136 Deer Hill Ave #205 · Danbury, CT 06810

$210,000

1 bd · 1.0 ba · 825 sqft · Condo public records · 11 Days on market

Built 1988 $300/mo HOA · 14% 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 +14.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.1/10.0
• DSCR +4.2/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Deer Hill Arms II, a secure, elevator-equipped 55+ community located in Danbury, just minutes from CityCenter's vibrant dining, shopping, and entertainment. Residents enjoy a welcoming lobby and gathering area to socialize with neighbors. Thoughtfully refreshed, sparkling clean, and filled with natural light, this pristine 1-bedroom, 1-bath condo offers 825 sq ft of low-maintenance living with central air conditioning for the warm summer months. Fresh paint and brand-new carpeting throughout create a truly move-in ready space. Upon entering, you are greeted by a large walk-in coat closet. The spacious kitchen features abundant cabinets and generous counters, beautifully enhanced

Key facts

• Abundant cabinets
• Natural light
• Gathering area

Tags

• ELEVATOR EQUIPPED COMMUNITY
• WELCOMING LOBBY
• GATHERING AREA
• NATURAL LIGHT
• LARGE WALK-IN COAT CLOSET
• ABUNDANT CABINETS

Property features AI

Finance

• HOA & community: Monthly HOA fee of $300; HOA covers grounds maintenance, trash pickup, snow removal, water and sewer; Unit Owners Association manages property; Pets not allowed

Exterior

• Utilities: Public water connected; Public sewer connected
• Home design: Condominium in Deer Hill Arms; Condo/Co-op property type; Unit located on floor 2
• Construction: Frame construction
• Exterior features: Covered deck; French doors; Vinyl siding; Adult 55+ community; Near library, medical facilities, park, public transportation and shopping/mall

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 1 bedroom (unit on 2nd floor)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Electric hot-air heating; Electric domestic hot water
• Interior features: Elevator; Intercom; Open floor plan; No basement
• Laundry & utility: Washer and dryer in unit

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $26 ($307/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Cap rate 6.4% vs local median 3.6% in Danbury — 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 76/100 on livability (#51 in CT, #3,379 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: amenities F, cost of living F.
• Danbury School District (urban): math 19% / reading 32% proficiency, ranked #131 of 153 in CT (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Danbury High School (math 19% / reading 41%, grade F, #137 of 194 statewide, top 70%, 3,590 students, 48% FRL).
• Market conditions: Rents rising (+3.1%/yr); 200 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 45% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,151 units permitted in Western Connecticut Planning Region in 2024 (714 in 5+ unit buildings).
• This rent runs 33% of the median local income ($77k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $94k; list at $210k implies a 125% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 26% 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 $210,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
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. 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?
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 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: 1.01% ✓
• Cap rate: 6.44%
• Cash-on-cash: 0.52%
• DSCR: 1.02
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.08% rent growth · sell at horizon

5-year hold

• IRR: -15.3%
• Equity multiple: 0.45×
• Total profit: $-32,068
• Equity at exit: $31,312

10-year hold

• IRR: -6.4%
• Equity multiple: 0.58×
• Total profit: $-24,472
• Equity at exit: $18,157

Cash invested: $58,800 (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 06810

• Rents YoY: 3.1%
• Active inventory: 200
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,131 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$169 /mo · $2,033/yr
• Insurance: −$88
• HOA: −$300
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $26

