185 Curtis St · Meriden, CT 06450

$299,900

4 bd · 1.5 ba · 1,976 sqft · SingleFamily public records · 67 Days on market

Built 1907 0.36 ac lot $152/sqft · at area comps Est $447k · 33% under

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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).

• ARV discount +15.0/15.0
• Cash flow +10.2/30.0
• Livability +4.2/5.0
• 1% rule +3.3/10.0
• Schools +3.0/10.0
• DSCR +2.9/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this spectacular Victoria. The inside of this house like stepping into the pass. All exterior of this home has been painted restore majority of the wood been replaced also there is outside building barn included in the deal. showing over the weekend only saturday 1-4pm and sunday 2-6pm Tenant occupied 4 bedroom the third-floor finish attic.

Key facts

• Wood replaced
• Exterior painted
• 0.36 acre lot

Tags

• EXTERIOR PAINTED
• WOOD REPLACED
• OUTSIDE BUILDING BARN

🏷️ Possibly a rental listed for sale. The $299,900 price doesn't fit this home's estimated sale value (~$446,804) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-172 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (10.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $249k (16.9% below list).
• Recommended offer: $249k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 5.6% vs local median 4.0% in Meriden — 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 85/100 on livability (#4 in CT, #505 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, housing A+, health & safety A+.
• Meriden School District (suburban): math 27% / reading 41% proficiency, ranked #116 of 153 in CT (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Israel Putnam School (math 30% / reading 44%, grade F, #318 of 553 statewide, top 60%, 500 students, 77% FRL); Washington Middle School (math 31% / reading 42%, grade F, #118 of 175 statewide, top 68%, 622 students, 81% FRL); Francis T. Maloney High School (math 20% / reading 45%, grade F, #125 of 194 statewide, top 66%, 1,264 students, 71% FRL) — zoned schools average 76% FRL vs 61% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.6%/yr); 102 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 in 5+ unit buildings).
• This rent runs 42% of the median local income ($71k/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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 20y ago; this cycle's ask has dropped $37k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $215k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $249,190 (16.9% 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 67 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1907 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 0.83% ✗
• Cap rate: 5.60%
• Cash-on-cash: -2.46%
• DSCR: 0.89
• GRM: 10.0

CMA / ARV

• ARV (median comp): $446,804
• List price: $299,900
• Delta: -32.88%
• 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
126 Ann St	0.13mi	4/2.5	1,826 (-8%)	8mo	$130,000	$71	71
248 Curtis St	0.13mi	4/2.0	1,744 (-12%)	6mo	$309,900	$178	68
264 Curtis St	0.16mi	3/1.5 (-1)	1,691 (-14%)	5mo	$325,000	$192	59
206 Gale Ave	0.48mi	3/1.0 (-1)	1,861 (-6%)	3mo	$385,000	$207	59
201 Lydale Pl	0.40mi	3/2.5 (-1)	1,844 (-7%)	6mo	$475,000	$258	56
90 Plumb Ave	0.66mi	4/2.0	1,810 (-8%)	3mo	$392,000	$217	51
85 Hillcrest Ter	0.58mi	4/2.0	2,184 (+10%)	10mo	$385,000	$176	45
15 Collins Pkwy	0.58mi	4/2.0	1,755 (-11%)	11mo	$355,500	$203	43
16 Kenwood Rd	0.72mi	4/2.0	1,814 (-8%)	10mo	$425,000	$234	42
61 Ridgefield St	0.74mi	4/1.5	1,700 (-14%)	0mo	$385,000	$226	42
64 Victoria Dr	0.66mi	3/2.0 (-1)	1,712 (-13%)	3mo	$308,000	$180	37
80 Kenwood Rd	0.75mi	3/3.0 (-1)	1,806 (-9%)	10mo	$248,000	$137	32

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 · 1.65% rent growth · sell at horizon

5-year hold

• IRR: -21.9%
• Equity multiple: 0.25×
• Total profit: $-62,816
• Equity at exit: $44,716

10-year hold

• IRR: -19.5%
• Equity multiple: 0.03×
• Total profit: $-81,826
• Equity at exit: $25,930

Cash invested: $83,972 (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 06450

