193 Southern Blvd · Danbury, CT 06810

$299,000

2 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 2 Days on market

Built 1947 9,583 sqft lot $271/sqft · 30% below area Est $430k · 30% under

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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).

• ARV discount +15.0/15.0
• Cash flow +9.7/30.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• 1% rule +3.2/10.0
• DSCR +2.7/10.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Good Condition. Features Include Hardwood Floors, Fireplace, Oil/Hot Water Heat, Eat-In-Kitchen, Private Back Yard W/Patio And Detached Garage.

Key facts

• 9,583 sq ft lot
• Garage
• Built 1947

Property features AI

Exterior

• Parking: Detached garage (1-car); Driveway parking; total 2 parking spaces
• Utilities: Public water connected; Public sewer connected; Electric service (standard); Oil fuel for heating
• Home design: Single-family home; Frame construction; White exterior siding (aluminum)
• Construction: Asphalt shingle roof; Concrete foundation
• Exterior features: Lightly wooded, level to sloping lot; Private driveway; Paved driveway

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heat (oil-fired); Central air conditioning; Fuel tank located in basement; Domestic hot water
• Interior features: Cable pre-wired; Full basement; Attic with hatch access; One fireplace; Total of 4 rooms
• Laundry & utility: Laundry in lower level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-200 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $264k (11.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $245k (18.2% below list).
• Recommended offer: $245k (18.2% below list) — sets the bar for 1% rule.
• Cap rate 5.5% 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: 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.
• Zoned schools: Park Avenue School (math 16% / reading 17%, grade F, #466 of 553 statewide, top 84%, 608 students, 53% FRL); Danbury High School (math 19% / reading 41%, grade F, #137 of 194 statewide, top 70%, 3,590 students, 48% FRL).
• Market conditions: Rents rising (+3.1%/yr); 200 active listings in the ZIP; 25 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 52% 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).
• This rent runs 38% of the median local income ($77k/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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 22y 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.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 26% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $244,600 (18.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.82% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.86%
• DSCR: 0.87
• GRM: 10.2

CMA / ARV

• ARV (median comp): $429,500
• List price: $299,000
• Delta: -30.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Dartmouth Ln	0.40mi	3/1.0 (+1)	1,106 (+0%)	8mo	$417,000	$377	70
18 S Cornell Rd	0.34mi	3/1.5 (+1)	1,092 (-1%)	21mo	$429,000	$393	58
43 Jefferson Ave	0.37mi	3/1.0 (+1)	1,072 (-3%)	23mo	$380,000	$354	53
12 Mountainville Rd	0.75mi	3/2.0 (+1)	1,156 (+5%)	6mo	$375,000	$324	43
26 Crescent Dr	0.62mi	2/1.0	960 (-13%)	15mo	$340,000	$354	36

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 · 3.08% rent growth · sell at horizon

5-year hold

• IRR: -20.9%
• Equity multiple: 0.27×
• Total profit: $-60,887
• Equity at exit: $44,582

10-year hold

• IRR: -14.1%
• Equity multiple: 0.18×
• Total profit: $-68,262
• Equity at exit: $25,852

Cash invested: $83,720 (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 06810

• Rents YoY: 3.1%
• Active inventory: 200
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,446 high
• Mortgage (P&I): −$1,568
• Tax from tax record: −$439 /mo · $5,272/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $-200

Break-even live

Break-even rent $2,699

Max offer price $263,746

Occupancy floor —

Sensitivity live

Price	-10% $-30	-5% $-115	+0% $-200	+5% $-284	+10% $-369
Rent	-10% $-393	-5% $-296	+0% $-200	+5% $-103	+10% $-6
Rate	-1.0pp $-49	-0.5pp $-124	base $-200	+0.5pp $-277	+1.0pp $-356

