6 Eld St · New Haven, CT 06511

$895,000

5 bd · 4.0 ba · 3,378 sqft · MultiFamily public records · 14 Days on market

Built 1900 8,712 sqft lot Est $973k · 8% under

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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 +14.5/30.0
• ARV discount +11.1/15.0
• 1% rule +4.5/10.0
• DSCR +4.4/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

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

A rare East Rock find. The perfect two family house with large 2,000+ S.F. owner's unit on the second and third floors and excellent rental apartment on the first floor. The 8 room owner's unit has an open floor plan with a large living room open to a delightful sun room and small library space. Good size formal dining room and updated, eat-in kitchen. There are two bedrooms on this floor plus an attractive, renovated bath. The top floor has a gigantic master bedroom with 2 walk-in closets. In addition, there is another room used as a bedroom and an incredible, well designed and executed bath with a tub, shower, and laundry. The first floor rental flat has two bedrooms and two full baths. The entire house is filled with lovely architectural details and has been beautifully maintained. The large yard has been professionally landscaped and has a patio, stone walls, a blue stone pathway and feels like a private oasis in the city. Off street parking for 2 cars. Located on quiet, well maintained one-way street. In the Yale Home Buyer Plan area. The outstanding location is in walking distance to Yale, Town, and neighborhood shops and restaurants. This is a very special house!

Key facts

• Spacious yard
• Private oasis
• Private parking

Tags

• PRIVATE PARKING
• FLEXIBLE FLOORPLAN
• SPACIOUS YARD
• PRIVATE OASIS

Property features AI

Exterior

• Parking: Off-street parking; 2 total parking spaces
• Utilities: Public water connected; Public sewer connected; Hot water: other
• Home design: Multi-family 2-unit property
• Construction: Frame construction; Block foundation; Yellow exterior color
• Exterior features: Aluminum siding; Shingle roof

Interior

• Bedrooms: 6 bedrooms
• Bathrooms: 4 full bathrooms
• Heating & cooling: Hot air heating (natural gas); Wall cooling units
• Interior features: 12 total rooms; Full, unfinished basement; Finished walk-up attic

What this means for you Summary

Snapshot

• This is a 5-bed/4.0-bath multifamily listed at $895k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/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 $852k (4.8% below list).
• Recommended offer: $852k (4.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: schools D+, 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.
• Market conditions: Rents rising (+2.6%/yr); 137 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 in 5+ unit buildings).
• At $8,518/mo this rent would consume 170% of the median local household income ($60k/yr) (locally 4999% 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 $6k of loan paydown is wiped out by about $27k of value loss. Plan a longer hold.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 24y 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 $605k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 60% 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 $851,800 (4.8% 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. 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?
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: 0.95% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.97%
• DSCR: 1.04
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $972,864
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Eld St	0.00mi	6/4.0 (+1)	3,378 (0%)	1mo	$1,020,700	$302	94
35 Eld St	0.11mi	6/5.5 (+1)	3,410 (+1%)	14mo	$1,130,000	$331	71
287 Saint John St	0.38mi	4/4.0 (-1)	3,200 (-5%)	0mo	$875,000	$273	68
272 Saint John St	0.40mi	6/3.0 (+1)	3,315 (-2%)	11mo	$760,000	$229	60
119 Foster St	0.62mi	5/3.0	3,424 (+1%)	9mo	$808,000	$236	58
45 Lyon St	0.24mi	6/3.0 (+1)	2,930 (-13%)	1mo	$771,500	$263	56
545 Orange St	0.19mi	4/4.0 (-1)	2,880 (-15%)	9mo	$963,000	$334	54
407 Temple St	0.36mi	5/3.0	3,036 (-10%)	11mo	$875,000	$288	53
48 Lyon St	0.27mi	6/3.0 (+1)	3,100 (-8%)	16mo	$675,000	$218	51
56 Nash St	0.50mi	6/3.0 (+1)	3,096 (-8%)	4mo	$815,000	$263	50
48 Livingston St	0.55mi	5/3.5	2,972 (-12%)	10mo	$900,000	$303	44
99 Olive St	0.51mi	5/3.0	2,885 (-15%)	6mo	$950,000	$329	43

