10 Scuppo Rd Unit A13 · Danbury, CT 06811

$185,000

2 bd · 1.0 ba · 984 sqft · Condo public records · 37 Days on market

Built 1975 $282/mo HOA · 12% of rent

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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 +23.0/30.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nicely updated 2 bedroom end unit with deck. Spacious and bright. Newer flooring, hot water heater. Large bedrooms with lots of storage. City water and sewer usage included in common fees. Storage unit included. Possible short sale. Conveniently located near Western CT State U, Danbury Fair Mall, etc.

Key facts

• $282 HOA
• Built 1975
• Listed 37 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $185k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.4% vs local median 3.6% in Danbury — 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 76/100 on livability (#51 in CT, #3,379 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: schools D+, amenities F, cost of living F.
• Danbury School District (urban): math 19% / reading 32% proficiency, ranked #131 of 153 in CT (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 121 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,151 units permitted in Western Connecticut Planning Region in 2024 (714 in 5+ unit buildings).

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 37 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 3 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 $122k; list at $185k implies a 52% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate flood risk; moderate wind risk, 26% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 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 1975 — 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: 1.27% ✓
• Cap rate: 8.42%
• Cash-on-cash: 7.58%
• DSCR: 1.34
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -4.6%
• Equity multiple: 0.83×
• Total profit: $-8,938
• Equity at exit: $27,584

10-year hold

• IRR: 5.2%
• Equity multiple: 1.38×
• Total profit: $19,842
• Equity at exit: $15,995

Cash invested: $51,800 (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 06811

• Active inventory: 121
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $2,355 high
• Mortgage (P&I): −$970
• Tax from tax record: −$204 /mo · $2,450/yr
• Insurance: −$77
• HOA: −$282
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $327

Break-even live

Break-even rent $1,941

Max offer price $185,000

Occupancy floor 81%

Sensitivity live

Price	-10% $432	-5% $380	+0% $327	+5% $275	+10% $223
Rent	-10% $141	-5% $234	+0% $327	+5% $420	+10% $513
Rate	-1.0pp $420	-0.5pp $374	base $327	+0.5pp $279	+1.0pp $231

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Scuppo Rd Unit D4 Danbury, CT	2.0	1.0	918	$2,400	$2.61	44d	1	0.06mi
17 Lake Ave #2 Danbury, CT	2.0	1.0	1000	$1,995	$2.00	44d	1	0.67mi
6 Westville Ave Unit 6A Danbury, CT	2.0	1.0	1000	$1,900	$1.90	44d	1	0.69mi
47 Merrimac St Danbury, CT	2.0	1.5	1000	$2,400	$2.40	44d	1	0.70mi
32 Park Ave Danbury, CT	1.0	1.0	800	$2,000	$2.50	24d	1	0.92mi
1 Fairview Dr #4 Danbury, CT	2.0	1.0	910	$2,050	$2.25	19d	1	1.03mi
1 Kennedy Ave Danbury, CT	2.0	1.0–2.0	874	$2,720	$3.11	3d	31	1.09mi
4 Division St Danbury, CT	2.0	1.0	1000	$2,500	$2.50	24d	1	1.14mi
4 Division St Apt 4 Danbury, CT	2.0	1.0	850	$2,500	$2.94	44d	1	1.15mi
8 Rose St Unit 20-1 Danbury, CT	1.0	1.0	828	$2,000	$2.42	44d	1	1.19mi
10 Clapboard Ridge Rd Danbury, CT	1.0–3.0	1.0–2.0	1061	$2,757	$2.60	3d	20	1.22mi
55 Mill Plain Rd Unit 29-7 Danbury, CT	1.0	1.0	805	$2,200	$2.73	11d	1	1.24mi
7 New St Unit 202 Danbury, CT	2.0	1.0	750	$2,300	$3.07	44d	1	1.27mi
50 Lincoln Ave Unit 1 R Danbury, CT	2.0	1.0	825	$2,300	$2.79	3d	1	1.28mi
333 Main St Danbury, CT	1.0–2.0	1.0–2.0	869	$2,650	$3.05	3d	2	1.32mi
136 Deer Hill Ave Unit A6 Danbury, CT	1.0	1.0	800	$2,200	$2.75	44d	1	1.34mi
30 Foster St Danbury, CT	1.0	1.0	700	$1,980	$2.83	24d	1	1.38mi
46 Kenosia Trl Unit 1 Danbury, CT	1.0	1.0	600	$1,450	$2.42	3d	1	1.47mi

HOA detail condo

• Monthly dues: $282 · $3,384/yr
• Likely covers: watersewer
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-04-09
   status Under Contract
2. 2026-03-16
   historical Under Contract - Continue to Show
3. 2026-03-03
   listed $185,000 Active
4. 2019-05-02
   soldstatus $121,500 Closed 302-char remark

   Show marketing remark (302 chars)

   Nicely updated 2 bedroom end unit with deck. Spacious and bright. Newer flooring, hot water heater. Large bedrooms with lots of storage. City water and sewer usage included in common fees. Storage unit included. Possible short sale. Conveniently located near Western CT State U, Danbury Fair Mall, etc.

