152 Glenwood Ave · Waterbury, CT 06762

$224,900

2 bd · 1.0 ba · 1,085 sqft · SingleFamily public records · 152 Days on market

Built 1935 8,712 sqft lot $207/sqft · 44% below area Est $398k · 44% under

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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 +19.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.2/10.0
• 1% rule +5.6/10.0
• Schools +5.4/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 Bedroom, 1bath, ranch styled home on 0.2 acre lot. Eat in kitchen with breakfast bar leading into living room and dining area. This is a wonderful opportunity to indulge in Middlebury's rural New England charm and suburban high-end amenities. Access to I 84, RT 8, and public transportation makes commuting to lower Fairfield County, NYC or Boston appealing. But if staying local is more your style do not forget Lake Quassapaug, Middlebury Greenway, or Hop Brook Lake. See all that Middlebury Living has to offer. EMD 10% cash 1% Financed or 1k minimum whichever is greater. Under FinCens new RRE Rule, transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all cash, privately financed or HELOC.

Key facts

• Ranch styled home
• Eat in kitchen
• Access to i 84

Tags

• RANCH STYLED HOME
• EAT IN KITCHEN
• BREAKFAST BAR
• ACCESS TO I 84
• PUBLIC TRANSPORTATION
• LAKE QUASSAPAUG

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $225k).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 3.6% 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.
• Regional School District 15 (suburban): math 56% / reading 64% proficiency, ranked #46 of 153 in CT (top 30%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 4% free/reduced lunch — higher-income household profile.
• Market conditions: 60 active listings in the ZIP; 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 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 $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 21y ago; this cycle's ask has dropped $75k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $179k; 26% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
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 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: 1.06% ✓
• Cap rate: 7.67%
• Cash-on-cash: 4.94%
• DSCR: 1.22
• GRM: 7.9

CMA / ARV

• ARV (median comp): $398,363
• List price: $224,900
• Delta: -43.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Acme Dr	0.25mi	2/1.0	1,064 (-2%)	20mo	$370,000	$348	69
129 Glenwood Ave	0.05mi	2/1.0	986 (-9%)	22mo	$292,500	$297	64
22 Yale Ave	0.70mi	2/1.0	1,053 (-3%)	20mo	$370,000	$351	46
82 Tucker Hill Rd	0.38mi	3/2.0 (+1)	941 (-13%)	8mo	$304,150	$323	45

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.6%
• Equity multiple: 0.68×
• Total profit: $-19,870
• Equity at exit: $33,533

10-year hold

• IRR: 1.0%
• Equity multiple: 1.07×
• Total profit: $4,250
• Equity at exit: $19,445

Cash invested: $62,972 (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 06762

• Home prices YoY: -22.6%
• Active inventory: 60
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $2,379 medium
• Mortgage (P&I): −$1,179
• Tax from tax record: −$347 /mo · $4,167/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $259

Break-even live

Break-even rent $2,051

Max offer price $224,900

Occupancy floor 84%

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: $56,225
• Closing costs: $6,747
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-04-21
   price $224,900 784-char remark

   Show marketing remark (784 chars)

   2 Bedroom, 1bath, ranch styled home on 0.2 acre lot. Eat in kitchen with breakfast bar leading into living room and dining area. This is a wonderful opportunity to indulge in Middlebury's rural New England charm and suburban high-end amenities. Access to I 84, RT 8, and public transportation makes commuting to lower Fairfield County, NYC or Boston appealing. But if staying local is more your style do not forget Lake Quassapaug, Middlebury Greenway, or Hop Brook Lake. See all that Middlebury Living has to offer. EMD 10% cash 1% Financed or 1k minimum whichever is greater. Under FinCens new RRE Rule, transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all cash, privately financed or HELOC.

2. 2026-03-21
   price $244,900 784-char remark

   Show marketing remark (784 chars)

   2 Bedroom, 1bath, ranch styled home on 0.2 acre lot. Eat in kitchen with breakfast bar leading into living room and dining area. This is a wonderful opportunity to indulge in Middlebury's rural New England charm and suburban high-end amenities. Access to I 84, RT 8, and public transportation makes commuting to lower Fairfield County, NYC or Boston appealing. But if staying local is more your style do not forget Lake Quassapaug, Middlebury Greenway, or Hop Brook Lake. See all that Middlebury Living has to offer. EMD 10% cash 1% Financed or 1k minimum whichever is greater. Under FinCens new RRE Rule, transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all cash, privately financed or HELOC.

3. 2026-02-24
   price $259,900 784-char remark

   Show marketing remark (784 chars)

   2 Bedroom, 1bath, ranch styled home on 0.2 acre lot. Eat in kitchen with breakfast bar leading into living room and dining area. This is a wonderful opportunity to indulge in Middlebury's rural New England charm and suburban high-end amenities. Access to I 84, RT 8, and public transportation makes commuting to lower Fairfield County, NYC or Boston appealing. But if staying local is more your style do not forget Lake Quassapaug, Middlebury Greenway, or Hop Brook Lake. See all that Middlebury Living has to offer. EMD 10% cash 1% Financed or 1k minimum whichever is greater. Under FinCens new RRE Rule, transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all cash, privately financed or HELOC.

