10 Harvard Ave · Stamford, CT 06902

$479,000

4 bd · 2.0 ba · 1,638 sqft · MultiFamily public records · 15 Days on market

Built 1925 5,662 sqft lot Est $744k · 36% under

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Why this score? — see what drove the B 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 +27.8/30.0
• ARV discount +15.0/15.0
• DSCR +9.8/10.0
• 1% rule +7.6/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

Attention Contractors, Investors or Homebuyers who see the potential in this 2-family house. Sold as-is. First floor unit has a living room, dining room, 2 bedrooms and bathroom, second floor has a living room, 2 bedrooms and bathroom. The property has an unfinished basement and needs a lot of work. No representation of heating or plumbing to be in working order. Private driveway with detached garage. Nice-sized backyard perfect for summer barbecues and outdoor entertaining. Ideal for investors or owner-occupants seeking rental potential in a prime Stamford location, close to I-95, Stamford Hospital, just minutes from downtown Stamford, train stations, parks, shopping and restaurants. Pleas

Key facts

• Private driveway
• Nice-sized backyard
• Close to i-95

Tags

• UNFINISHED BASEMENT
• PRIVATE DRIVEWAY
• DETACHED GARAGE
• NICE-SIZED BACKYARD
• PRIME STAMFORD LOCATION
• CLOSE TO I-95

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $479k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $728/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $479k).
• Recommended offer: $472k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.9% vs local median 3.0% in Stamford — 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 70/100 on livability (#98 in CT) — a middle-class / working-renter tenant base. Strengths: employment A+, health & safety A+, crime A-; Watch: amenities F, commute F, cost of living F.
• Stamford School District (urban): math 32% / reading 43% proficiency, ranked #103 of 153 in CT (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.9%/yr); 188 active listings in the ZIP; 33 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,151 units permitted in Western Connecticut Planning Region in 2024 (714 in 5+ unit buildings).
• At $6,023/mo this rent would consume 76% of the median local household income ($95k/yr) (locally 4139% 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 $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $134k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($472k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 69% 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 $471,815 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.26% ✓
• Cap rate: 9.94%
• Cash-on-cash: 13.03%
• DSCR: 1.58
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $743,652
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Harvard Ave	0.00mi	4/2.0	1,638 (0%)	0mo	$560,000	$342	100
17 Alden St	0.64mi	4/2.0	1,620 (-1%)	5mo	$735,000	$454	64
12 Nurney St	0.11mi	5/2.0 (+1)	1,458 (-11%)	10mo	$760,000	$521	63
19 Waverly Pl	0.46mi	5/3.0 (+1)	1,768 (+8%)	8mo	$755,500	$427	50
24 Wright St	0.71mi	4/2.0	1,800 (+10%)	7mo	$950,000	$528	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 · 1.95% rent growth · sell at horizon

5-year hold

• IRR: 1.8%
• Equity multiple: 1.07×
• Total profit: $8,918
• Equity at exit: $71,420

10-year hold

• IRR: 10.3%
• Equity multiple: 1.76×
• Total profit: $102,242
• Equity at exit: $41,415

Cash invested: $134,120 (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 06902

• Rents YoY: 1.9%
• Active inventory: 188
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $6,023 high
• Mortgage (P&I): −$2,512
• Tax from tax record: −$590 /mo · $7,085/yr
• Insurance: −$200
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,265
• Net cashflow: $1,456

Break-even live

Break-even rent $4,180

Max offer price $479,000

Occupancy floor 71%

Sensitivity live

Price	-10% $1,727	-5% $1,592	+0% $1,456	+5% $1,321	+10% $1,185
Rent	-10% $980	-5% $1,218	+0% $1,456	+5% $1,694	+10% $1,932
Rate	-1.0pp $1,697	-0.5pp $1,578	base $1,456	+0.5pp $1,332	+1.0pp $1,206

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$6,022
Total (2 units)			$6,023

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: $119,750
• Closing costs: $14,370
• Reserves months: —
• Total cash needed: —

