807 E Main St · Waterbury, CT 06705

$699,900

6 bd · 7.0 ba · 2,510 sqft · MultiFamily public records · 162 Days on market

Built 1910 4,791 sqft lot $279/sqft · 99% above area

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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 +27.1/30.0
• DSCR +9.4/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• 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 (5+ Unit). Listing-text estimate: 8 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Nice 8 unit with super who lives on site.

Key facts

• 4,791 sq ft lot
• Built 1910
• Listed 161 days

What this means for you Summary

Snapshot

• This is a 8 × 1-bed/1-bath units multifamily listed at $700k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive. Per door: $248/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $700k).
• Recommended offer: $616k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 3.5% in Waterbury — 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 (#32 in CT, #2,205 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, crime D, employment D.
• Waterbury School District (suburban): math 12% / reading 23% proficiency, ranked #148 of 153 in CT (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.4%/yr); 82 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 in 5+ unit buildings).
• At $9,006/mo this rent would consume 200% of the median local household income ($54k/yr) (locally 1690% 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 $5k of loan paydown is wiped out by about $21k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.4% rent growth), your $196k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 162 days — a 12% lower offer ($616k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 21y 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 $277k; list at $700k implies a 153% 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, 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 $615,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. Crime grade is D 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?
9. 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.
10. 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.
11. 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: 1.29% ✓
• Cap rate: 9.69%
• Cash-on-cash: 12.14%
• DSCR: 1.54
• GRM: 6.5

CMA / ARV

• ARV (median comp): $351,280
• List price: $699,900
• Delta: 99.24%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Vermont St	0.27mi	6/3.0	2,490 (-1%)	5mo	$246,000	$99	66
91 Wolcott St	0.12mi	6/3.0	2,410 (-4%)	23mo	$350,000	$145	53
51 River St	0.48mi	6/3.0	2,669 (+6%)	14mo	$457,500	$171	40
79 E Clay St	0.57mi	6/3.0	2,604 (+4%)	21mo	$345,000	$132	34
1260 E Main St	0.43mi	5/2.0 (-1)	2,182 (-13%)	8mo	$340,000	$156	32
18 Eastwood Ave	0.70mi	6/3.0	2,616 (+4%)	18mo	$415,000	$159	30
250 Orange St	0.58mi	6/2.0	2,248 (-10%)	7mo	$355,000	$158	29
73 E Clay St	0.57mi	6/3.0	2,814 (+12%)	23mo	$340,000	$121	18
221 Long Hill Rd	0.74mi	5/3.0 (-1)	2,160 (-14%)	22mo	$295,000	$137	4

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 · 3.37% rent growth · sell at horizon

5-year hold

• IRR: 2.2%
• Equity multiple: 1.08×
• Total profit: $16,536
• Equity at exit: $104,357

10-year hold

• IRR: 12.2%
• Equity multiple: 1.98×
• Total profit: $192,191
• Equity at exit: $60,515

Cash invested: $195,972 (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 06705

• Home prices YoY: -11.0%
• Rents YoY: 3.4%
• Active inventory: 82
• Price-to-rent: 51.8×

Monthly cashflow live

• Estimated rent: $9,006 high
• Mortgage (P&I): −$3,670
• Tax from tax record: −$1,170 /mo · $14,043/yr
• Insurance: −$292
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,891
• Net cashflow: $1,983

Break-even live

Break-even rent $6,496

Max offer price $699,900

Occupancy floor 73%

Sensitivity live

Price	-10% $2,379	-5% $2,181	+0% $1,983	+5% $1,784	+10% $1,586
Rent	-10% $1,271	-5% $1,627	+0% $1,983	+5% $2,338	+10% $2,694
Rate	-1.0pp $2,335	-0.5pp $2,161	base $1,983	+0.5pp $1,801	+1.0pp $1,617

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

Units	Beds	Baths	Est. rent
▸ 8× units	1	1	$9,008
Total (8 units)			$9,006

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: $174,975
• Closing costs: $20,997
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Niagara St Waterbury, CT	6.0	3.0	3156	$1,700	$0.54	4d	1	0.47mi
37 Johnson St Waterbury, CT	6.0	1.5	2002	$3,200	$1.60	4d	1	1.20mi

Listing history 14 events

1. 2025-12-15
   status Active 41-char remark

   Show marketing remark (41 chars)

   Nice 8 unit with super who lives on site.

2. 2025-12-15
   historical 41-char remark

   Show marketing remark (41 chars)

   Nice 8 unit with super who lives on site.

3. 2025-12-15
   listed $699,900 Active 41-char remark

   Show marketing remark (41 chars)

   Nice 8 unit with super who lives on site.