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 · 2.6% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.46×
• Total profit: $-135,171
• Equity at exit: $133,447

10-year hold

• IRR: -7.3%
• Equity multiple: 0.55×
• Total profit: $-113,576
• Equity at exit: $77,383

Cash invested: $250,600 (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 06511

• Home prices YoY: -20.8%
• Rents YoY: 2.6%
• Active inventory: 137
• Price-to-rent: 30.8×

Monthly cashflow live

• Estimated rent: $8,518 high
• Mortgage (P&I): −$4,693
• Tax from tax record: −$1,460 /mo · $17,517/yr
• Insurance: −$373
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,789
• Net cashflow: $203

Break-even live

Break-even rent $8,261

Max offer price $895,000

Occupancy floor 93%

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

Units	Beds	Baths	Est. rent
1× unit	2	2	$2,425
▸ 2× units	4	2	$6,092
Total (3 units)			$8,518

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: $223,750
• Closing costs: $26,850
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Trumbull St New Haven, CT	5.0	4.0	2668	$5,000	$1.87	3d	1	0.15mi
315 Humphrey St Unit A New Haven, CT	4.0	3.5	2465	$4,500	$1.83	3d	1	0.26mi
295 Lloyd St Unit 2 New Haven, CT	4.0	2.0	2621	$2,400	$0.92	2d	1	0.79mi
168 Lloyd St New Haven, CT	4.0	1.0	4131	$2,500	$0.61	23d	1	0.89mi
229 Dwight St New Haven, CT	6.0	2.0	2400	$4,995	$2.08	2d	1	1.00mi
648 Ferry St Unit 3 New Haven, CT	4.0	1.0	4188	$2,400	$0.57	43d	1	1.02mi
395 Crown St New Haven, CT	6.0	3.5	2889	$7,195	$2.49	43d	1	1.02mi
131 Dwight St Unit 1 New Haven, CT	6.0	3.0	3000	$6,250	$2.08	14d	1	1.11mi
131 Dwight St Unit 1 New Haven, CT	6.0	3.0	3097	$6,250	$2.02	23d	1	1.11mi
589 Winchester Ave Unit 3 New Haven, CT	5.0	1.0	3936	$2,650	$0.67	43d	1	1.22mi
589 Winchester Ave Unit 2 New Haven, CT	4.0	1.0	3936	$2,400	$0.61	23d	1	1.22mi
266 Everit St New Haven, CT	4.0	3.5	3259	$4,500	$1.38	43d	1	1.35mi
347 Sherman Ave New Haven, CT	5.0	3.0	3153	$2,300	$0.73	43d	1	1.38mi
319 Sherman Ave Unit 1ST New Haven, CT	4.0	1.0	3845	$2,495	$0.65	14d	1	1.39mi
319 Sherman Ave Unit 1st fl New Haven, CT	4.0	1.0	3845	$2,495	$0.65	43d	1	1.39mi

Listing history 23 events

1. 2026-04-17
   status Under Contract
2. 2026-04-03
   listed $895,000 Active
3. 2018-08-06
   soldstatus $605,000 Closed 1188-char remark

   Show marketing remark (1188 chars)

   A rare East Rock find. The perfect two family house with large 2,000+ S.F. owner's unit on the second and third floors and excellent rental apartment on the first floor. The 8 room owner's unit has an open floor plan with a large living room open to a delightful sun room and small library space. Good size formal dining room and updated, eat-in kitchen. There are two bedrooms on this floor plus an attractive, renovated bath. The top floor has a gigantic master bedroom with 2 walk-in closets. In addition, there is another room used as a bedroom and an incredible, well designed and executed bath with a tub, shower, and laundry. The first floor rental flat has two bedrooms and two full baths. The entire house is filled with lovely architectural details and has been beautifully maintained. The large yard has been professionally landscaped and has a patio, stone walls, a blue stone pathway and feels like a private oasis in the city. Off street parking for 2 cars. Located on quiet, well maintained one-way street. In the Yale Home Buyer Plan area. The outstanding location is in walking distance to Yale, Town, and neighborhood shops and restaurants. This is a very special house!

