80 Claudia Dr #466 · West Haven, CT 06516

$119,999

1 bd · 1.0 ba · 580 sqft · Condo public records · 41 Days on market

Built 1970 $207/sqft · at area comps Est $123k · at est. $306/mo HOA · 18% of rent

---

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 +25.3/30.0
• 1% rule +9.4/10.0
• ARV discount +8.7/15.0
• DSCR +8.3/10.0
• Livability +4.2/5.0
• Rent growth +3.5/5.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Lovely condo in mint condition convienent location close to highway and shopping. Remodeled kitchen. Nothing to do except unpack and move in. Why rent when you can own this great condominium. Immediate occupancy, log and go.

Key facts

• $306 HOA
• Parking
• Built 1970

Property features AI

Finance

• HOA & community: Monthly HOA; HOA covers grounds maintenance, trash pickup, snow removal, and property management; Professional off-site property management; Pet restrictions; small dogs and cats allowed

Exterior

• Parking: Off-street parking; 1 parking space
• Utilities: Public water; Public sewer
• Home design: Condominium (Condo/Co-Op for sale); Single-level unit
• Construction: Frame construction
• Exterior features: Brick siding; Located in The Oaks complex; End unit

Interior

• Kitchen: Oven/Range; Microwave; Refrigerator
• Bedrooms: 1 bedroom (unit on 4th floor)
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric baseboard heat; Electric 30-gallon hot water tank
• Interior features: Wall AC unit; Common laundry area
• Laundry & utility: Laundry on 1st floor (common laundry area)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $120k.

Deal economics

• At list price, monthly cash flow is $272 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $116k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 4.3% in West 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 83/100 on livability (#6 in CT, #915 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: amenities D.
• West Haven School District (suburban): math 26% / reading 38% proficiency, ranked #121 of 153 in CT (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Haven High School (math 23% / reading 39%, grade F, #135 of 194 statewide, top 70%, 1,780 students, 53% FRL) — zoned schools at 53% FRL track the district average.
• Market conditions: Rents rising (+3.9%/yr); 151 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $34k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y 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 $30k; list at $120k implies a 300% gain — meaningful room to come down on a strong offer.

Recommended offer $116,399 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.44% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.71%
• DSCR: 1.43
• GRM: 5.8

CMA / ARV

• ARV (median comp): $123,146
• List price: $119,999
• Delta: -2.56%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.9% rent growth · sell at horizon

5-year hold

• IRR: -0.3%
• Equity multiple: 0.99×
• Total profit: $-349
• Equity at exit: $17,892

10-year hold

• IRR: 10.6%
• Equity multiple: 1.87×
• Total profit: $29,390
• Equity at exit: $10,375

Cash invested: $33,600 (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 06516

• Rents YoY: 3.9%
• Active inventory: 151
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,732 high
• Mortgage (P&I): −$629
• Tax from tax record: −$111 /mo · $1,335/yr
• Insurance: −$50
• HOA: −$306
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $272

Break-even live

Break-even rent $1,388

Max offer price $119,999

Occupancy floor 79%

Sensitivity live

Price	-10% $340	-5% $306	+0% $272	+5% $238	+10% $204
Rent	-10% $135	-5% $204	+0% $272	+5% $340	+10% $409
Rate	-1.0pp $332	-0.5pp $303	base $272	+0.5pp $241	+1.0pp $209

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
560 Main St Unit 2D West Haven, CT	2.0	1.0	521	$1,700	$3.26	12d	1	0.85mi
131 Dogburn Rd West Haven, CT	2.0	1.0	818	$1,638	$2.00	45d	1	0.93mi
165 Richards St West Haven, CT	2.0	1.0–2.0	625	$2,120	$3.39	4d	5	1.23mi
35 Dana St Apt 2 West Haven, CT	1.0	1.0	645	$1,750	$2.71	15d	1	1.38mi
33 Old Tavern Rd Orange, CT	1.0–2.0	1.0–2.0	890	$2,100	$2.36	4d	5	1.45mi
200 Elm St West Haven, CT	—	1.0	450	$1,420	$3.16	45d	1	1.45mi

