73 Root Ave · Ansonia, CT 06401

$629,000

6 bd · 3.0 ba · 3,039 sqft · MultiFamily public records · 16 Days on market

Built 1940 8,276 sqft lot Est $559k · 12% over

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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 +16.7/30.0
• DSCR +5.2/10.0
• Rent growth +4.3/5.0
• 1% rule +4.1/10.0
• Livability +3.6/5.0
• Condition / age +2.5/5.0
• ARV discount +1.9/15.0
• Schools +1.7/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

An exceptional, turnkey investment opportunity or perfect owner-occupant scenario! This exceptionally well-maintained 3-family multifamily home offers massive income potential with a highly sought-after unit mix. Both the first and second-floor apartments feature massive 2bedroom, 1-bathroom floor plans boasting large living rooms and eat in kitchens. The third-floor unit maximizes space with a spacious 1 bedroom setup featuring generous ceiling heights and plenty of natural light. The property has been significantly improved with many updates throughout, including, fresh neutral paint, updated mechanicals, and contemporary kitchen cabinetry. Tenants will appreciate the luxury of a detached

Key facts

• 8,276 sq ft lot
• 2 garage spots
• Built 1940

Property features AI

Finance

• Other: Living area listed as 3039 (per public record)

Exterior

• Parking: Detached garage (2-car)
• Utilities: Public water connected; Public sewer connected
• Home design: Multi-family property (3-family)
• Construction: Frame construction; Foundation: Block and concrete
• Exterior features: Corner lot; Aluminum siding; Asphalt shingle roof

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Hot water heating; Heat fuel: Electric and Natural Gas; Hot water: Natural gas, 30-gallon tank
• Interior features: 11 total rooms; Partial basement; Central air and window unit cooling
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 2×2bd/1ba + 1×1bd/1ba units multifamily listed at $629k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive. Per door: $129/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $571k (9.2% below list).
• Recommended offer: $571k (9.2% below list) — sets the bar for 1% rule.
• Cap rate 7.0% 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.
• Ansonia School District (suburban): math 13% / reading 25% proficiency, ranked #144 of 153 in CT (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+7.3%/yr); 51 active listings in the ZIP; 2 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 $5,709/mo this rent would consume 79% of the median local household income ($86k/yr) (locally 541% 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 $4k of loan paydown is wiped out by about $19k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($620k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $330k; list at $629k implies a 91% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $570,900 (9.2% 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 1940 — 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 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?
6. 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?
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: 0.91% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.64%
• DSCR: 1.12
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $559,176
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
45 Orchard St	0.10mi	6/3.5	2,829 (-7%)	3mo	$550,000	$194	79
61 Garden St	0.23mi	6/3.0	3,256 (+7%)	2mo	$600,000	$184	76
8 Myrtle Ave	0.25mi	6/4.0	2,942 (-3%)	18mo	$525,000	$178	64
6 Grove St	0.68mi	6/3.0	3,120 (+3%)	7mo	$555,000	$178	58
3-1/2 Lester St	0.64mi	6/3.0	3,047 (+0%)	22mo	$440,000	$144	52
18 Johnson St	0.53mi	5/3.0 (-1)	3,006 (-1%)	21mo	$555,000	$185	51
52 State St	0.47mi	5/3.0 (-1)	3,202 (+5%)	22mo	$400,000	$125	46
20 Columbia St	0.74mi	6/2.0	2,688 (-12%)	1mo	$540,000	$201	42

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 · 7.35% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.71×
• Total profit: $-51,222
• Equity at exit: $93,786

10-year hold

• IRR: 6.6%
• Equity multiple: 1.59×
• Total profit: $104,048
• Equity at exit: $54,384

Cash invested: $176,120 (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 06401

• Home prices YoY: -4.7%
• Rents YoY: 7.3%
• Active inventory: 51
• Price-to-rent: 26.9×

Monthly cashflow live

• Estimated rent: $5,709 high
• Mortgage (P&I): −$3,299
• Tax from tax record: −$562 /mo · $6,745/yr
• Insurance: −$262
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,199
• Net cashflow: $387

Break-even live

Break-even rent $5,219

Max offer price $629,000

Occupancy floor 88%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,904
1× unit	1	1	$1,806
Total (3 units)			$5,709

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: $157,250
• Closing costs: $18,870
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 5th St Unit Osher Ansonia, CT	6.0	2.0	2504	$2,950	$1.18	2d	1	0.91mi
145 Hawkins St Derby, CT	5.0	1.5	2632	$3,500	$1.33	23d	1	1.49mi

Listing history 14 events

1. 2026-06-18
   days on market $629,000 Active 16 DOM
2. 2026-06-17
   days on market $629,000 Active 15 DOM
3. 2026-06-16
   days on market $629,000 Active 14 DOM
4. 2026-06-15
   days on market $629,000 Active 13 DOM
5. 2026-06-14
   days on market $629,000 Active 11 DOM
6. 2026-06-10
   days on market $629,000 Active 8 DOM
7. 2026-06-09
   days on market $629,000 Active 7 DOM
8. 2026-06-08
   days on market $629,000 Active 6 DOM
9. 2026-06-07
   days on market $629,000 Active 5 DOM
10. 2026-06-03
    statusdays on market $629,000 Active 1 DOM
11. 2026-06-03
    days on market $629,000 Coming Soon 3 DOM
12. 2026-06-01
    days on market $629,000 Coming Soon 2 DOM
13. 2026-05-31
    remarks 699-char remark
14. 2026-05-31
    listed $629,000 Coming Soon 1 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: $6,745 · $562/mo
• Projected year-2 tax: $10,103 · $842/mo
• Expected delta: +$3,358/yr (+$280/mo · 49.8%)

ⓘ 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 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $68,508
• − Mortgage interest: −$35,234
• − Property taxes: −$6,745
• − Insurance: −$3,145
• − Repairs & maintenance: −$5,481
• − Management: −$5,481
• − Depreciation: −$18,298
• Taxable loss: −$5,875
• Est. tax savings @ 24.0%: +$1,410
• After-tax cash flow: $6,059/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: Ansonia School District
• NCES district ID: 0900060
• Math proficiency: 13% ▼ -15.00%
• Reading proficiency: 25% ▼ -12.00%
• Median HH income: $49,300
• Composite: 16.97/100
• National rank: #9132
• State rank: #144 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

• Census place: Ansonia, CT
• County: New Haven County · 688,236 people
• City population: 19,315
• Metro: New Haven-Milford, CT
• Population (ZIP): 19,315
• Household income: $86,178
• Rent vs Own: 41.7% rent · 58.3% own
• Severe rent burden: 541.0

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: White 50% Hispanic / Latino 25% Black 17% Two or more races 11% Asian 3%
• Hispanic origin (detail): Puerto Rican 11% Dominican 4%
• Common ancestry: Romanian 7% Russian 1% Scotch-Irish 1%
• Foreign-born: 18% · Canada, Jamaica, China
• Languages at home: 75% English-only · Spanish 15% Other Indo-European 5% Russian/Polish/Slavic 2%

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: ▼ -13.08%
• Current HPI: 264.8538
• Rent YoY: ▲ 7.35%
• 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

+451.8% since first listed

3 events — show timeline

• 2026-05-31 Coming Soon $629,000 Smart MLS
• 2021-01-11 Sold (Public Records) $330,000 Public Records
• 1987-06-18 Sold (Public Records) $114,000 Public Records

Property tax history

+2.6%/yr

Latest (2023): $6,745 · +22.1% YoY. Source: county tax records.