4. 2022-09-16
   soldstatus $277,000
5. 2022-09-15
   soldstatus $277,000 Closed 333-char remark

   Show marketing remark (333 chars)

   Investors take note of this 8 unit fully rented multifamily home in Waterbury! This is your opportunity to start making return on your investment as soon as you close. Convenient to many restaurants, Brass Mill Center Mall and local highways. Fenced in large backyard! Make the most of this opportunity and book an appointment today!

6. 2022-08-26
   status Under Contract 333-char remark

   Show marketing remark (333 chars)

   Investors take note of this 8 unit fully rented multifamily home in Waterbury! This is your opportunity to start making return on your investment as soon as you close. Convenient to many restaurants, Brass Mill Center Mall and local highways. Fenced in large backyard! Make the most of this opportunity and book an appointment today!

7. 2022-08-26
   status Active 333-char remark

   Show marketing remark (333 chars)

   Investors take note of this 8 unit fully rented multifamily home in Waterbury! This is your opportunity to start making return on your investment as soon as you close. Convenient to many restaurants, Brass Mill Center Mall and local highways. Fenced in large backyard! Make the most of this opportunity and book an appointment today!

8. 2022-06-16
   listed $275,000 Active 333-char remark

   Show marketing remark (333 chars)

   Investors take note of this 8 unit fully rented multifamily home in Waterbury! This is your opportunity to start making return on your investment as soon as you close. Convenient to many restaurants, Brass Mill Center Mall and local highways. Fenced in large backyard! Make the most of this opportunity and book an appointment today!

9. 2015-05-01
   soldstatus $165,000
10. 2006-06-30
    historical
11. 2006-02-01
    listed $329,900
12. 2005-08-23
    historical
13. 2005-06-08
    listed $425,900
14. 2003-01-17
    soldstatus $165,000

ⓘ 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: $14,043 · $1,170/mo
• Projected year-2 tax: $14,510 · $1,209/mo
• Expected delta: +$467/yr (+$39/mo · 3.3%)

ⓘ 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 ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $108,072
• − Mortgage interest: −$39,205
• − Property taxes: −$14,043
• − Insurance: −$3,500
• − Repairs & maintenance: −$8,646
• − Management: −$8,646
• − Depreciation: −$20,361
• Taxable income: $13,672
• Est. tax owed @ 24.0%: −$3,281
• After-tax cash flow: $20,509/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: Waterbury School District
• NCES district ID: 0904830
• Math proficiency: 12% ▼ -7.00%
• Reading proficiency: 23% ▼ -8.00%
• Median HH income: $40,040
• Composite: 14.85/100
• National rank: #9380
• State rank: #148 of 153 in CT

Livability — Waterbury

• Score: 79/100
• State rank: #32
• US rank: #2205

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waterbury, CT
• County: New Haven County · 688,236 people
• City population: 115,012
• Metro: New Haven-Milford, CT
• Population (ZIP): 25,266
• Household income: $53,954
• Rent vs Own: 48.8% rent · 51.2% own
• Severe rent burden: 1690.0

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 34% Hispanic / Latino 34% Black 22% Two or more races 14% Asian 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 22% Dominican 3%
• Common ancestry: Lithuanian 6% Hispanic 3% Romanian 2%
• Foreign-born: 19% · Canada, Jamaica, China
• Languages at home: 66% English-only · Spanish 22% Other Indo-European 6% French/Haitian/Cajun 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: ▼ -37.50%
• Current HPI: 304.4948
• Rent YoY: ▲ 3.37%
• 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

+324.2% since first listed

14 events — show timeline

• 2025-12-15 Relisted — Smart MLS
• 2025-12-15 Listed $699,900 Smart MLS
• 2025-12-15 Listing Removed — Smart MLS
• 2022-09-16 Sold (Public Records) $277,000 Public Records
• 2022-09-15 Sold (MLS) $277,000 Smart MLS
• 2022-08-26 Pending — Smart MLS
• 2022-08-26 Relisted — Smart MLS
• 2022-06-16 Listed $275,000 Smart MLS
• 2015-05-01 Sold (Public Records) $165,000 Public Records
• 2006-06-30 Listing Removed — Smart MLS
• 2006-02-01 Listed $329,900 Smart MLS
• 2005-08-23 Listing Removed — Smart MLS
• 2005-06-08 Listed $425,900 Smart MLS
• 2003-01-17 Sold (Public Records) $165,000 Public Records

Property tax history

+11.7%/yr

Latest (2023): $14,043 · +63.9% YoY. Source: county tax records.