149 Sylvan Ave · Waterbury, CT 06706

$50,000

3 bd · 1.0 ba · 1,484 sqft · SingleFamily public records · 2 Days on market

Built 1930 4,356 sqft lot

---

Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Appreciation +5.7/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

A must see! Home offers a spacious eat in kitchen with plenty of room for dinner gatherings and a good size pantry. 3 BR on the upper level along with a bedroom or office on main floor. Dining room living room combination. Plenty of closet space. Washer and dryer on main level of home. Enjoy the cool fall nights on the lovely covered front porch. The home offers a Newer roof & furnace. The furnace needs repair due to damaged pipes. Home could use some TLC and is priced accordingly with the needed repairs. Home inspections are welcome however, the property is being sold in as is condition. Conveniently located & close to Washington Park, schools,& mall. Located close to the bus line and Rt 69 and 84. May fall within 203K rehab loan guidelines

Key facts

• 4,356 sq ft lot
• Built 1930
• Listed 2 days

Property features AI

Finance

• Financial info: Assessed value listed (public record)

Exterior

• Utilities: Public water connected; Public sewer connected; Natural gas hot water with 30-gallon tank
• Home design: Single-family home
• Construction: Frame construction; Stone foundation; Built prior to or around public-record living area of 1484 sq ft
• Exterior features: Level lot; Vinyl siding; Shingle roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard hot water heat; Natural gas heating
• Interior features: Full unfinished basement; Has attic with access via hatch; 5 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Cap rate 32.1% vs local median 3.6% 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: 42 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% of comp listings sitting > 30 days — soft ceiling on asking rent; 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 in 5+ unit buildings).
• This rent runs 41% of the median local income ($52k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $1k of equity ($346 loan paydown + $697 appreciation (1.4% local appreciation)).
• At projected returns (1.4% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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 $30k; list at $50k implies a 67% 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 $50,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 3.60% ✓
• Cap rate: 32.14%
• Cash-on-cash: 92.31%
• DSCR: 5.11
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $310,156
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
32 Donahue St	0.10mi	4/2.0 (+1)	1,496 (+1%)	21mo	$335,000	$224	68
33 W View St	0.34mi	3/1.5	1,308 (-12%)	2mo	$275,000	$210	61
427 Sylvan Ave	0.48mi	4/2.0 (+1)	1,533 (+3%)	9mo	$230,000	$150	55
140 Edgewood Ave	0.62mi	3/2.0	1,414 (-5%)	5mo	$229,900	$163	55
13 Keefe St	0.17mi	3/1.5	1,296 (-13%)	17mo	$250,000	$193	55
30 Whittlesey Ave	0.46mi	3/2.0	1,397 (-6%)	12mo	$325,000	$233	55
470 Sylvan Ave	0.57mi	3/1.5	1,669 (+12%)	2mo	$355,000	$213	49
21 Whittlesey Ave	0.45mi	3/2.0	1,670 (+12%)	7mo	$349,500	$209	48
42 Madison Ave	0.48mi	3/1.5	1,630 (+10%)	17mo	$270,000	$166	45
273 Piedmont St	0.67mi	4/1.0 (+1)	1,348 (-9%)	8mo	$310,000	$230	42
1635 S Main St	0.73mi	4/1.5 (+1)	1,646 (+11%)	13mo	$215,000	$131	30
70 Niagara St	0.74mi	3/1.5	1,290 (-13%)	19mo	$245,000	$190	25

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 95.6%
• Equity multiple: 6.04×
• Total profit: $70,526
• Equity at exit: $18,102

10-year hold

• IRR: 96.1%
• Equity multiple: 12.46×
• Total profit: $160,452
• Equity at exit: $24,875

Cash invested: $14,000 (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 06706

• Home prices YoY: 0.5%
• Active inventory: 42
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,801 high
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $750/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $1,077