4. 2018-08-06
   soldstatus $605,000

   Show marketing remark (1188 chars)

   A rare East Rock find. The perfect two family house with large 2,000+ S.F. owner's unit on the second and third floors and excellent rental apartment on the first floor. The 8 room owner's unit has an open floor plan with a large living room open to a delightful sun room and small library space. Good size formal dining room and updated, eat-in kitchen. There are two bedrooms on this floor plus an attractive, renovated bath. The top floor has a gigantic master bedroom with 2 walk-in closets. In addition, there is another room used as a bedroom and an incredible, well designed and executed bath with a tub, shower, and laundry. The first floor rental flat has two bedrooms and two full baths. The entire house is filled with lovely architectural details and has been beautifully maintained. The large yard has been professionally landscaped and has a patio, stone walls, a blue stone pathway and feels like a private oasis in the city. Off street parking for 2 cars. Located on quiet, well maintained one-way street. In the Yale Home Buyer Plan area. The outstanding location is in walking distance to Yale, Town, and neighborhood shops and restaurants. This is a very special house!

5. 2018-07-30
   historical 1188-char remark

   Show marketing remark (1188 chars)

   A rare East Rock find. The perfect two family house with large 2,000+ S.F. owner's unit on the second and third floors and excellent rental apartment on the first floor. The 8 room owner's unit has an open floor plan with a large living room open to a delightful sun room and small library space. Good size formal dining room and updated, eat-in kitchen. There are two bedrooms on this floor plus an attractive, renovated bath. The top floor has a gigantic master bedroom with 2 walk-in closets. In addition, there is another room used as a bedroom and an incredible, well designed and executed bath with a tub, shower, and laundry. The first floor rental flat has two bedrooms and two full baths. The entire house is filled with lovely architectural details and has been beautifully maintained. The large yard has been professionally landscaped and has a patio, stone walls, a blue stone pathway and feels like a private oasis in the city. Off street parking for 2 cars. Located on quiet, well maintained one-way street. In the Yale Home Buyer Plan area. The outstanding location is in walking distance to Yale, Town, and neighborhood shops and restaurants. This is a very special house!

6. 2018-07-17
   historical Under Contract - Continue to Show 1188-char remark

   Show marketing remark (1188 chars)

   A rare East Rock find. The perfect two family house with large 2,000+ S.F. owner's unit on the second and third floors and excellent rental apartment on the first floor. The 8 room owner's unit has an open floor plan with a large living room open to a delightful sun room and small library space. Good size formal dining room and updated, eat-in kitchen. There are two bedrooms on this floor plus an attractive, renovated bath. The top floor has a gigantic master bedroom with 2 walk-in closets. In addition, there is another room used as a bedroom and an incredible, well designed and executed bath with a tub, shower, and laundry. The first floor rental flat has two bedrooms and two full baths. The entire house is filled with lovely architectural details and has been beautifully maintained. The large yard has been professionally landscaped and has a patio, stone walls, a blue stone pathway and feels like a private oasis in the city. Off street parking for 2 cars. Located on quiet, well maintained one-way street. In the Yale Home Buyer Plan area. The outstanding location is in walking distance to Yale, Town, and neighborhood shops and restaurants. This is a very special house!

7. 2018-06-27
   listed $605,000 Active 1188-char remark

   Show marketing remark (1188 chars)

   A rare East Rock find. The perfect two family house with large 2,000+ S.F. owner's unit on the second and third floors and excellent rental apartment on the first floor. The 8 room owner's unit has an open floor plan with a large living room open to a delightful sun room and small library space. Good size formal dining room and updated, eat-in kitchen. There are two bedrooms on this floor plus an attractive, renovated bath. The top floor has a gigantic master bedroom with 2 walk-in closets. In addition, there is another room used as a bedroom and an incredible, well designed and executed bath with a tub, shower, and laundry. The first floor rental flat has two bedrooms and two full baths. The entire house is filled with lovely architectural details and has been beautifully maintained. The large yard has been professionally landscaped and has a patio, stone walls, a blue stone pathway and feels like a private oasis in the city. Off street parking for 2 cars. Located on quiet, well maintained one-way street. In the Yale Home Buyer Plan area. The outstanding location is in walking distance to Yale, Town, and neighborhood shops and restaurants. This is a very special house!

