239 Coe Ave · East Haven, CT 06512

$215,000

2 bd · 1.5 ba · 1,033 sqft · SingleFamily public records · 119 Days on market

Built 1910 0.25 ac lot Est $314k · 32% under

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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 +23.9/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +6.4/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

239 Coe Ave. Well-located home near the East Haven coastline, with multiple beaches just a short walk away. Conveniently close to local amenities, including Tweed New Haven Airport. The home offers two bedrooms upstairs, with the living room and kitchen on the main level. A great opportunity. There is a tenant currently living in the property.

Key facts

• Multiple beaches
• Well-located home
• 0.25 acre lot

Tags

• WELL-LOCATED HOME
• NEAR THE EAST HAVEN COASTLINE
• MULTIPLE BEACHES
• CLOSE TO LOCAL AMENITIES
• TWEED NEW HAVEN AIRPORT

🏷️ Possibly a rental listed for sale. The $215,000 price doesn't fit this home's estimated sale value (~$314,032) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $196k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 3.8% in East 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 70/100 on livability (#99 in CT) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, health & safety B+; Watch: schools D, amenities F, commute F.
• East Haven School District (suburban): math 25% / reading 40% proficiency, ranked #118 of 153 in CT (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 100 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 in 5+ unit buildings).
• This rent runs 31% of the median local income ($96k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 119 days — a 9% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $139k; list at $215k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 65% 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 $195,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 119 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.14% ✓
• Cap rate: 8.61%
• Cash-on-cash: 8.28%
• DSCR: 1.37
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $314,032
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Austin Ave	0.12mi	2/1.0	1,104 (+7%)	8mo	$305,000	$276	74
75 Henry St	0.31mi	2/1.0	1,001 (-3%)	7mo	$260,000	$260	72
384 Silver Sands Rd	0.21mi	3/1.0 (+1)	988 (-4%)	6mo	$330,000	$334	71
102 Henry St	0.24mi	3/1.0 (+1)	1,068 (+3%)	8mo	$325,000	$304	70
108 Stevens St	0.26mi	2/1.0	1,114 (+8%)	12mo	$325,000	$292	63
491 Silver Sands Rd	0.36mi	3/1.0 (+1)	1,046 (+1%)	15mo	$343,000	$328	62
119 Bradford Ave	0.50mi	2/1.0	1,098 (+6%)	7mo	$300,000	$273	58
96 Henry St	0.25mi	3/1.5 (+1)	1,152 (+12%)	10mo	$337,500	$293	56
57 Palmetto Trl	0.52mi	2/1.0	956 (-8%)	9mo	$260,000	$272	54
266 Cosey Beach Ave	0.65mi	3/1.5 (+1)	990 (-4%)	6mo	$385,000	$389	53
47 FIRST Ave	0.58mi	3/2.0 (+1)	1,133 (+10%)	8mo	$405,000	$357	43
2 Cambridge Ct	0.71mi	2/1.0	1,180 (+14%)	4mo	$450,000	$381	38

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 · 0.79% rent growth · sell at horizon

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-13,659
• Equity at exit: $32,057

10-year hold

• IRR: 0.4%
• Equity multiple: 1.02×
• Total profit: $1,447
• Equity at exit: $18,589

Cash invested: $60,200 (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 06512

• Rents YoY: 0.8%
• Active inventory: 100
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $2,457 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$309 /mo · $3,704/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$516
• Net cashflow: $416

Break-even live

Break-even rent $1,931

Max offer price $215,000

Occupancy floor 78%

Sensitivity live

Price	-10% $537	-5% $476	+0% $416	+5% $355	+10% $294
Rent	-10% $221	-5% $318	+0% $416	+5% $513	+10% $610
Rate	-1.0pp $524	-0.5pp $470	base $416	+0.5pp $360	+1.0pp $303