Break-even live

Break-even rent $437

Max offer price $50,000

Occupancy floor 35%

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
429 Baldwin St Unit 2 Waterbury, CT	3.0	1.0	900	$1,600	$1.78	3d	1	0.32mi
423 Baldwin St Unit 2 Waterbury, CT	3.0	1.0	900	$1,600	$1.78	3d	1	0.32mi
113 Southview St Waterbury, CT	2.0	1.0	1860	$1,250	$0.67	23d	1	0.36mi
29 Madison St Unit 2 Waterbury, CT	4.0	1.0	1010	$1,900	$1.88	44d	1	0.37mi
1120 Baldwin St Waterbury, CT	3.0	1.0	1100	$1,750	$1.59	44d	1	0.44mi
59 Baldwin Ave Waterbury, CT	3.0	1.0	1200	$2,350	$1.96	44d	1	0.45mi
691 S Main St Unit 3RD Waterbury, CT	3.0	1.0	1000	$1,600	$1.60	44d	1	0.47mi
909 Hamilton Ave #6 Waterbury, CT	2.0	1.5	896	$1,600	$1.79	19d	1	0.67mi
779 E Main St Unit 2nd floor Waterbury, CT	3.0	1.0	1149	$1,400	$1.22	23d	1	0.73mi
124 Charles St Unit 2 Waterbury, CT	2.0	1.0	1012	$1,800	$1.78	44d	1	0.80mi
1720 E Main St Unit 1st Floor Waterbury, CT	2.0	1.0	1026	$1,250	$1.22	44d	1	0.86mi
1720 E Main St Unit 2nd Floor Waterbury, CT	2.0	1.0	1026	$1,350	$1.32	44d	1	0.86mi
100 Meriden Rd Unit A Waterbury, CT	2.0	1.0	1044	$1,850	$1.77	14d	1	0.88mi
25 Laurel St #1 Waterbury, CT	4.0	1.0	1100	$2,000	$1.82	44d	1	0.88mi
77 Wall St Waterbury, CT	3.0	1.0	1000	$1,900	$1.90	11d	1	0.89mi
59 Green St Waterbury, CT	3.0	1.0	900	$1,650	$1.83	44d	1	0.90mi
214 Oak St Unit 3 Waterbury, CT	3.0	1.0	1220	$1,700	$1.39	11d	1	0.92mi
30 Walnut Ave Unit 2 Waterbury, CT	3.0	1.0	1200	$1,600	$1.33	44d	1	0.93mi
468 Congress Ave Unit third floor Waterbury, CT	3.0	1.0	1250	$1,500	$1.20	23d	1	0.95mi
241 Congress Ave Unit 1st Floor Waterbury, CT	2.0	1.0	909	$1,300	$1.43	44d	1	0.98mi
127 Congress Ave Unit 1 Waterbury, CT	3.0	1.0	1200	$2,300	$1.92	44d	1	0.99mi
29 Bouley Ave Waterbury, CT	4.0	1.0	1267	$3,000	$2.37	44d	1	1.00mi
63 Bank St Unit 3A Waterbury, CT	2.0	1.0	903	$1,700	$1.88	14d	1	1.00mi
143 Congress Ave Unit 2 Waterbury, CT	4.0	1.0	1050	$1,800	$1.71	44d	1	1.00mi
75 Alma St Waterbury, CT	3.0	1.0	1143	$1,850	$1.62	44d	1	1.02mi
46 Webb St Unit 3 Waterbury, CT	4.0	1.0	1200	$2,000	$1.67	44d	1	1.03mi
124 Geddes Ter Waterbury, CT	3.0	2.0	1255	$2,300	$1.83	44d	1	1.04mi
124 Geddes Ter Unit Left Waterbury, CT	3.0	1.5	1255	$2,300	$1.83	44d	1	1.05mi
140 Orange St Waterbury, CT	2.0	1.0	1678	$1,500	$0.89	44d	1	1.05mi
67 Avon Ave Unit 2 Waterbury, CT	2.0	1.0	887	$1,700	$1.92	23d	1	1.06mi
64 Dikeman St Unit 2nd Floor Waterbury, CT	3.0	1.0	1000	$2,200	$2.20	21d	1	1.08mi
95 Hawthorne Ave Unit 2 Waterbury, CT	3.0	1.0	1300	$1,800	$1.38	23d	1	1.12mi
85 Draher St Unit 1 Waterbury, CT	2.0	1.0	1200	$1,600	$1.33	44d	1	1.12mi
91 Taft St Unit 11 Waterbury, CT	2.0	1.5	1320	$2,600	$1.97	44d	1	1.16mi
76 Oak St Waterbury, CT	2.0	1.0	900	$1,249	$1.39	44d	1	1.16mi
44 Taft St Unit 9 Waterbury, CT	2.0	1.5	1200	$2,100	$1.75	44d	1	1.17mi
52 Oak St Waterbury, CT	3.0	1.5	1024	$1,800	$1.76	3d	1	1.20mi
88 Farrell Rd Waterbury, CT	2.0	1.0	1568	$1,700	$1.08	23d	1	1.20mi
124 Spring Lake Rd Waterbury, CT	3.0	1.5	1298	$2,200	$1.69	3d	1	1.22mi
48 Irion St Apt 3 Waterbury, CT	2.0	1.0	1000	$1,399	$1.40	44d	1	1.22mi

Listing history 4 events

1. 2026-06-18
   days on market $50,000 Active 2 DOM
2. 2026-06-17
   remarks 206-char remark
3. 2026-06-16
   remarks 83-char remark
4. 2026-06-16
   listed $50,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,608
• − Mortgage interest: −$2,801
• − Property taxes: −$750
• − Insurance: −$250
• − Repairs & maintenance: −$1,729
• − Management: −$1,729
• − Depreciation: −$1,455
• Taxable income: $12,895
• Est. tax owed @ 24.0%: −$3,095
• After-tax cash flow: $9,829/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): 15,551
• Household income: $52,242
• Rent vs Own: 59.2% rent · 40.8% own
• Severe rent burden: 801.0

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Hispanic / Latino 35% White 31% Black 25% Two or more races 12% Asian 3%
• Hispanic origin (detail): Puerto Rican 25% Dominican 4%
• Common ancestry: Lithuanian 3% Estonian 2% Romanian 1%
• Foreign-born: 20% · Canada, Jamaica
• Languages at home: 60% English-only · Spanish 27% Other Indo-European 11% Other Asian/Pacific 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: ▲ 1.39%
• Current HPI: 309.8467
• Rent YoY: —
• 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

+11.1% since first listed

4 events — show timeline

• 2026-06-15 Listed $50,000 Smart MLS
• 2016-01-14 Sold (MLS) $30,000 Smart MLS
• 2015-12-21 Listing Removed — Smart MLS
• 2015-09-08 Listed $45,000 Smart MLS

Property tax history

+4.4%/yr

Latest (2023): $5,686 · +53.1% YoY. Source: county tax records.