81 Chambers St · Waterbury, CT 06708

$579,000

9 bd · 3.0 ba · 3,561 sqft · MultiFamily public records · 13 Days on market

Built 1930 6,969 sqft lot Est $442k · 31% over

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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 +14.3/30.0
• Rent growth +4.9/5.0
• 1% rule +4.4/10.0
• DSCR +4.3/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Turn key multi-family fully occupied. Newer mechanical s - Off street parking and a 3 bay garage. This will not last - schedule your showing with me asap.

Key facts

• Private driveway
• Three family home
• Modern kitchen

Tags

• THREE FAMILY HOME
• MODERN KITCHEN
• DETACHED THREE CAR GARAGE
• PRIVATE DRIVEWAY
• NEW HOT WATER SYSTEM

Property features AI

Finance

• Financial info: Assessed value available

Exterior

• Parking: Detached garage; Driveway; 3 total parking spaces; 3-car garage (detached)
• Utilities: Public water connected; Public sewer connected; Natural gas hot water; Natural gas heating fuel
• Home design: Multi-family property (3-family)
• Construction: Stone foundation; Vinyl siding; Asphalt shingle roof; Other construction
• Exterior features: Level lot; Private driveway

Interior

• Bedrooms: 9 total bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Baseboard heating; Window unit cooling
• Interior features: 15 total rooms; Full unfinished basement; Walk-up attic

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.0-bath units multifamily listed at $579k.

Deal economics

• At list price, monthly cash flow is $103 ($1k/yr) — positive. Per door: $34/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $546k (5.7% below list).
• Recommended offer: $546k (5.7% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: 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.
• Zoned schools: B. W. Tinker School (math 12% / reading 19%, grade F, #470 of 553 statewide, top 85%, 567 students, 69% FRL); West Side Middle School (math 8% / reading 23%, grade F, #165 of 175 statewide, top 94%, 817 students, 81% FRL); John F. Kennedy High School (math 17% / reading 37%, grade F, #147 of 194 statewide, top 78%, 1,297 students, 79% FRL) — zoned schools at 77% FRL track the district average.
• Market conditions: Rents rising fast (+9.8%/yr); 121 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 in 5+ unit buildings).
• At $5,458/mo this rent would consume 97% of the median local household income ($67k/yr) (locally 1276% 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 $4k of loan paydown is wiped out by about $17k of value loss. Plan a longer hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 20y 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 $250k; list at $579k implies a 132% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $545,800 (5.7% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.94% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.76%
• DSCR: 1.03
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $441,564
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
91 Draher St	0.14mi	9/3.0	3,699 (+4%)	12mo	$425,000	$115	77
131 Sunnyside Ave	0.15mi	9/3.0	3,420 (-4%)	23mo	$425,000	$124	67
83 Vernon St	0.45mi	9/3.0	3,753 (+5%)	8mo	$520,000	$139	64
576 Highland Ave	0.33mi	8/3.0 (-1)	3,090 (-13%)	2mo	$438,000	$142	55
430 Washington Ave	0.33mi	10/4.0 (+1)	3,209 (-10%)	6mo	$350,000	$109	54
929 Bank St	0.45mi	9/3.0	3,834 (+8%)	22mo	$420,000	$110	48
63 W Liberty St	0.71mi	9/4.0	3,250 (-9%)	1mo	$590,000	$182	48
13 Summit St	0.41mi	9/4.0	3,814 (+7%)	22mo	$395,000	$104	47
29 James St	0.33mi	9/3.0	3,102 (-13%)	20mo	$335,000	$108	47
155 Congress Ave	0.40mi	8/3.0 (-1)	3,228 (-9%)	17mo	$390,000	$121	46
684 Wilson St	0.59mi	9/3.0	3,924 (+10%)	15mo	$500,000	$127	43
79 Royal Oak Dr	0.71mi	8/4.0 (-1)	3,922 (+10%)	20mo	$575,000	$147	24

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -9.3%
• Equity multiple: 0.64×
• Total profit: $-58,189
• Equity at exit: $86,331

10-year hold

• IRR: 6.0%
• Equity multiple: 1.55×
• Total profit: $89,937
• Equity at exit: $50,061

Cash invested: $162,120 (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 06708

• Rents YoY: 9.8%
• Active inventory: 121
• Price-to-rent: 26.5×

Monthly cashflow live

• Estimated rent: $5,458 high
• Mortgage (P&I): −$3,036
• Tax from tax record: −$931 /mo · $11,171/yr
• Insurance: −$241
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,146
• Net cashflow: $103

Break-even live

Break-even rent $5,327

Max offer price $579,000

Occupancy floor 93%

Sensitivity live

Price	-10% $431	-5% $267	+0% $103	+5% $-61	+10% $-224
Rent	-10% $-328	-5% $-112	+0% $103	+5% $319	+10% $534
Rate	-1.0pp $395	-0.5pp $251	base $103	+0.5pp $-47	+1.0pp $-199