4. 2026-01-23
   price $284,900 784-char remark

   Show marketing remark (784 chars)

   2 Bedroom, 1bath, ranch styled home on 0.2 acre lot. Eat in kitchen with breakfast bar leading into living room and dining area. This is a wonderful opportunity to indulge in Middlebury's rural New England charm and suburban high-end amenities. Access to I 84, RT 8, and public transportation makes commuting to lower Fairfield County, NYC or Boston appealing. But if staying local is more your style do not forget Lake Quassapaug, Middlebury Greenway, or Hop Brook Lake. See all that Middlebury Living has to offer. EMD 10% cash 1% Financed or 1k minimum whichever is greater. Under FinCens new RRE Rule, transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all cash, privately financed or HELOC.

5. 2025-12-26
   listed $299,900 Active 784-char remark

   Show marketing remark (784 chars)

   2 Bedroom, 1bath, ranch styled home on 0.2 acre lot. Eat in kitchen with breakfast bar leading into living room and dining area. This is a wonderful opportunity to indulge in Middlebury's rural New England charm and suburban high-end amenities. Access to I 84, RT 8, and public transportation makes commuting to lower Fairfield County, NYC or Boston appealing. But if staying local is more your style do not forget Lake Quassapaug, Middlebury Greenway, or Hop Brook Lake. See all that Middlebury Living has to offer. EMD 10% cash 1% Financed or 1k minimum whichever is greater. Under FinCens new RRE Rule, transfers will be subject to reporting when buyers use entities or trusts to take title to residential real estate, when the transaction is all cash, privately financed or HELOC.

6. 2006-11-15
   soldstatus $179,000 5-char remark

   Show marketing remark (5 chars)

   Tiled

7. 2006-04-23
   listed $179,900 5-char remark

   Show marketing remark (5 chars)

   Tiled

8. 2006-04-21
   historical
9. 2005-10-21
   listed $189,000
10. 2005-09-06
    historical
11. 2005-08-06
    listed $199,900
12. 2005-08-02
    historical
13. 2005-08-01
    listed $199,900
14. 2005-08-01
    historical
15. 2005-06-02
    listed $199,900
16. 2005-02-28
    historical
17. 2005-02-24
    listed $214,900
18. 1996-04-03
    soldstatus $60,000

ⓘ 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: $4,167 · $347/mo
• Projected year-2 tax: $4,490 · $374/mo
• Expected delta: +$323/yr (+$27/mo · 7.7%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,547
• − Mortgage interest: −$12,598
• − Property taxes: −$4,167
• − Insurance: −$1,124
• − Repairs & maintenance: −$2,284
• − Management: −$2,284
• − Depreciation: −$6,543
• Taxable loss: −$452
• Est. tax savings @ 24.0%: +$109
• After-tax cash flow: $3,217/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: Regional School District 15
• NCES district ID: 0903537
• Math proficiency: 56% ▼ -15.00%
• Reading proficiency: 64% ▼ -11.00%
• Median HH income: $84,697
• Composite: 54.36/100
• National rank: #1361
• State rank: #46 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

• City population: 115,012
• Population (ZIP): 7,736

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Asian 7% Two or more races 5% Hispanic / Latino 4%
• Common ancestry: Russian 5% Lithuanian 4% Romanian 3%
• Foreign-born: 12% · China, Canada
• Languages at home: 87% English-only · Other Indo-European 5% Arabic 3% Chinese 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: ▼ -53.23%
• Current HPI: 182.4523
• Rent YoY: —
• Metro: —
• 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

+274.8% since first listed

18 events — show timeline

• 2026-04-21 Price Changed $224,900 Smart MLS
• 2026-03-21 Price Changed $244,900 Smart MLS
• 2026-02-24 Price Changed $259,900 Smart MLS
• 2026-01-23 Price Changed $284,900 Smart MLS
• 2025-12-26 Listed $299,900 Smart MLS
• 2006-11-15 Sold (MLS) $179,000 Smart MLS
• 2006-04-23 Listed $179,900 Smart MLS
• 2006-04-21 Listing Removed — Smart MLS
• 2005-10-21 Listed $189,000 Smart MLS
• 2005-09-06 Listing Removed — Smart MLS
• 2005-08-06 Listed $199,900 Smart MLS
• 2005-08-02 Listing Removed — Smart MLS
• 2005-08-01 Listing Removed — Smart MLS
• 2005-08-01 Listed $199,900 Smart MLS
• 2005-06-02 Listed $199,900 Smart MLS
• 2005-02-28 Listing Removed — Smart MLS
• 2005-02-24 Listed $214,900 Smart MLS
• 1996-04-03 Sold (Public Records) $60,000 Public Records

Property tax history

+3.4%/yr

Latest (2022): $4,167 · +17.2% YoY. Source: county tax records.