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 25 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Park Ave Unit 7 Danbury, CT	3.0	1.5	1205	$3,000	$2.49	25d	1	0.47mi
1 Fairview Dr #4 Danbury, CT	2.0	1.0	910	$2,050	$2.25	21d	1	0.47mi
95 Park Ave #20 Danbury, CT	2.0	2.5	1176	$2,700	$2.30	13d	1	0.50mi
50 Lincoln Ave Unit 1 R Danbury, CT	2.0	1.0	825	$2,300	$2.79	5d	1	0.55mi
9 Concord St Unit 3 Danbury, CT	3.0	1.0	1160	$2,600	$2.24	46d	1	0.59mi
4 Division St Danbury, CT	2.0	1.0	1000	$2,500	$2.50	25d	1	0.60mi
4 Division St Apt 4 Danbury, CT	2.0	1.0	850	$2,500	$2.94	46d	1	0.61mi
47 Merrimac St Danbury, CT	2.0	1.5	1000	$2,400	$2.40	46d	1	0.69mi
32 Park Ave Danbury, CT	1.0	1.0	800	$2,000	$2.50	25d	1	0.75mi
136 Deer Hill Ave Unit A6 Danbury, CT	1.0	1.0	800	$2,200	$2.75	46d	1	0.86mi
68 Grand St Danbury, CT	3.0	1.0	1480	$1,900	$1.28	5d	1	0.88mi
17 Lake Ave #2 Danbury, CT	2.0	1.0	1000	$1,995	$2.00	46d	1	0.99mi
30 Foster St Danbury, CT	1.0	1.0	700	$1,980	$2.83	25d	1	1.02mi
6 Westville Ave Unit 6A Danbury, CT	2.0	1.0	1000	$1,900	$1.90	46d	1	1.04mi
7 New St Unit 202 Danbury, CT	2.0	1.0	750	$2,300	$3.07	46d	1	1.06mi
13 Morris St Unit B Danbury, CT	2.0	1.5	1132	$2,250	$1.99	46d	1	1.12mi
76 Town Hill Ave Unit D Danbury, CT	2.0	1.0	870	$2,450	$2.82	46d	1	1.23mi
1 Kennedy Ave Danbury, CT	2.0	1.0–2.0	874	$2,720	$3.11	4d	31	1.30mi
333 Main St Danbury, CT	1.0–2.0	1.0–2.0	869	$2,650	$3.05	5d	2	1.37mi
8 Rose St Unit 26-14 Danbury, CT	3.0	1.5	1370	$3,000	$2.19	5d	1	1.39mi
8 Rose St Unit 24-6 Danbury, CT	2.0	1.5	1285	$2,300	$1.79	21d	1	1.39mi
8 Rose St Unit 20-1 Danbury, CT	1.0	1.0	828	$2,000	$2.42	46d	1	1.39mi
16 Scuppo Rd Unit D4 Danbury, CT	2.0	1.0	918	$2,400	$2.61	46d	1	1.43mi
8 Wixted Ave Danbury, CT	3.0	2.0	1207	$3,300	$2.73	46d	1	1.48mi
10 Balmforth Ave Unit 11 Danbury, CT	3.0	2.0	980	$2,700	$2.76	46d	1	1.48mi

Listing history 9 events

1. 2026-05-04
   status Under Contract 197-char remark
2. 2026-05-02
   listed $299,000 Active 197-char remark
3. 2005-08-08
   soldstatus $373,000
4. 2005-08-08
   soldstatus $373,000
5. 2005-04-07
   listed $379,000
6. 2004-10-22
   soldstatus $260,000

   Show marketing remark (148 chars)

   Good Condition. Features Include Hardwood Floors, Fireplace, Oil/Hot Water Heat, Eat-In-Kitchen, Private Back Yard W/Patio And Detached Garage.

7. 2004-10-22
   soldstatus $260,000

   Show marketing remark (148 chars)

   Good Condition. Features Include Hardwood Floors, Fireplace, Oil/Hot Water Heat, Eat-In-Kitchen, Private Back Yard W/Patio And Detached Garage.

8. 2004-09-16
   listed $269,900

   Show marketing remark (148 chars)

   Good Condition. Features Include Hardwood Floors, Fireplace, Oil/Hot Water Heat, Eat-In-Kitchen, Private Back Yard W/Patio And Detached Garage.

9. 1980-03-24
   soldstatus $64,000

ⓘ 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: $5,272 · $439/mo
• Projected year-2 tax: $5,835 · $486/mo
• Expected delta: +$563/yr (+$47/mo · 10.7%)

ⓘ 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 4/10 Moderate 7 d/yr ≥99°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: $29,352
• − Mortgage interest: −$16,749
• − Property taxes: −$5,272
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,348
• − Management: −$2,348
• − Depreciation: −$8,698
• Taxable loss: −$7,558
• Est. tax savings @ 24.0%: +$1,814
• After-tax cash flow: $-581/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): 55,833
• Household income: $76,933
• Rent vs Own: 59.5% rent · 40.5% own
• Severe rent burden: 3255.0

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Hispanic / Latino 37% White 35% Two or more races 19% Black 12% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3% Dominican 6%
• Common ancestry: Estonian 8% Russian 4% Romanian 3%
• Foreign-born: 41% · Canada, Jamaica, Dominican Republic
• Languages at home: 48% English-only · Spanish 32% Other Indo-European 16% Other Asian/Pacific 1%

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: ▼ -309.71%
• Current HPI: 286.5484
• Rent YoY: ▲ 3.08%
• 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

+367.2% since first listed

9 events — show timeline

• 2026-05-04 Pending — Smart MLS
• 2026-05-02 Listed $299,000 Smart MLS
• 2005-08-08 Sold (Public Records) $373,000 Public Records
• 2005-08-08 Sold (MLS) $373,000 Smart MLS
• 2005-04-07 Listed $379,000 Smart MLS
• 2004-10-22 Sold (Public Records) $260,000 Public Records
• 2004-10-22 Sold (MLS) $260,000 Smart MLS
• 2004-09-16 Listed $269,900 Smart MLS
• 1980-03-24 Sold (Public Records) $64,000 Public Records

Property tax history

+3.5%/yr

Latest (2023): $5,272 · +20.2% YoY. Source: county tax records.