• Rents YoY: 1.6%
• Active inventory: 102
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,492 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$443 /mo · $5,316/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $-172

Break-even live

Break-even rent $2,710

Max offer price $269,504

Occupancy floor —

Sensitivity live

Price	-10% $-2	-5% $-87	+0% $-172	+5% $-257	+10% $-342
Rent	-10% $-369	-5% $-270	+0% $-172	+5% $-74	+10% $25
Rate	-1.0pp $-21	-0.5pp $-96	base $-172	+0.5pp $-250	+1.0pp $-329

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55 Liberty St Meriden, CT	5.0	3.0	2215	$2,900	$1.31	5d	1	0.70mi
31 Winthrop St Meriden, CT	4.0	2.0	1550	$2,400	$1.55	5d	1	0.72mi
1 Barristers Ct Unit 2nd Flr Meriden, CT	3.0	1.0	1512	$2,200	$1.46	25d	1	0.94mi
48 Prospect St Unit 1st floor Meriden, CT	3.0	1.0	2292	$2,000	$0.87	25d	1	1.08mi
39 N Spring St Unit 2 Meriden, CT	3.0	1.0	1650	$2,400	$1.45	45d	1	1.34mi

Listing history 50 events

1. 2026-06-22
   days on market $299,900 Active 67 DOM
2. 2026-06-18
   days on market $299,900 Active 64 DOM
3. 2026-06-17
   days on market $299,900 Active 63 DOM
4. 2026-06-16
   days on market $299,900 Active 62 DOM
5. 2026-06-15
   days on market $299,900 Active 61 DOM
6. 2026-06-14
   days on market $299,900 Active 59 DOM
7. 2026-06-10
   days on market $299,900 Active 56 DOM
8. 2026-06-09
   days on market $299,900 Active 55 DOM
9. 2026-06-08
   days on market $299,900 Active 54 DOM
10. 2026-06-07
    days on market $299,900 Active 53 DOM
11. 2026-06-05
    days on market $299,900 Active 50 DOM
12. 2026-06-03
    days on market $299,900 Active 49 DOM
13. 2026-06-03
    days on market $299,900 Active 48 DOM
14. 2026-06-01
    days on market $299,900 Active 47 DOM
15. 2026-05-31
    days on market $299,900 Active 46 DOM
16. 2026-04-27
    price $299,900 351-char remark

    Show marketing remark (351 chars)

    Come see this spectacular Victoria. The inside of this house like stepping into the pass. All exterior of this home has been painted restore majority of the wood been replaced also there is outside building barn included in the deal. showing over the weekend only saturday 1-4pm and sunday 2-6pm Tenant occupied 4 bedroom the third-floor finish attic.

17. 2026-04-14
    listed $337,290 Active 351-char remark

    Show marketing remark (351 chars)

    Come see this spectacular Victoria. The inside of this house like stepping into the pass. All exterior of this home has been painted restore majority of the wood been replaced also there is outside building barn included in the deal. showing over the weekend only saturday 1-4pm and sunday 2-6pm Tenant occupied 4 bedroom the third-floor finish attic.

18. 2025-09-18
    status Active
19. 2025-09-18
    historical
20. 2025-09-18
    historical
21. 2025-08-14
    historical Under Contract - Continue to Show
22. 2025-07-16
    listed $340,000 Active
23. 2025-05-31
    historical
24. 2025-04-22
    historical Under Contract - Continue to Show
25. 2025-04-14
    listed $315,000 Active
26. 2024-11-08
    soldstatus $215,000 Closed
27. 2024-10-10
    status Under Contract
28. 2024-10-08
    price $219,900
29. 2024-09-27
    listed $249,900 Active
30. 2024-09-26
    historical
31. 2024-09-23
    status Active
32. 2024-09-08
    historical Under Contract - Continue to Show
33. 2024-08-28
    listed $279,900 Active
34. 2020-11-02
    historical
35. 2020-10-31
    listed $244,900 Active
36. 2013-03-18
    historical
37. 2012-06-25
    listed $319,900
38. 2007-08-28
    soldstatus $260,000
39. 2007-08-28
    soldstatus $260,000
40. 2007-08-28
    soldstatus $262,000
41. 2007-07-17
    historical
42. 2007-07-17
    historical
43. 2007-05-23
    listed $269,900
44. 2007-05-23
    listed $269,900
45. 2007-01-17
    listed $279,900
46. 2007-01-17
    listed $279,900
47. 2006-12-15
    historical
48. 2006-08-14
    listed $299,900
49. 1999-03-01
    soldstatus $259,900
50. 1991-05-17
    soldstatus $165,000

