7 Clifton St · New Haven, CT 06513

$186,600

2 bd · 1.0 ba · 980 sqft · SingleFamily public records · 5 Days on market

Built 1900 3,049 sqft lot $190/sqft · 34% below area Est $284k · 34% 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 +15.8/30.0
• ARV discount +15.0/15.0
• 1% rule +4.9/10.0
• DSCR +4.9/10.0
• Livability +4.0/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Two bedroom Cape Code in a historic district. One full bathroom and one half bathroom. Livingroom, dining room and kitchen on the first floor. The house needs a lot of work.

Key facts

• 3,049 sq ft lot
• Built 1900
• Listed 5 days

Property features AI

Exterior

• Utilities: Public water connected; Public sewer connected
• Home design: Single-family home; Gable roof
• Construction: Frame construction; Stone foundation; Asphalt shingle roof
• Exterior features: Located in a historic district; White exterior siding

Interior

• Kitchen: Refrigerator included
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Hot air heating; Natural gas heat
• Interior features: Full, unfinished basement
• Laundry & utility: Laundry in the basement / lower level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $187k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (1.0% below list).
• Recommended offer: $185k (1.0% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 4.8% in New 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 79/100 on livability (#31 in CT, #2,190 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment D, crime F.
• New Haven School District (urban): math 12% / reading 25% proficiency, ranked #147 of 153 in CT (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Betsy Ross Arts Magnet School (math 12% / reading 27%, grade F, #161 of 175 statewide, top 93%, 327 students, 70% FRL) — zoned schools at 70% FRL track the district average.
• Market conditions: Rents rising fast (+4.1%/yr); 102 active listings in the ZIP; 40 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).
• At $1,847/mo this rent would consume 46% of the median local household income ($48k/yr) (locally 2664% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $90k; list at $187k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 64% 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 $184,749 (1.0% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. Crime grade is F 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?
5. 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.
6. 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.
7. 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: 0.99% ✗
• Cap rate: 6.84%
• Cash-on-cash: 1.95%
• DSCR: 1.09
• GRM: 8.4

CMA / ARV

• ARV (median comp): $284,015
• List price: $186,600
• Delta: -34.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7 Clifton St	0.00mi	2/1.5	980 (0%)	0mo	$186,600	$190	98
16 Hulse St	0.08mi	2/1.5	1,003 (+2%)	10mo	$265,000	$264	82
16 1st Ave	0.30mi	2/1.0	1,008 (+3%)	9mo	$350,000	$347	74
134 Rosewood Ave	0.44mi	3/1.0 (+1)	1,040 (+6%)	1mo	$330,000	$317	64
72 Pierpont St	0.51mi	2/1.0	912 (-7%)	2mo	$220,000	$241	63
29 Mountain Top Ln	0.57mi	2/1.0	1,008 (+3%)	12mo	$203,000	$201	58
3 Highview Ln	0.48mi	3/1.5 (+1)	1,072 (+9%)	0mo	$430,000	$401	55
813 Russell St	0.61mi	3/1.0 (+1)	1,008 (+3%)	11mo	$248,000	$246	53
44 Rosewood Ave	0.41mi	2/1.0	840 (-14%)	9mo	$190,000	$226	50
83 View Ter	0.72mi	3/2.0 (+1)	1,104 (+13%)	8mo	$380,000	$344	30

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 · 4.12% rent growth · sell at horizon

5-year hold

• IRR: -11.8%
• Equity multiple: 0.57×
• Total profit: $-22,646
• Equity at exit: $27,823

10-year hold

• IRR: -0.9%
• Equity multiple: 0.93×
• Total profit: $-3,595
• Equity at exit: $16,134

Cash invested: $52,248 (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 06513

• Home prices YoY: -7.8%
• Rents YoY: 4.1%
• Active inventory: 102
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,847 high
• Mortgage (P&I): −$979
• Tax from tax record: −$318 /mo · $3,820/yr
• Insurance: −$78
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $85

Break-even live

Break-even rent $1,740

Max offer price $186,600

Occupancy floor 90%

Sensitivity live

Price	-10% $191	-5% $138	+0% $85	+5% $32	+10% $-21
Rent	-10% $-61	-5% $12	+0% $85	+5% $158	+10% $231
Rate	-1.0pp $179	-0.5pp $132	base $85	+0.5pp $37	+1.0pp $-13

