110 Beaver St · Ansonia, CT 06401

$619,900

9 bd · 3.0 ba · 3,060 sqft · MultiFamily public records · 67 Days on market

Built 1900 6,969 sqft lot Est $682k · 9% 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).

• Cash flow +21.7/30.0
• ARV discount +11.6/15.0
• DSCR +6.9/10.0
• 1% rule +5.0/10.0
• Rent growth +4.3/5.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

3 Family house offering in each floor 3 bedrooms, bathroom, kitchen, Living room, porch front and back. Big back yard, view to the brook, full basement. Great investment opportunity Don't miss it!!

Key facts

• 6,969 sq ft lot
• 4 parking spots
• Built 1900

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.0-bath units multifamily listed at $620k.

Deal economics

• At list price, monthly cash flow is $902 ($11k/yr) — positive. Per door: $301/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $620k).
• Recommended offer: $583k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.1% vs local median 3.8% in Ansonia — 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 71/100 on livability (#87 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, housing A-; Watch: employment C-, amenities F, commute F.
• Ansonia School District (suburban): math 13% / reading 25% proficiency, ranked #144 of 153 in CT (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Prendergast School (math 10% / reading 22%, grade F, #468 of 553 statewide, top 85%, 606 students, 67% FRL); Ansonia High School (math 22% / reading 37%, grade F, #139 of 194 statewide, top 74%, 555 students, 60% FRL).
• Market conditions: Rents rising fast (+7.3%/yr); 51 active listings in the ZIP; solid renter incomes; 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 in 5+ unit buildings).
• At $6,226/mo this rent would consume 87% of the median local household income ($86k/yr) (locally 541% 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 $4k of loan paydown is wiped out by about $19k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 7.3% rent growth), your $174k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($583k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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.
• Current owner paid $332k; list at $620k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — 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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $582,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
9. 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.
10. 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.
11. 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: 1.00% ✓
• Cap rate: 8.15%
• Cash-on-cash: 6.62%
• DSCR: 1.29
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $682,380
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 Locke St	0.54mi	9/3.0	2,874 (-6%)	9mo	$640,000	$223	57
51 Locke St	0.54mi	8/3.0 (-1)	2,812 (-8%)	1mo	$620,000	$220	55

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 · 7.35% rent growth · sell at horizon

5-year hold

• IRR: -2.1%
• Equity multiple: 0.92×
• Total profit: $-14,615
• Equity at exit: $92,429

10-year hold

• IRR: 11.6%
• Equity multiple: 2.09×
• Total profit: $188,672
• Equity at exit: $53,598

Cash invested: $173,572 (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 06401

• Home prices YoY: -4.7%
• Rents YoY: 7.3%
• Active inventory: 51
• Price-to-rent: 24.9×

Monthly cashflow live

• Estimated rent: $6,226 high
• Mortgage (P&I): −$3,251
• Tax from tax record: −$452 /mo · $5,420/yr
• Insurance: −$258
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,307
• Net cashflow: $902

Break-even live

Break-even rent $5,084

Max offer price $619,900

Occupancy floor 81%

Sensitivity live

Price	-10% $1,253	-5% $1,078	+0% $902	+5% $727	+10% $551
Rent	-10% $410	-5% $656	+0% $902	+5% $1,148	+10% $1,394
Rate	-1.0pp $1,214	-0.5pp $1,060	base $902	+0.5pp $742	+1.0pp $578

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$6,225
Total (3 units)			$6,226

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: $154,975
• Closing costs: $18,597
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-05-12
   status Under Contract
2. 2026-03-23
   historical Under Contract - Continue to Show
3. 2026-03-07
   listed $619,900 Active
4. 2026-02-28
   historical $619,900
5. 2020-10-23
   historical 197-char remark

   Show marketing remark (197 chars)

   3 Family house offering in each floor 3 bedrooms, bathroom, kitchen, Living room, porch front and back. Big back yard, view to the brook, full basement. Great investment opportunity Don't miss it!!

6. 2020-10-23
   soldstatus $332,500 Closed 197-char remark

   Show marketing remark (197 chars)

   3 Family house offering in each floor 3 bedrooms, bathroom, kitchen, Living room, porch front and back. Big back yard, view to the brook, full basement. Great investment opportunity Don't miss it!!

7. 2020-10-22
   soldstatus $332,500
8. 2020-08-12
   listed $345,000 Active 197-char remark

   Show marketing remark (197 chars)

   3 Family house offering in each floor 3 bedrooms, bathroom, kitchen, Living room, porch front and back. Big back yard, view to the brook, full basement. Great investment opportunity Don't miss it!!

9. 2006-06-19
   soldstatus $320,000
10. 2006-06-15
    soldstatus $320,000
11. 2005-11-04
    listed $315,000

ⓘ 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: $5,420 · $452/mo
• Projected year-2 tax: $9,343 · $779/mo
• Expected delta: +$3,923/yr (+$327/mo · 72.4%)

ⓘ 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 (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $74,712
• − Mortgage interest: −$34,724
• − Property taxes: −$5,420
• − Insurance: −$3,766
• − Repairs & maintenance: −$5,977
• − Management: −$5,977
• − Depreciation: −$18,033
• Taxable income: $815
• Est. tax owed @ 24.0%: −$196
• After-tax cash flow: $10,631/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: Ansonia School District
• NCES district ID: 0900060
• Math proficiency: 13% ▼ -15.00%
• Reading proficiency: 25% ▼ -12.00%
• Median HH income: $49,300
• Composite: 16.97/100
• National rank: #9132
• State rank: #144 of 153 in CT

Livability — Ansonia

• Score: 71/100
• State rank: #87
• US rank: #6938

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ansonia, CT
• County: New Haven County · 688,236 people
• City population: 19,315
• Metro: New Haven-Milford, CT
• Population (ZIP): 19,315
• Household income: $86,178
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 541.0

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: White 50% Hispanic / Latino 25% Black 17% Two or more races 11% Asian 3%
• Hispanic origin (detail): Puerto Rican 11% Dominican 4%
• Common ancestry: Romanian 7% Russian 1% Scotch-Irish 1%
• Foreign-born: 18% · Canada, Jamaica, China
• Languages at home: 75% English-only · Spanish 15% Other Indo-European 5% Russian/Polish/Slavic 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: ▼ -13.08%
• Current HPI: 264.8538
• Rent YoY: ▲ 7.35%
• 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

+96.8% since first listed

11 events — show timeline

• 2026-05-12 Pending — Smart MLS
• 2026-03-23 Contingent — Smart MLS
• 2026-03-07 Listed $619,900 Smart MLS
• 2026-02-28 Coming Soon $619,900 Smart MLS
• 2020-10-23 Listing Removed — Smart MLS
• 2020-10-23 Sold (MLS) $332,500 Smart MLS
• 2020-10-22 Sold (Public Records) $332,500 Public Records
• 2020-08-12 Listed $345,000 Smart MLS
• 2006-06-19 Sold (Public Records) $320,000 Public Records
• 2006-06-15 Sold (MLS) $320,000 Smart MLS
• 2005-11-04 Listed $315,000 Smart MLS

Property tax history

+2.6%/yr

Latest (2023): $5,420 · +22.2% YoY. Source: county tax records.