HOA detail condo

• Monthly dues: $306 · $3,672/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-16
   status $119,999 Under Contract 41 DOM
2. 2026-06-15
   days on market $119,999 Under Contract - Continue to Show 41 DOM
3. 2026-06-14
   days on market $119,999 Under Contract - Continue to Show 39 DOM
4. 2026-06-13
   days on market $119,999 Under Contract - Continue to Show 38 DOM
5. 2026-06-10
   days on market $119,999 Under Contract - Continue to Show 36 DOM
6. 2026-06-09
   days on market $119,999 Under Contract - Continue to Show 35 DOM
7. 2026-06-08
   days on market $119,999 Under Contract - Continue to Show 34 DOM
8. 2026-06-07
   days on market $119,999 Under Contract - Continue to Show 33 DOM
9. 2026-06-05
   days on market $119,999 Under Contract - Continue to Show 30 DOM
10. 2026-06-03
    days on market $119,999 Under Contract - Continue to Show 29 DOM
11. 2026-06-03
    days on market $119,999 Under Contract - Continue to Show 28 DOM
12. 2026-06-01
    days on market $119,999 Under Contract - Continue to Show 27 DOM
13. 2026-05-31
    days on market $119,999 Under Contract - Continue to Show 26 DOM
14. 2026-05-17
    historical Under Contract - Continue to Show 560-char remark
15. 2026-05-05
    listed $119,999 Active 560-char remark
16. 2014-12-22
    soldstatus $30,000 224-char remark

    Show marketing remark (224 chars)

    Lovely condo in mint condition convienent location close to highway and shopping. Remodeled kitchen. Nothing to do except unpack and move in. Why rent when you can own this great condominium. Immediate occupancy, log and go.

17. 2014-12-17
    soldstatus $30,000
18. 2014-12-04
    historical 224-char remark

    Show marketing remark (224 chars)

    Lovely condo in mint condition convienent location close to highway and shopping. Remodeled kitchen. Nothing to do except unpack and move in. Why rent when you can own this great condominium. Immediate occupancy, log and go.

19. 2014-10-05
    listed $39,900 224-char remark

    Show marketing remark (224 chars)

    Lovely condo in mint condition convienent location close to highway and shopping. Remodeled kitchen. Nothing to do except unpack and move in. Why rent when you can own this great condominium. Immediate occupancy, log and go.

20. 1987-06-02
    soldstatus $63,000

ⓘ 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: $1,335 · $111/mo
• Projected year-2 tax: $1,951 · $163/mo
• Expected delta: +$616/yr (+$51/mo · 46.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,788
• − Mortgage interest: −$6,722
• − Property taxes: −$1,335
• − Insurance: −$600
• − Repairs & maintenance: −$1,663
• − Management: −$1,663
• − HOA: −$3,672
• − Depreciation: −$3,491
• Taxable income: $1,642
• Est. tax owed @ 24.0%: −$394
• After-tax cash flow: $2,870/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: West Haven School District
• NCES district ID: 0904950
• Math proficiency: 26% ▼ -13.00%
• Reading proficiency: 38% ▼ -11.00%
• Median HH income: $52,405
• Composite: 28.05/100
• National rank: #6840
• State rank: #121 of 153 in CT

Livability — West Haven

• Score: 83/100
• State rank: #6
• US rank: #915

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: West Haven, CT
• County: New Haven County · 688,236 people
• City population: 55,351
• Metro: New Haven-Milford, CT
• Population (ZIP): 55,351
• Household income: $74,382
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2671.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 47% Hispanic / Latino 26% Black 18% Two or more races 10% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 11% Dominican 1%
• Common ancestry: Romanian 4% Lithuanian 3% Russian 2%
• Foreign-born: 21% · Canada, Jamaica, China
• Languages at home: 70% English-only · Spanish 17% Other Indo-European 5% Arabic 3%

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: ▼ -312.86%
• Current HPI: 307.0655
• Rent YoY: ▲ 3.90%
• 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

+90.5% since first listed

8 events — show timeline

• 2026-06-16 Pending — Smart MLS
• 2026-05-17 Contingent — Smart MLS
• 2026-05-05 Listed $119,999 Smart MLS
• 2014-12-22 Sold (MLS) $30,000 Smart MLS
• 2014-12-17 Sold (Public Records) $30,000 Public Records
• 2014-12-04 Listing Removed — Smart MLS
• 2014-10-05 Listed $39,900 Smart MLS
• 1987-06-02 Sold (Public Records) $63,000 Public Records

Property tax history

+2.9%/yr

Latest (2023): $1,335 · +2.0% YoY. Source: county tax records.