Rent comps 33 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
510 W Main St Unit 2ND FL Stamford, CT	3.0	1.0	2027	$3,150	$1.55	3d	1	0.03mi
25 Center Dr Old Greenwich, CT	3.0	2.0	1616	$8,950	$5.54	21d	1	0.74mi
30 Mary Ln Riverside, CT	3.0	1.5	1255	$6,200	$4.94	15d	1	0.79mi
51 Forest Ave Old Greenwich, CT	3.0	3.0	1737	$8,150	$4.69	3d	2	0.95mi
51 Forest Ave #26 Old Greenwich, CT	3.0	3.0	2194	$9,500	$4.33	3d	1	0.95mi
51 Forest Ave #19 Old Greenwich, CT	3.0	2.5	1946	$8,500	$4.37	44d	1	0.95mi
100 Tresser Blvd Stamford, CT	3.0	1.0–2.0	1090	$9,142	$8.38	1d	11	0.97mi
45 N Sound Beach Ave Riverside, CT	3.0	2.0	1344	$9,500	$7.07	24d	1	0.99mi
775 Atlantic St Unit 3L Stamford, CT	3.0	2.0	1150	$2,800	$2.43	24d	1	1.04mi
8 Potter Dr Old Greenwich, CT	4.0	3.0	1979	$10,500	$5.31	45d	1	1.09mi
184 Summer St Stamford, CT	3.0	1.0–2.5	1138	$4,299	$3.78	44d	18	1.09mi
143 Sound Beach Ave Old Greenwich, CT	1.0–3.0	1.0–3.0	1269	$12,985	$10.23	1d	1	1.10mi
4 Highview Ave Old Greenwich, CT	3.0	2.0	1542	$10,000	$6.49	19d	1	1.11mi
4 Highview Ave Old Greenwich, CT	3.0	2.5	1092	$10,000	$9.16	21d	1	1.11mi
30 Noble St Stamford, CT	3.0	1.5	1304	$5,500	$4.22	3d	1	1.12mi
1450 Washington Blvd Stamford, CT	3.0	1.0–2.5	1188	$4,500	$3.79	24d	1	1.12mi
16 Burwood Ave Unit 2 Stamford, CT	3.0	2.0	1653	$3,999	$2.42	15d	1	1.13mi
34 Keith St Unit 2 Stamford, CT	3.0	1.0	1550	$3,550	$2.29	44d	1	1.13mi
150 Southfield Ave Stamford, CT	1.0–3.0	1.0–2.0	1263	$5,728	$4.53	1d	37	1.16mi
16 Manor St Unit B Stamford, CT	3.0	2.0	1750	$3,600	$2.06	15d	1	1.17mi
92 Burwood Ave Unit 2 Stamford, CT	3.0	1.5	1800	$4,300	$2.39	3d	1	1.20mi
18 Dock St Stamford, CT	3.0	1.0–2.5	1037	$8,632	$8.32	1d	39	1.27mi
79 Prospect St Unit 7E Stamford, CT	3.0	2.0	1400	$3,790	$2.71	44d	1	1.35mi
154 Cold Spring Rd Stamford, CT	1.0–3.0	1.0	1122	$3,700	$3.30	44d	2	1.37mi
154 Cold Spring Rd #19 Stamford, CT	3.0	1.0	1317	$3,700	$2.81	24d	1	1.37mi
154 Cold Spring Rd Stamford, CT	1.0–3.0	1.0	1122	$3,700	$3.30	19d	2	1.37mi
29 Dolsen Pl Unit 2 Stamford, CT	3.0	2.0	1400	$3,700	$2.64	44d	1	1.39mi
45 Thornhill Rd Riverside, CT	3.0	2.0	1386	$6,500	$4.69	24d	1	1.41mi
47 Hoyt St Stamford, CT	3.0	1.0	1400	$3,250	$2.32	44d	1	1.43mi
1725 Summer St #1 Stamford, CT	3.0	3.5	1880	$4,800	$2.55	21d	1	1.44mi
31 Cognewaugh Rd Cos Cob, CT	3.0	2.0	1620	$6,000	$3.70	24d	1	1.45mi
20 3rd St #18 Stamford, CT	3.0	2.5	1645	$4,900	$2.98	44d	1	1.46mi
87 Dolphin Cove Quay Stamford, CT	4.0	3.0	2115	$14,000	$6.62	15d	1	1.50mi

Listing history 7 events

1. 2026-04-23
   status Under Contract
2. 2026-04-06
   listed $479,000 Active
3. 2024-02-11
   historical
4. 2023-11-09
   listed $2,399,999 Active
5. 2023-11-02
   historical
6. 2023-06-26
   price $2,399,999
7. 2023-02-22
   listed $2,500,000 Active

ⓘ 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: $7,085 · $590/mo
• Projected year-2 tax: $8,668 · $722/mo
• Expected delta: +$1,583/yr (+$132/mo · 22.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $72,276
• − Mortgage interest: −$26,831
• − Property taxes: −$7,085
• − Insurance: −$2,395
• − Repairs & maintenance: −$5,782
• − Management: −$5,782
• − Depreciation: −$13,935
• Taxable income: $10,466
• Est. tax owed @ 24.0%: −$2,512
• After-tax cash flow: $14,963/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: Stamford School District
• NCES district ID: 0904320
• Math proficiency: 32% ▼ -10.00%
• Reading proficiency: 43% ▼ -7.00%
• Median HH income: $78,843
• Composite: 35.14/100
• National rank: #5010
• State rank: #103 of 153 in CT

Livability — Stamford

• Score: 70/100
• State rank: #98
• US rank: #7716

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stamford, CT
• County: Fairfield County · 765,532 people
• City population: 123,058
• Metro: Bridgeport-Stamford-Norwalk, CT
• Population (ZIP): 73,392
• Household income: $94,843
• Rent vs Own: 57.8% rent · 42.2% own
• Severe rent burden: 4139.0

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Hispanic / Latino 35% White 32% Black 23% Two or more races 13% Asian 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Dominican 3%
• Common ancestry: Hispanic 5% Romanian 3% Scotch-Irish 1%
• Foreign-born: 36% · Canada, Jamaica, China
• Languages at home: 51% English-only · Spanish 30% French/Haitian/Cajun 6% Other Indo-European 4%

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: ▼ -450.67%
• Current HPI: 173.4108
• Rent YoY: ▲ 1.95%
• 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

-80.8% since first listed

7 events — show timeline

• 2026-04-23 Pending — Smart MLS
• 2026-04-06 Listed $479,000 Smart MLS
• 2024-02-11 Listing Removed — Smart MLS
• 2023-11-09 Listed $2,399,999 Smart MLS
• 2023-11-02 Listing Removed — Smart MLS
• 2023-06-26 Price Changed $2,399,999 Smart MLS
• 2023-02-22 Listed $2,500,000 Smart MLS

Property tax history

+5.0%/yr

Latest (2022): $7,085 · +0.9% YoY. Source: county tax records.