90 Humphrey St · Ansonia, CT 06483

$399,900

5 bd · 3.0 ba · 2,552 sqft · MultiFamily public records · 5 Days on market

Built 1900 7,405 sqft lot $157/sqft · 15% below area Est $482k · 17% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.9/10.0
• Appreciation +3.8/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Lg 3 Fm Home In Quiet Resid Area Of Seymour Great Investment Or Owner Occupied Let Tenants Pay Your Morgage Needs Some Cosmetics Over 2500 Sq Ft

Key facts

• 7,405 sq ft lot
• Built 1900
• Listed 5 days

Property features AI

Finance

• Financial info: Assessed value listed (public record)

Exterior

• Utilities: Public water connected; Public sewer connected
• Home design: Multi-family property (3-family)
• Construction: Frame construction; Asphalt shingle roof; Concrete and stone foundation; Built living area per public record: 2612
• Exterior features: City views; Located in a historic district; Vinyl siding

Interior

• Kitchen: No specific kitchen appliance list provided
• Bedrooms: 6 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Window AC units; Baseboard and hot air heating; Hot water by electric (30 and 40 gallon tanks) and oil; fuel tank located in basement
• Interior features: 18 total rooms; Full, unfinished basement with interior access and hatchway
• Laundry & utility: Each unit has its own washer and dryer hookups (Hook-up in Unit 1, Unit 2, Unit 3)

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath multifamily listed at $400k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $400k).
• Cap rate 11.0% vs local median 3.8% in Ansonia — 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 71/100 on livability (#87 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, housing A-; Watch: employment C-, schools F, amenities F.
• Seymour School District (suburban): math 34% / reading 50% proficiency, ranked #93 of 153 in CT (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 19% free/reduced lunch — higher-income household profile.
• Market conditions: 55 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 in 5+ unit buildings).
• At $5,547/mo this rent would consume 62% of the median local household income ($108k/yr) (locally 221% 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 (-2.4%/yr); year-one equity from $3k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• At projected returns (-2.4% appreciation + 3.0% rent growth), your $112k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 23y 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.
• Current owner paid $200k; list at $400k implies a 100% 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, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $399,900

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 F-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. 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.
5. 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.
6. 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: 1.39% ✓
• Cap rate: 11.03%
• Cash-on-cash: 16.91%
• DSCR: 1.75
• GRM: 6.0

CMA / ARV

• ARV (median comp): $482,246
• List price: $399,900
• Delta: -17.08%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
87 Washington Ave	0.09mi	5/2.5	2,784 (+9%)	12mo	$635,000	$228	69
77 Washington Ave	0.12mi	6/3.0 (+1)	2,800 (+10%)	11mo	$565,000	$202	64
202 W Church St	0.65mi	4/3.0 (-1)	2,560 (+0%)	7mo	$568,000	$222	58
14 Washington Ave	0.31mi	5/2.5	2,194 (-14%)	9mo	$435,000	$198	53
22 Hull Pl	0.38mi	6/3.0 (+1)	2,838 (+11%)	12mo	$460,000	$162	49
79 Meadow St	0.50mi	5/2.0	2,336 (-8%)	14mo	$355,100	$152	47
32-34 Maple St	0.41mi	6/2.5 (+1)	2,250 (-12%)	10mo	$514,000	$228	46

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.0%
• Equity multiple: 1.41×
• Total profit: $45,719
• Equity at exit: $70,169

10-year hold

• IRR: 18.1%
• Equity multiple: 2.59×
• Total profit: $178,317
• Equity at exit: $52,961

Cash invested: $111,972 (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 06483

• Home prices YoY: -0.8%
• Active inventory: 55
• Price-to-rent: 18.0×

Monthly cashflow live

• Estimated rent: $5,547 high
• Mortgage (P&I): −$2,097
• Tax from tax record: −$540 /mo · $6,485/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,165
• Net cashflow: $1,578

Break-even live

Break-even rent $3,550

Max offer price $399,900

Occupancy floor 67%

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$5,547
Total (3 units)			$5,547

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 Skokorat St Seymour, CT	5.0	3.5	2589	$4,000	$1.54	2d	1	0.82mi

Listing history 6 events

1. 2026-05-13
   status Under Contract 679-char remark
2. 2026-05-09
   listed $399,900 Active 679-char remark
3. 2026-05-06
   historical $399,900 679-char remark
4. 2003-06-20
   soldstatus $200,000 150-char remark

   Show marketing remark (150 chars)

   Lg 3 Fm Home In Quiet Resid Area Of Seymour Great Investment Or Owner Occupied Let Tenants Pay Your Morgage Needs Some Cosmetics Over 2500 Sq Ft

5. 2003-05-19
   listed $225,000 150-char remark

   Show marketing remark (150 chars)

   Lg 3 Fm Home In Quiet Resid Area Of Seymour Great Investment Or Owner Occupied Let Tenants Pay Your Morgage Needs Some Cosmetics Over 2500 Sq Ft

6. 1992-11-02
   soldstatus $138,500

ⓘ 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: $6,485 · $540/mo
• Projected year-2 tax: $7,521 · $627/mo
• Expected delta: +$1,036/yr (+$86/mo · 16.0%)

ⓘ 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 ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $66,564
• − Mortgage interest: −$22,401
• − Property taxes: −$6,485
• − Insurance: −$2,000
• − Repairs & maintenance: −$5,325
• − Management: −$5,325
• − Depreciation: −$11,633
• Taxable income: $13,395
• Est. tax owed @ 24.0%: −$3,215
• After-tax cash flow: $15,721/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: Seymour School District
• NCES district ID: 0903990
• Math proficiency: 34% ▼ -13.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $71,700
• Composite: 38.17/100
• National rank: #4263
• State rank: #93 of 153 in CT

Livability — Ansonia

• Score: 71/100
• State rank: #87
• US rank: #6938

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: New Haven County · 688,236 people
• City population: 19,315
• Metro: New Haven-Milford, CT
• Population (ZIP): 16,889
• Household income: $107,708
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 221.0

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 19% Two or more races 16% Black 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 12%
• Common ancestry: Romanian 9% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 11% · Canada, Dominican Republic
• Languages at home: 83% English-only · Spanish 10% Russian/Polish/Slavic 3% Other Indo-European 3%

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: ▼ -2.41%
• Current HPI: 294.2705
• Rent YoY: —
• 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

+188.7% since first listed

6 events — show timeline

• 2026-05-13 Pending — Smart MLS
• 2026-05-09 Listed $399,900 Smart MLS
• 2026-05-06 Coming Soon $399,900 Smart MLS
• 2003-06-20 Sold (MLS) $200,000 Smart MLS
• 2003-05-19 Listed $225,000 Smart MLS
• 1992-11-02 Sold (Public Records) $138,500 Public Records

Property tax history

+1.7%/yr

Latest (2023): $6,485 · +1.1% YoY. Source: county tax records.