5. 2019-05-02
   historical 302-char remark

   Show marketing remark (302 chars)

   Nicely updated 2 bedroom end unit with deck. Spacious and bright. Newer flooring, hot water heater. Large bedrooms with lots of storage. City water and sewer usage included in common fees. Storage unit included. Possible short sale. Conveniently located near Western CT State U, Danbury Fair Mall, etc.

6. 2019-03-02
   historical Under Contract - Continue to Show 302-char remark

   Show marketing remark (302 chars)

   Nicely updated 2 bedroom end unit with deck. Spacious and bright. Newer flooring, hot water heater. Large bedrooms with lots of storage. City water and sewer usage included in common fees. Storage unit included. Possible short sale. Conveniently located near Western CT State U, Danbury Fair Mall, etc.

7. 2019-02-27
   listed $115,000 Active 302-char remark

   Show marketing remark (302 chars)

   Nicely updated 2 bedroom end unit with deck. Spacious and bright. Newer flooring, hot water heater. Large bedrooms with lots of storage. City water and sewer usage included in common fees. Storage unit included. Possible short sale. Conveniently located near Western CT State U, Danbury Fair Mall, etc.

8. 2002-08-30
   soldstatus $114,000 156-char remark

   Show marketing remark (156 chars)

   Main Floor End Unit With 2 Bedrooms, Deck--Laundry Hook-Ups In Unit With Storage. Close To I-84 , Shopping. Why Pay Rent?

9. 2002-08-30
   soldstatus $114,000

   Show marketing remark (156 chars)

   Main Floor End Unit With 2 Bedrooms, Deck--Laundry Hook-Ups In Unit With Storage. Close To I-84 , Shopping. Why Pay Rent?

10. 2002-05-09
    listed $116,000 156-char remark

    Show marketing remark (156 chars)

    Main Floor End Unit With 2 Bedrooms, Deck--Laundry Hook-Ups In Unit With Storage. Close To I-84 , Shopping. Why Pay Rent?

11. 1988-07-27
    soldstatus $96,500

ⓘ 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: $2,450 · $204/mo
• Projected year-2 tax: $3,204 · $267/mo
• Expected delta: +$754/yr (+$63/mo · 30.8%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 27% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 26% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,264
• − Mortgage interest: −$10,363
• − Property taxes: −$2,450
• − Insurance: −$925
• − Repairs & maintenance: −$2,261
• − Management: −$2,261
• − HOA: −$3,384
• − Depreciation: −$5,382
• Taxable income: $1,238
• Est. tax owed @ 24.0%: −$297
• After-tax cash flow: $3,631/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: Danbury School District
• NCES district ID: 0901020
• Math proficiency: 19% ▼ -17.00%
• Reading proficiency: 32% ▼ -16.00%
• Median HH income: $65,793
• Composite: 23.93/100
• National rank: #7784
• State rank: #131 of 153 in CT

Livability — Danbury

• Score: 76/100
• State rank: #51
• US rank: #3379

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Danbury, CT
• County: Fairfield County · 765,532 people
• City population: 87,061
• Metro: Bridgeport-Stamford-Norwalk, CT
• Population (ZIP): 31,228
• Household income: $104,640
• Rent vs Own: 22.7% rent · 77.3% own
• Severe rent burden: 551.0

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 60% Hispanic / Latino 19% Two or more races 10% Black 10% Asian 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3% Dominican 6%
• Common ancestry: Russian 4% Romanian 3% Estonian 3%
• Foreign-born: 23% · Canada, Guatemala, China
• Languages at home: 67% English-only · Spanish 16% Other Indo-European 8% Russian/Polish/Slavic 2%

Political lean MEDSL · Western Connecticut

• 2024 margin: D (+19.1) · D 58.8% · R 39.7% · Other 1.6%
• All cycles: 2024: D+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -361.68%
• Current HPI: 258.6639
• Rent YoY: —
• Metro: Bridgeport-Stamford-Norwalk, 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

+91.7% since first listed

11 events — show timeline

• 2026-04-09 Pending — Smart MLS
• 2026-03-16 Contingent — Smart MLS
• 2026-03-03 Listed $185,000 Smart MLS
• 2019-05-02 Sold (MLS) $121,500 Smart MLS
• 2019-05-02 Listing Removed — Smart MLS
• 2019-03-02 Contingent — Smart MLS
• 2019-02-27 Listed $115,000 Smart MLS
• 2002-08-30 Sold (Public Records) $114,000 Public Records
• 2002-08-30 Sold (MLS) $114,000 Smart MLS
• 2002-05-09 Listed $116,000 Smart MLS
• 1988-07-27 Sold (Public Records) $96,500 Public Records

Property tax history

+2.8%/yr

Latest (2023): $2,450 · +13.3% YoY. Source: county tax records.