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: $46,650
• Closing costs: $5,598
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40 Exchange St Unit 2 New Haven, CT	3.0	1.0	1000	$2,050	$2.05	45d	1	0.30mi
152 Lenox St New Haven, CT	2.0	1.0	833	$2,000	$2.40	5d	1	0.44mi
55 Pierpont St Unit 1 New Haven, CT	3.0	1.0	1014	$2,100	$2.07	25d	1	0.46mi
55 Pierpont St Unit 1 New Haven, CT	3.0	1.0	1014	$2,100	$2.07	23d	1	0.46mi
57 Maltby St Unit 2nd Front New Haven, CT	2.0	1.0	800	$1,395	$1.74	5d	1	0.49mi
30 Bright St Unit 2 New Haven, CT	3.0	2.0	993	$2,000	$2.01	45d	1	0.50mi
76 Revere St Unit 2R New Haven, CT	2.0	1.0	1000	$1,850	$1.85	25d	1	0.52mi
76 Revere St Unit 2L New Haven, CT	2.0	1.0	880	$1,750	$1.99	5d	1	0.53mi
61 Revere St New Haven, CT	1.0	1.0	700	$1,250	$1.79	5d	1	0.53mi
213 Ferry St Unit 3 B New Haven, CT	2.0	1.0	626	$1,650	$2.64	45d	1	0.55mi
121 Lexington Ave #11 New Haven, CT	2.0	1.5	936	$2,000	$2.14	16d	1	0.56mi
80 New Haven, CT	2.0	1.0	850	$1,900	$2.24	5d	2	0.57mi
10 Rowe St New Haven, CT	2.0	1.0	1100	$1,900	$1.73	13d	1	0.59mi
34 Wolcott St #3 New Haven, CT	3.0	1.0	1115	$1,700	$1.52	25d	1	0.61mi
110 Maltby St New Haven, CT	1.0	1.0	760	$1,550	$2.04	16d	1	0.62mi
483 Ferry St Unit 3 New Haven, CT	2.0	1.0	900	$1,650	$1.83	45d	1	0.65mi
258 Fairmont Ave Unit 258 New Haven, CT	2.0	1.5	1000	$1,895	$1.90	25d	1	0.75mi
186 Farren Ave Unit 2 New Haven, CT	2.0	1.0	700	$1,600	$2.29	45d	1	0.76mi
173 Farren Ave New Haven, CT	3.0	1.0	875	$1,850	$2.11	4d	1	0.77mi
173 Farren Ave Unit 3 New Haven, CT	3.0	1.0	800	$2,050	$2.56	45d	1	0.77mi
173 Farren Ave Unit 3 New Haven, CT	3.0	1.0	800	$2,050	$2.56	25d	1	0.77mi
339 Eastern St New Haven, CT	2.0	1.0	505	$1,600	$3.17	45d	6	0.78mi
153 Dover St New Haven, CT	2.0	1.0	888	$1,800	$2.03	13d	1	0.79mi
153 Dover St Unit D New Haven, CT	2.0	1.0	888	$1,750	$1.97	45d	1	0.79mi
153 Dover St New Haven, CT	2.0	1.0	888	$1,750	$1.97	25d	1	0.79mi
383 Lombard St #383 New Haven, CT	2.0	1.5	968	$2,100	$2.17	25d	1	0.80mi
25 Pardee St Unit 2nd Floor New Haven, CT	3.0	1.0	980	$1,900	$1.94	45d	1	0.84mi
241 Quinnipiac Ave New Haven, CT	2.0	1.5	900	$1,995	$2.22	45d	1	0.86mi
187 Saltonstall Ave Unit 2 New Haven, CT	2.0	1.0	798	$1,800	$2.26	16d	1	0.89mi
20 Maltby Pl New Haven, CT	3.0	1.0	1100	$1,900	$1.73	5d	1	0.91mi
430 Eastern St New Haven, CT	1.0–3.0	1.0–1.5	900	$1,832	$2.04	4d	2	0.94mi
210 Wolcott St Unit 3B New Haven, CT	3.0	1.0	750	$2,000	$2.67	25d	1	0.94mi
210 Burwell St New Haven, CT	2.0	1.0	900	$1,800	$2.00	16d	1	0.95mi
43 Farren Ave Unit 1 New Haven, CT	2.0	1.0	968	$1,900	$1.96	23d	1	1.00mi
1399 State St Unit 5B New Haven, CT	1.0	1.0	700	$1,595	$2.28	45d	1	1.03mi
1397 State St Unit 6 New Haven, CT	2.0	1.5	1000	$1,695	$1.70	45d	1	1.03mi
261 View St New Haven, CT	2.0	1.0	1100	$2,400	$2.18	45d	1	1.19mi
22 Chamberlain St #22 New Haven, CT	2.0	1.5	990	$1,950	$1.97	25d	1	1.19mi
1050 State St New Haven, CT	3.0	1.0–2.0	919	$4,094	$4.45	4d	21	1.28mi
535 East St Unit 535 East-Unit 1 New Haven, CT	2.0	1.0	830	$1,675	$2.02	23d	1	1.29mi

Listing history 2 events

1. 2026-05-13
   listed $186,600 Active 173-char remark
2. 1992-09-02
   soldstatus $89,900

ⓘ 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: $3,820 · $318/mo
• Projected year-2 tax: $3,907 · $326/mo
• Expected delta: +$87/yr (+$7/mo · 2.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,170
• − Mortgage interest: −$10,453
• − Property taxes: −$3,820
• − Insurance: −$933
• − Repairs & maintenance: −$1,774
• − Management: −$1,774
• − Depreciation: −$5,428
• Taxable loss: −$2,011
• Est. tax savings @ 24.0%: +$483
• After-tax cash flow: $1,501/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: New Haven School District
• NCES district ID: 0902790
• Math proficiency: 12% ▼ -10.00%
• Reading proficiency: 25% ▼ -10.00%
• Median HH income: $38,058
• Composite: 15.48/100
• National rank: #9308
• State rank: #147 of 153 in CT

Livability — New Haven

• Score: 79/100
• State rank: #31
• US rank: #2190

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Haven, CT
• County: New Haven County · 688,236 people
• City population: 132,813
• Metro: New Haven-Milford, CT
• Population (ZIP): 38,888
• Household income: $48,500
• Rent vs Own: 59.7% rent · 40.3% own
• Severe rent burden: 2664.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Hispanic / Latino 47% White 26% Black 22% Two or more races 12% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 25% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 17% · Canada, Jamaica, South Korea
• Languages at home: 56% English-only · Spanish 39% Other Indo-European 1% Russian/Polish/Slavic 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: ▼ -30.87%
• Current HPI: 364.006
• Rent YoY: ▲ 4.12%
• 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

+107.6% since first listed

3 events — show timeline

• 2026-05-19 Pending — Smart MLS
• 2026-05-13 Listed $186,600 Smart MLS
• 1992-09-02 Sold (Public Records) $89,900 Public Records

Property tax history

+1.7%/yr

Latest (2023): $3,820 · -6.4% YoY. Source: county tax records.