ⓘ 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: $5,316 · $443/mo
• Projected year-2 tax: $5,867 · $489/mo
• Expected delta: +$551/yr (+$46/mo · 10.4%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,903
• − Mortgage interest: −$16,799
• − Property taxes: −$5,316
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,392
• − Management: −$2,392
• − Depreciation: −$8,724
• Taxable loss: −$7,221
• Est. tax savings @ 24.0%: +$1,733
• After-tax cash flow: $-332/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: Meriden School District
• NCES district ID: 0902400
• Math proficiency: 27% ▼ -8.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $53,883
• Composite: 29.84/100
• National rank: #6413
• State rank: #116 of 153 in CT

Livability — Meriden

• Score: 85/100
• State rank: #4
• US rank: #505

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Meriden, CT
• County: New Haven County · 688,236 people
• City population: 60,545
• Metro: New Haven-Milford, CT
• Population (ZIP): 35,694
• Household income: $71,250
• Rent vs Own: 37.7% rent · 62.3% own
• Severe rent burden: 1516.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 51% Hispanic / Latino 36% Two or more races 16% Black 7% Asian 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 23% Dominican 3%
• Common ancestry: Romanian 8% Lithuanian 4% Scotch-Irish 2%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 70% English-only · Spanish 25% Russian/Polish/Slavic 1% Other Indo-European 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: ▼ -154.37%
• Current HPI: 263.7288
• Rent YoY: ▲ 1.65%
• 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

+81.8% since first listed

35 events — show timeline

• 2026-04-27 Price Changed $299,900 Smart MLS
• 2026-04-14 Listed $337,290 Smart MLS
• 2025-09-18 Relisted — Smart MLS
• 2025-09-18 Listing Removed — Smart MLS
• 2025-09-18 Listing Removed — Smart MLS
• 2025-08-14 Contingent — Smart MLS
• 2025-07-16 Listed $340,000 Smart MLS
• 2025-05-31 Listing Removed — Smart MLS
• 2025-04-22 Contingent — Smart MLS
• 2025-04-14 Listed $315,000 Smart MLS
• 2024-11-08 Sold (MLS) $215,000 Smart MLS
• 2024-10-10 Pending — Smart MLS
• 2024-10-08 Price Changed $219,900 Smart MLS
• 2024-09-27 Listed $249,900 Smart MLS
• 2024-09-26 Listing Removed — Smart MLS
• 2024-09-23 Relisted — Smart MLS
• 2024-09-08 Contingent — Smart MLS
• 2024-08-28 Listed $279,900 Smart MLS
• 2020-11-02 Listing Removed — Smart MLS
• 2020-10-31 Listed $244,900 Smart MLS
• 2013-03-18 Listing Removed — Smart MLS
• 2012-06-25 Listed $319,900 Smart MLS
• 2007-08-28 Sold (Public Records) $262,000 Public Records
• 2007-08-28 Sold (MLS) $260,000 Smart MLS
• 2007-08-28 Sold (MLS) $260,000 Smart MLS
• 2007-07-17 Listing Removed — Smart MLS
• 2007-07-17 Listing Removed — Smart MLS
• 2007-05-23 Listed $269,900 Smart MLS
• 2007-05-23 Listed $269,900 Smart MLS
• 2007-01-17 Listed $279,900 Smart MLS
• 2007-01-17 Listed $279,900 Smart MLS
• 2006-12-15 Listing Removed — Smart MLS
• 2006-08-14 Listed $299,900 Smart MLS
• 1999-03-01 Sold (Public Records) $259,900 Public Records
• 1991-05-17 Sold (Public Records) $165,000 Public Records

Property tax history

-3.3%/yr

Latest (2023): $5,316 · +6.0% YoY. Source: county tax records.