warm and inviting living room that seamlessly flows into an open layout. The living area is adorned with new flooring, providing a contemporary touch and creating a welcoming atmosphere. The living room effortlessly transitions into a spacious kitchen and dining area, forming the heart of this home. The dining room, surrounded by windows, offers a picturesque setting. These windows not only showcase the beauty of the outdoors but also flood the entire space with an abundance of natural light, creating a bright and cheerful ambiance. Head upstairs, you'll find two cozy bedrooms, each providing a comfortable and private retreat. The entire upper level has new flooring and has been freshly painted. With low HOA fees, this unit offers an affordable yet luxurious lifestyle. Enjoy the serenity of this quiet oasis, where you can unwind and relax after a long day. Just Minutes to the highway, restaurants, shopping, hiking trails and so much more. *Complex is not FHA approved* Highest and Best Due 2/9 @7pm

22. 2024-02-09
    historical Under Contract - Continue to Show 1194-char remark

    Show marketing remark (1194 chars)

    Welcome home to 10 Pineview, Unit C! This charming 2-bed, 1-bath condo is a perfect blend of comfort, style, and convenience. As you step through the front door, you're greeted by a warm and inviting living room that seamlessly flows into an open layout. The living area is adorned with new flooring, providing a contemporary touch and creating a welcoming atmosphere. The living room effortlessly transitions into a spacious kitchen and dining area, forming the heart of this home. The dining room, surrounded by windows, offers a picturesque setting. These windows not only showcase the beauty of the outdoors but also flood the entire space with an abundance of natural light, creating a bright and cheerful ambiance. Head upstairs, you'll find two cozy bedrooms, each providing a comfortable and private retreat. The entire upper level has new flooring and has been freshly painted. With low HOA fees, this unit offers an affordable yet luxurious lifestyle. Enjoy the serenity of this quiet oasis, where you can unwind and relax after a long day. Just Minutes to the highway, restaurants, shopping, hiking trails and so much more. *Complex is not FHA approved* Highest and Best Due 2/9 @7pm

23. 2024-02-06
    listed $179,900 Active 1194-char remark

    Show marketing remark (1194 chars)

    Welcome home to 10 Pineview, Unit C! This charming 2-bed, 1-bath condo is a perfect blend of comfort, style, and convenience. As you step through the front door, you're greeted by a warm and inviting living room that seamlessly flows into an open layout. The living area is adorned with new flooring, providing a contemporary touch and creating a welcoming atmosphere. The living room effortlessly transitions into a spacious kitchen and dining area, forming the heart of this home. The dining room, surrounded by windows, offers a picturesque setting. These windows not only showcase the beauty of the outdoors but also flood the entire space with an abundance of natural light, creating a bright and cheerful ambiance. Head upstairs, you'll find two cozy bedrooms, each providing a comfortable and private retreat. The entire upper level has new flooring and has been freshly painted. With low HOA fees, this unit offers an affordable yet luxurious lifestyle. Enjoy the serenity of this quiet oasis, where you can unwind and relax after a long day. Just Minutes to the highway, restaurants, shopping, hiking trails and so much more. *Complex is not FHA approved* Highest and Best Due 2/9 @7pm

24. 2024-02-06
    historical $179,900 1194-char remark

    Show marketing remark (1194 chars)

    Welcome home to 10 Pineview, Unit C! This charming 2-bed, 1-bath condo is a perfect blend of comfort, style, and convenience. As you step through the front door, you're greeted by a warm and inviting living room that seamlessly flows into an open layout. The living area is adorned with new flooring, providing a contemporary touch and creating a welcoming atmosphere. The living room effortlessly transitions into a spacious kitchen and dining area, forming the heart of this home. The dining room, surrounded by windows, offers a picturesque setting. These windows not only showcase the beauty of the outdoors but also flood the entire space with an abundance of natural light, creating a bright and cheerful ambiance. Head upstairs, you'll find two cozy bedrooms, each providing a comfortable and private retreat. The entire upper level has new flooring and has been freshly painted. With low HOA fees, this unit offers an affordable yet luxurious lifestyle. Enjoy the serenity of this quiet oasis, where you can unwind and relax after a long day. Just Minutes to the highway, restaurants, shopping, hiking trails and so much more. *Complex is not FHA approved* Highest and Best Due 2/9 @7pm

25. 2012-12-26
    historical
26. 2012-08-07
    listed $144,000
27. 2003-06-09
    soldstatus $105,500

ⓘ 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: $2,400 · $200/mo
• Projected year-2 tax: $3,875 · $323/mo
• Expected delta: +$1,475/yr (+$123/mo · 61.5%)

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

Taxation est. · year 1

• Rental income: $28,486
• − Mortgage interest: −$14,003
• − Property taxes: −$2,400
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,279
• − Management: −$2,279
• − HOA: −$4,536
• − Depreciation: −$7,272
• Taxable loss: −$5,534
• Est. tax savings @ 24.0%: +$1,328
• After-tax cash flow: $-86/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: Branford School District
• NCES district ID: 0900420
• Math proficiency: 41% ▼ -14.00%
• Reading proficiency: 52% ▼ -10.00%
• Median HH income: $70,979
• Composite: 41.85/100
• National rank: #3377
• State rank: #85 of 153 in CT

Livability — East Haven

• Score: 70/100
• State rank: #99
• US rank: #7805

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: New Haven County · 688,236 people
• City population: 28,830
• Metro: New Haven-Milford, CT
• Population (ZIP): 28,217
• Household income: $105,225
• Rent vs Own: 30.5% rent · 69.5% own
• Severe rent burden: 1132.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 5% Asian 4% Two or more races 4% Black 3%
• Hispanic origin (detail): Puerto Rican 1%
• Common ancestry: Romanian 7% Lithuanian 2% Slovak 2%
• Foreign-born: 10% · Canada, South Korea
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 3% Other Asian/Pacific 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: ▼ -455.72%
• Current HPI: 189.8481
• Rent YoY: ▲ 10.58%
• 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

+127.5% since first listed

21 events — show timeline

• 2026-06-16 Sold (MLS) $240,000 Smart MLS
• 2026-06-12 Pending — Smart MLS
• 2026-05-19 Contingent — Smart MLS
• 2026-05-05 Listed $249,990 Smart MLS
• 2024-12-22 Rental Removed $1,795 SMARTMLS
• 2024-12-11 Listed for Rent $1,795 SMARTMLS
• 2024-12-10 Rental Removed $1,795 SMARTMLS
• 2024-11-07 Price Changed $1,795 SMARTMLS
• 2024-10-23 Listed for Rent $1,900 SMARTMLS
• 2024-09-28 Rental Removed $1,900 SMARTMLS
• 2024-09-27 Listed for Rent $1,900 SMARTMLS
• 2024-08-05 Rental Removed $2,000 SMARTMLS
• 2024-04-25 Listed for Rent $2,000 SMARTMLS
• 2024-02-26 Sold (MLS) $185,000 Smart MLS
• 2024-02-14 Pending — Smart MLS
• 2024-02-09 Contingent — Smart MLS
• 2024-02-06 Listed $179,900 Smart MLS
• 2024-02-06 Coming Soon $179,900 Smart MLS
• 2012-12-26 Listing Removed — Smart MLS
• 2012-08-07 Listed $144,000 Smart MLS
• 2003-06-09 Sold (Public Records) $105,500 Public Records

Property tax history

+0.6%/yr

Latest (2022): $2,400 · +0.0% YoY. Source: county tax records.