8. 2018-05-31
   historical
9. 2018-04-26
   status Under Contract
10. 2018-03-01
    historical Under Contract - Continue to Show
11. 2018-02-14
    listed $625,000 Active
12. 2017-06-07
    historical
13. 2017-03-24
    listed $639,000
14. 2007-12-15
    soldstatus $530,000
15. 2007-12-14
    soldstatus $530,000
16. 2007-12-14
    soldstatus $530,000
17. 2007-12-14
    soldstatus $530,000
18. 2007-10-22
    listed $549,900
19. 2007-10-22
    listed $549,900
20. 2003-05-19
    soldstatus $391,000
21. 2003-05-16
    soldstatus $391,000
22. 2002-10-15
    listed $414,900
23. 1999-05-11
    soldstatus $87,500

ⓘ 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: $17,517 · $1,460/mo
• Projected year-2 tax: $18,335 · $1,528/mo
• Expected delta: +$818/yr (+$68/mo · 4.7%)

ⓘ 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 7/10 Severe 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% 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: $102,216
• − Mortgage interest: −$50,134
• − Property taxes: −$17,517
• − Insurance: −$4,475
• − Repairs & maintenance: −$8,177
• − Management: −$8,177
• − Depreciation: −$26,036
• Taxable loss: −$12,301
• Est. tax savings @ 24.0%: +$2,952
• After-tax cash flow: $5,389/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): 54,730
• Household income: $59,969
• Rent vs Own: 80.3% rent · 19.7% own
• Severe rent burden: 4999.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Black 34% White 32% Hispanic / Latino 21% Two or more races 8% Asian 7%
• Hispanic origin (detail): Mexican 4% Puerto Rican 10% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 1% Russian 1%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 74% English-only · Spanish 15% Chinese 3% Other Indo-European 2%

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: ▼ -86.05%
• Current HPI: 328.1353
• Rent YoY: ▲ 2.60%
• 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

+922.9% since first listed

23 events — show timeline

• 2026-04-17 Pending — Smart MLS
• 2026-04-03 Listed $895,000 Smart MLS
• 2018-08-06 Sold (Public Records) $605,000 Public Records
• 2018-08-06 Sold (MLS) $605,000 Smart MLS
• 2018-07-30 Listing Removed — Smart MLS
• 2018-07-17 Contingent — Smart MLS
• 2018-06-27 Listed $605,000 Smart MLS
• 2018-05-31 Listing Removed — Smart MLS
• 2018-04-26 Pending — Smart MLS
• 2018-03-01 Contingent — Smart MLS
• 2018-02-14 Listed $625,000 Smart MLS
• 2017-06-07 Listing Removed — Smart MLS
• 2017-03-24 Listed $639,000 Smart MLS
• 2007-12-15 Sold (MLS) $530,000 Smart MLS
• 2007-12-14 Sold (Public Records) $530,000 Public Records
• 2007-12-14 Sold (Public Records) $530,000 Public Records
• 2007-12-14 Sold (MLS) $530,000 Smart MLS
• 2007-10-22 Listed $549,900 Smart MLS
• 2007-10-22 Listed $549,900 Smart MLS
• 2003-05-19 Sold (Public Records) $391,000 Public Records
• 2003-05-16 Sold (MLS) $391,000 Smart MLS
• 2002-10-15 Listed $414,900 Smart MLS
• 1999-05-11 Sold (Public Records) $87,500 Public Records

Property tax history

+2.2%/yr

Latest (2023): $17,517 · -6.4% YoY. Source: county tax records.