465 N Main St · Naugatuck, CT 06770

$236,500

3 bd · 1.0 ba · 2,278 sqft · SingleFamily public records · 378 Days on market

Built 1895 0.33 ac lot $104/sqft · 36% below area Est $365k · 35% 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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• DSCR +4.6/10.0
• 1% rule +4.4/10.0
• Rent growth +4.1/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

REO Occupied - NO ACCESS OR VIEWINGS of this property - no interior photos. Please DO NOT DISTURB the occupant. Great Opportunity to own this single-family home built in 1895 featuring 3 bedrooms and 1.5 baths. ***SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to take care of Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. ***

Key facts

• 0.33 acre lot
• Built 1895
• Listed 378 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $236k.

Deal economics

• At list price, monthly cash flow is $69 ($829/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 $223k (5.7% below list).
• Recommended offer: $208k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.6% vs local median 3.4% in Naugatuck — 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 77/100 on livability (#42 in CT, #2,997 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities F, commute D-.
• Naugatuck School District (suburban): math 32% / reading 43% proficiency, ranked #105 of 153 in CT (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.2%/yr); 112 active listings in the ZIP; 5 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; solid renter incomes; 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 378 days — a 12% lower offer ($208k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 17y 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 $145k; list at $236k implies a 63% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $208,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 378 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1895 — 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. 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.
6. 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.
7. 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: 0.94% ✗
• Cap rate: 6.64%
• Cash-on-cash: 1.25%
• DSCR: 1.06
• GRM: 8.8

CMA / ARV

• ARV (median comp): $364,792
• List price: $236,500
• Delta: -35.17%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
15 Neagle St	0.24mi	4/2.0 (+1)	2,254 (-1%)	8mo	$349,000	$155	72
310 Hillside Ave	0.69mi	3/2.0	2,221 (-2%)	7mo	$470,000	$212	54
43 Neagle St	0.25mi	3/1.5	2,078 (-9%)	22mo	$280,000	$135	53
84 Ruela Dr	0.70mi	3/3.0	2,324 (+2%)	6mo	$475,000	$204	51
310 Wooster St	0.70mi	3/2.5	2,253 (-1%)	12mo	$270,000	$120	50
142 Applewood Ln	0.71mi	4/3.0 (+1)	2,306 (+1%)	6mo	$490,000	$212	47
190 Auburn St	0.53mi	4/2.5 (+1)	2,051 (-10%)	2mo	$456,000	$222	46
180 Auburn St	0.57mi	3/2.5	2,329 (+2%)	22mo	$425,000	$182	45
129 High Ridge Rd	0.48mi	3/3.0	2,020 (-11%)	12mo	$390,000	$193	41
136 High Ridge Rd	0.50mi	3/3.5	1,938 (-15%)	7mo	$425,000	$219	36
29 Grove St	0.74mi	3/2.5	2,046 (-10%)	18mo	$405,000	$198	27

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 · 6.23% rent growth · sell at horizon

5-year hold

• IRR: -10.6%
• Equity multiple: 0.60×
• Total profit: $-26,372
• Equity at exit: $35,263

10-year hold

• IRR: 2.9%
• Equity multiple: 1.24×
• Total profit: $15,796
• Equity at exit: $20,448

Cash invested: $66,220 (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 06770

• Home prices YoY: -33.3%
• Rents YoY: 6.2%
• Active inventory: 112
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,230 high
• Mortgage (P&I): −$1,240
• Tax from tax record: −$354 /mo · $4,248/yr
• Insurance: −$99
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $69

Break-even live

Break-even rent $2,143

Max offer price $236,500

Occupancy floor 92%

Sensitivity live

Price	-10% $203	-5% $136	+0% $69	+5% $2	+10% $-65
Rent	-10% $-107	-5% $-19	+0% $69	+5% $157	+10% $245
Rate	-1.0pp $188	-0.5pp $129	base $69	+0.5pp $8	+1.0pp $-55

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: $59,125
• Closing costs: $7,095
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Myrtle Ave Naugatuck, CT	3.0	1.0	3254	$2,000	$0.61	44d	1	0.08mi
112 Woodbine St Unit 1st Naugatuck, CT	3.0	2.0	2530	$2,300	$0.91	44d	1	0.30mi
32 Tyler Hill Rd Naugatuck, CT	4.0	2.5	2388	$3,800	$1.59	3d	1	0.77mi
46 Carroll St Unit left side Naugatuck, CT	2.0	2.0	1632	$1,575	$0.97	24d	1	1.01mi
43 Hoadley St Naugatuck, CT	3.0	1.5	2816	$2,000	$0.71	24d	1	1.42mi