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

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$5,457
Total (3 units)			$5,458

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: $144,750
• Closing costs: $17,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Coe St Waterbury, CT	9.0	3.0	3240	$1,800	$0.56	5d	1	1.30mi

Listing history 20 events

1. 2026-06-03
   statusdays on market $579,000 Under Contract 13 DOM
2. 2026-06-01
   days on market $579,000 Active 12 DOM
3. 2026-05-31
   days on market $579,000 Active 11 DOM
4. 2026-05-20
   listed $579,000 Active
5. 2026-05-19
   historical
6. 2026-03-22
   status Under Contract
7. 2026-03-12
   price $609,000
8. 2026-03-12
   status Active
9. 2026-03-05
   status Under Contract
10. 2026-02-23
    listed $599,900 Active
11. 2019-06-06
    soldstatus $249,500
12. 2019-06-03
    soldstatus $240,000 Closed 154-char remark

    Show marketing remark (154 chars)

    Turn key multi-family fully occupied. Newer mechanical s - Off street parking and a 3 bay garage. This will not last - schedule your showing with me asap.

13. 2019-04-13
    historical 154-char remark

    Show marketing remark (154 chars)

    Turn key multi-family fully occupied. Newer mechanical s - Off street parking and a 3 bay garage. This will not last - schedule your showing with me asap.

14. 2019-02-27
    historical Under Contract - Continue to Show 154-char remark

    Show marketing remark (154 chars)

    Turn key multi-family fully occupied. Newer mechanical s - Off street parking and a 3 bay garage. This will not last - schedule your showing with me asap.

15. 2019-01-16
    price $254,900 154-char remark

    Show marketing remark (154 chars)

    Turn key multi-family fully occupied. Newer mechanical s - Off street parking and a 3 bay garage. This will not last - schedule your showing with me asap.

16. 2018-11-21
    price $264,900 154-char remark

    Show marketing remark (154 chars)

    Turn key multi-family fully occupied. Newer mechanical s - Off street parking and a 3 bay garage. This will not last - schedule your showing with me asap.

17. 2018-10-19
    listed $269,900 Active 154-char remark

    Show marketing remark (154 chars)

    Turn key multi-family fully occupied. Newer mechanical s - Off street parking and a 3 bay garage. This will not last - schedule your showing with me asap.

18. 2007-03-30
    soldstatus $245,000
19. 2007-03-30
    soldstatus $245,000
20. 2006-09-21
    listed $259,900

ⓘ 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: $11,171 · $931/mo
• Projected year-2 tax: $11,781 · $982/mo
• Expected delta: +$610/yr (+$51/mo · 5.5%)

ⓘ 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 5/10 Major 7 d/yr ≥96°F today · 15 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $65,496
• − Mortgage interest: −$32,433
• − Property taxes: −$11,171
• − Insurance: −$2,895
• − Repairs & maintenance: −$5,240
• − Management: −$5,240
• − Depreciation: −$16,844
• Taxable loss: −$8,326
• Est. tax savings @ 24.0%: +$1,998
• After-tax cash flow: $3,238/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): 29,594
• Household income: $67,364
• Rent vs Own: 40.7% rent · 59.3% own
• Severe rent burden: 1276.0

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 43% Hispanic / Latino 33% Black 17% Two or more races 13% Asian 2%
• Hispanic origin (detail): Puerto Rican 17% Dominican 8%
• Common ancestry: Romanian 2% Russian 2% Estonian 2%
• Foreign-born: 20% · Canada, Jamaica, China
• Languages at home: 64% English-only · Spanish 23% Other Indo-European 8% French/Haitian/Cajun 1%

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: ▼ -297.81%
• Current HPI: 281.1446
• Rent YoY: ▲ 9.75%
• 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

+122.8% since first listed

18 events — show timeline

• 2026-06-02 Pending — Smart MLS
• 2026-05-20 Listed $579,000 Smart MLS
• 2026-05-19 Listing Removed — Smart MLS
• 2026-03-22 Pending — Smart MLS
• 2026-03-12 Price Changed $609,000 Smart MLS
• 2026-03-12 Relisted — Smart MLS
• 2026-03-05 Pending — Smart MLS
• 2026-02-23 Listed $599,900 Smart MLS
• 2019-06-06 Sold (Public Records) $249,500 Public Records
• 2019-06-03 Sold (MLS) $240,000 Smart MLS
• 2019-04-13 Listing Removed — Smart MLS
• 2019-02-27 Contingent — Smart MLS
• 2019-01-16 Price Changed $254,900 Smart MLS
• 2018-11-21 Price Changed $264,900 Smart MLS
• 2018-10-19 Listed $269,900 Smart MLS
• 2007-03-30 Sold (Public Records) $245,000 Public Records
• 2007-03-30 Sold (MLS) $245,000 Smart MLS
• 2006-09-21 Listed $259,900 Smart MLS

Property tax history

+4.9%/yr

Latest (2023): $11,171 · +71.3% YoY. Source: county tax records.