Break-even live

Break-even rent $2,099

Max offer price $210,000

Occupancy floor 94%

Sensitivity live

Price	-10% $144	-5% $85	+0% $26	+5% $-34	+10% $-93
Rent	-10% $-143	-5% $-59	+0% $26	+5% $110	+10% $194
Rate	-1.0pp $131	-0.5pp $79	base $26	+0.5pp $-29	+1.0pp $-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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
136 Deer Hill Ave Unit A6 Danbury, CT	1.0	1.0	800	$2,200	$2.75	45d	1	0.02mi
30 Foster St Danbury, CT	1.0	1.0	700	$1,980	$2.83	25d	1	0.13mi
7 New St Unit 202 Danbury, CT	2.0	1.0	750	$2,300	$3.07	45d	1	0.23mi
4 Division St Apt 4 Danbury, CT	2.0	1.0	850	$2,500	$2.94	45d	1	0.33mi
4 Division St Danbury, CT	2.0	1.0	1000	$2,500	$2.50	25d	1	0.34mi
50 Lincoln Ave Unit 1 R Danbury, CT	2.0	1.0	825	$2,300	$2.79	5d	1	0.34mi
76 Town Hill Ave Unit D Danbury, CT	2.0	1.0	870	$2,450	$2.82	45d	1	0.43mi
32 Park Ave Danbury, CT	1.0	1.0	800	$2,000	$2.50	25d	1	0.46mi
89 Town Hill Ave Unit 3N Danbury, CT	1.0	1.0	550	$1,200	$2.18	25d	1	0.49mi
333 Main St Danbury, CT	1.0–2.0	1.0–2.0	869	$2,095	$2.41	5d	2	0.54mi
1 Fairview Dr #4 Danbury, CT	2.0	1.0	910	$2,050	$2.25	21d	1	0.56mi
1 Kennedy Ave Danbury, CT	2.0	1.0–2.0	874	$2,265	$2.59	4d	31	0.58mi
8 Rose St Unit 20-1 Danbury, CT	1.0	1.0	828	$2,000	$2.42	45d	1	0.62mi
15 Bates Pl Unit 11A Danbury, CT	1.0	1.5	850	$2,020	$2.38	16d	1	0.66mi
6 Westville Ave Unit 6A Danbury, CT	2.0	1.0	1000	$1,900	$1.90	45d	1	0.68mi
17 Lake Ave #2 Danbury, CT	2.0	1.0	1000	$1,995	$2.00	45d	1	0.68mi
47 Merrimac St Danbury, CT	2.0	1.5	1000	$2,400	$2.40	45d	1	0.81mi
126 Triangle St Danbury, CT	1.0–2.0	1.0–2.0	827	$1,750	$2.12	21d	2	0.99mi
126 Triangle St Unit A24 Danbury, CT	1.0	1.0	636	$1,800	$2.83	4d	1	0.99mi
126 Triangle St Unit A5 Danbury, CT	2.0	2.0	1018	$2,100	$2.06	16d	1	0.99mi
126 Triangle St Unit A41 Danbury, CT	1.0	1.0	693	$1,800	$2.60	45d	1	0.99mi
35 9th Ave Unit 1R Danbury, CT	2.0	1.0	650	$2,100	$3.23	16d	1	1.00mi
38 Homestead Ave Unit 2 Danbury, CT	2.0	1.0	1000	$2,200	$2.20	23d	1	1.15mi
34 James St Unit A Danbury, CT	2.0	1.5	900	$2,300	$2.56	45d	1	1.20mi
34 James St Unit A Danbury, CT	2.0	1.5	900	$2,300	$2.56	12d	1	1.20mi
10 Clapboard Ridge Rd Danbury, CT	1.0–3.0	1.0–2.0	1061	$2,206	$2.08	4d	20	1.28mi
16 Scuppo Rd Unit D4 Danbury, CT	2.0	1.0	918	$2,400	$2.61	45d	1	1.42mi
1 Beaver Brook Rd #47 Danbury, CT	—	1.0	700	$1,750	$2.50	45d	1	1.42mi
14 Newtown Rd Unit B5 Danbury, CT	1.0	1.0	868	$1,840	$2.12	45d	1	1.49mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-06-22
   days on market $210,000 Active 11 DOM
2. 2026-06-18
   days on market $210,000 Active 8 DOM
3. 2026-06-17
   days on market $210,000 Active 7 DOM
4. 2026-06-16
   days on market $210,000 Active 6 DOM
5. 2026-06-15
   days on market $210,000 Active 5 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $210,000 Active 3 DOM

ⓘ 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: $2,033 · $169/mo
• Projected year-2 tax: $3,264 · $272/mo
• Expected delta: +$1,230/yr (+$103/mo · 60.5%)

ⓘ 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 ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,576
• − Mortgage interest: −$11,763
• − Property taxes: −$2,033
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,046
• − Management: −$2,046
• − HOA: −$3,600
• − Depreciation: −$6,109
• Taxable loss: −$3,071
• Est. tax savings @ 24.0%: +$737
• After-tax cash flow: $1,044/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: Danbury School District
• NCES district ID: 0901020
• Math proficiency: 19% ▼ -17.00%
• Reading proficiency: 32% ▼ -16.00%
• Median HH income: $65,793
• Composite: 23.93/100
• National rank: #7784
• State rank: #131 of 153 in CT

Livability — Danbury

• Score: 76/100
• State rank: #51
• US rank: #3379

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Danbury, CT
• County: Fairfield County · 765,532 people
• City population: 87,061
• Metro: Bridgeport-Stamford-Norwalk, CT
• Population (ZIP): 55,833
• Household income: $76,933
• Rent vs Own: 59.5% rent · 40.5% own
• Severe rent burden: 3255.0

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Hispanic / Latino 37% White 35% Two or more races 19% Black 12% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3% Dominican 6%
• Common ancestry: Estonian 8% Russian 4% Romanian 3%
• Foreign-born: 41% · Canada, Jamaica, Dominican Republic
• Languages at home: 48% English-only · Spanish 32% Other Indo-European 16% Other Asian/Pacific 1%

Political lean MEDSL · Western Connecticut

• 2024 margin: D (+19.1) · D 58.8% · R 39.7% · Other 1.6%
• All cycles: 2024: D+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -309.71%
• Current HPI: 286.5484
• Rent YoY: ▲ 3.08%
• Metro: Bridgeport-Stamford-Norwalk, 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

+124.6% since first listed

2 events — show timeline

• 2026-06-10 Listed $210,000 Smart MLS
• 2002-02-27 Sold (Public Records) $93,500 Public Records

Property tax history

+0.3%/yr

Latest (2023): $2,033 · +7.3% YoY. Source: county tax records.