Listing history 17 events

1. 2026-06-18
   days on market $236,500 Active 378 DOM
2. 2026-06-17
   days on market $236,500 Active 377 DOM
3. 2026-06-16
   days on market $236,500 Active 376 DOM
4. 2026-06-15
   days on market $236,500 Active 375 DOM
5. 2026-06-14
   days on market $236,500 Active 373 DOM
6. 2026-06-10
   days on market $236,500 Active 370 DOM
7. 2026-06-09
   days on market $236,500 Active 369 DOM
8. 2026-06-08
   days on market $236,500 Active 368 DOM
9. 2026-06-07
   days on market $236,500 Active 367 DOM
10. 2026-06-05
    days on market $236,500 Active 364 DOM
11. 2026-06-03
    days on market $236,500 Active 363 DOM
12. 2026-06-03
    days on market $236,500 Active 362 DOM
13. 2026-06-01
    days on market $236,500 Active 361 DOM
14. 2026-05-31
    days on market $236,500 Active 360 DOM
15. 2025-06-04
    listed $236,500 Active 432-char remark

    Show marketing remark (432 chars)

    REO Occupied - NO ACCESS OR VIEWINGS of this property - no interior photos. Please DO NOT DISTURB the occupant. Great Opportunity to own this single-family home built in 1895 featuring 3 bedrooms and 1.5 baths. ***SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to take care of Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. ***

16. 2010-03-25
    soldstatus $145,000 239-char remark

    Show marketing remark (239 chars)

    Reduced! House and 2 separate lots will convey together. Home being sold as is (nothing else will be moved out). House may go fha but can also be used as an office. Priced for action. Park on golden court side. Easy to show - use show desk

17. 2009-10-01
    listed $154,900 239-char remark

    Show marketing remark (239 chars)

    Reduced! House and 2 separate lots will convey together. Home being sold as is (nothing else will be moved out). House may go fha but can also be used as an office. Priced for action. Park on golden court side. Easy to show - use show desk

ⓘ 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: $4,248 · $354/mo
• Projected year-2 tax: $4,655 · $388/mo
• Expected delta: +$407/yr (+$34/mo · 9.6%)

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

Taxation est. · year 1

• Rental income: $26,762
• − Mortgage interest: −$13,248
• − Property taxes: −$4,248
• − Insurance: −$1,182
• − Repairs & maintenance: −$2,141
• − Management: −$2,141
• − Depreciation: −$6,880
• Taxable loss: −$3,078
• Est. tax savings @ 24.0%: +$739
• After-tax cash flow: $1,568/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: Naugatuck School District
• NCES district ID: 0902640
• Math proficiency: 32% ▼ -13.00%
• Reading proficiency: 43% ▼ -11.00%
• Median HH income: $61,060
• Composite: 33.44/100
• National rank: #5463
• State rank: #105 of 153 in CT

Livability — Naugatuck

• Score: 77/100
• State rank: #42
• US rank: #2997

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Naugatuck, CT
• County: New Haven County · 688,236 people
• City population: 31,823
• Metro: New Haven-Milford, CT
• Population (ZIP): 31,823
• Household income: $96,208
• Rent vs Own: 32.2% rent · 67.8% own
• Severe rent burden: 788.0

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 61% Hispanic / Latino 17% Two or more races 12% Black 11% Asian 4%
• Hispanic origin (detail): Puerto Rican 10% Dominican 1%
• Common ancestry: Romanian 7% Russian 6% Lithuanian 4%
• Foreign-born: 17% · Canada, Jamaica, China
• Languages at home: 77% English-only · Spanish 10% Other Indo-European 7% Other Asian/Pacific 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: ▼ -108.73%
• Current HPI: 217.6177
• Rent YoY: ▲ 6.23%
• 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

+52.7% since first listed

3 events — show timeline

• 2025-06-04 Listed $236,500 Smart MLS
• 2010-03-25 Sold (MLS) $145,000 Smart MLS
• 2009-10-01 Listed $154,900 Smart MLS

Property tax history

+0.9%/yr

Latest (2022): $4,248 · +0.0% YoY. Source: county tax records.