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
62 Cosey Beach Rd Unit 2nd flr East Haven, CT	1.0	1.0	700	$2,495	$3.56	4d	1	0.46mi
62 Cosey Beach Ave East Haven, CT	1.0	1.0	700	$2,495	$3.56	4d	1	0.65mi
420 Short Beach Rd East Haven, CT	3.0	2.0	1500	$2,200	$1.47	44d	1	0.71mi
85a Hemingway Ave Unit 20 East Haven, CT	1.0	1.5	1064	$2,100	$1.97	44d	1	1.04mi
194 S End Rd New Haven, CT	2.0	1.0	1000	$2,500	$2.50	44d	1	1.07mi
45 Jefferson Pl Unit 15 Branford, CT	2.0	1.0	900	$1,999	$2.22	3d	1	1.09mi
58 Shore Dr Branford, CT	2.0	1.5	1384	$2,200	$1.59	3d	1	1.12mi
322 Clark Ave Branford, CT	2.0	2.0	960	$2,500	$2.60	3d	1	1.16mi
72 Ocean View St New Haven, CT	3.0	2.0	928	$3,450	$3.72	3d	1	1.28mi
245 Alps Rd Branford, CT	2.0	1.0	763	$3,000	$3.93	3d	1	1.30mi
25 Beecher Pl New Haven, CT	3.0	1.5	1414	$2,700	$1.91	44d	1	1.30mi
33 Mansion St New Haven, CT	2.0	1.0	1100	$2,500	$2.27	4d	1	1.38mi
223 Townsend Ave Unit 2 New Haven, CT	2.0	1.0	1100	$2,900	$2.64	20d	1	1.40mi
241 Townsend Ave New Haven, CT	2.0	1.5	1208	$3,400	$2.81	3d	1	1.43mi
22 Edward St East Haven, CT	2.0	1.0	1333	$2,800	$2.10	20d	1	1.47mi

Listing history 4 events

1. 2026-03-30
   status Under Contract
2. 2026-03-26
   price $215,000
3. 2025-12-01
   listed $265,000 Active
4. 1988-05-17
   soldstatus $139,000

ⓘ 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: $3,704 · $309/mo
• Projected year-2 tax: $4,152 · $346/mo
• Expected delta: +$448/yr (+$37/mo · 12.1%)

ⓘ 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 ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 65% 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: $29,487
• − Mortgage interest: −$12,043
• − Property taxes: −$3,704
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,359
• − Management: −$2,359
• − Depreciation: −$6,255
• Taxable income: $1,693
• Est. tax owed @ 24.0%: −$406
• After-tax cash flow: $4,580/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: East Haven School District
• NCES district ID: 0901290
• Math proficiency: 25% ▼ -7.00%
• Reading proficiency: 40% ▼ -7.00%
• Median HH income: $61,869
• Composite: 29.35/100
• National rank: #6534
• State rank: #118 of 153 in CT

Livability — East Haven

• Score: 70/100
• State rank: #99
• US rank: #7805

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Haven, CT
• County: New Haven County · 688,236 people
• City population: 28,830
• Metro: New Haven-Milford, CT
• Population (ZIP): 28,830
• Household income: $96,146
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 770.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 19% Two or more races 9% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 8%
• Common ancestry: Romanian 5% Lithuanian 2% Russian 1%
• Foreign-born: 12% · Canada, China, Jamaica
• Languages at home: 81% English-only · Spanish 12% Other Indo-European 3% Other Asian/Pacific 1%

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: ▼ -302.63%
• Current HPI: 302.2679
• Rent YoY: ▲ 0.79%
• 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

+54.7% since first listed

4 events — show timeline

• 2026-03-30 Pending — Smart MLS
• 2026-03-26 Price Changed $215,000 Smart MLS
• 2025-12-01 Listed $265,000 Smart MLS
• 1988-05-17 Sold (Public Records) $139,000 Public Records

Property tax history

+1.5%/yr

Latest (2023): $3,704 · +0.0% YoY. Source: county tax records.