733 Broad St · Meriden, CT 06450

$292,900

5 bd · 2.0 ba · 1,092 sqft · SingleFamily public records · 76 Days on market

Built 1889 10,454 sqft lot $268/sqft · 7% above area Est $274k · 7% 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 +17.1/30.0
• DSCR +5.3/10.0
• ARV discount +4.4/15.0
• 1% rule +4.3/10.0
• Livability +4.2/5.0
• Schools +3.0/10.0
• Rent growth +2.9/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE REDUCED. Welcome heme to this Cute house on a large backyard. Many recent updates and improvements including: newer roof, siding and gutters. New CAC, furnace and new porch. Interior may need cosmetic updating. Plenty off street parking. Great location with easy access to I 691. Home office/business potential. PRICE IS NEGOTIBLE

Key facts

• Deep lot
• Newer cac
• Newer roof

Tags

• DEEP LOT
• OFF-STREET PARKING
• NEWER ROOF
• NEWER SIDING
• NEWER GUTTERS
• NEWER CAC

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $293k.

Deal economics

• At list price, monthly cash flow is $204 ($2k/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 $272k (7.2% below list).
• Recommended offer: $272k (7.2% below list) — sets the bar for 1% rule.
• Cap rate 7.1% vs local median 4.2% in Meriden — 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 85/100 on livability (#4 in CT, #505 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, housing A+, health & safety A+.
• Meriden School District (suburban): math 27% / reading 41% proficiency, ranked #116 of 153 in CT (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+1.6%/yr); 98 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 in 5+ unit buildings).
• At $2,718/mo this rent would consume 46% of the median local household income ($71k/yr) (locally 1516% 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($275k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 26y ago; this cycle's ask has dropped $57k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $88k; list at $293k implies a 235% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1889 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $271,770 (7.2% below list)

Questions for the listing agent

1. It's been on market 76 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Built in 1889 — 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. 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: 0.93% ✗
• Cap rate: 7.13%
• Cash-on-cash: 2.99%
• DSCR: 1.13
• GRM: 9.0

CMA / ARV

• ARV (median comp): $274,166
• List price: $292,900
• Delta: 6.83%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
102 Atkins St	0.52mi	4/1.5 (-1)	1,116 (+2%)	9mo	$310,000	$278	58
10 Howe St	0.51mi	4/1.5 (-1)	1,234 (+13%)	17mo	$259,000	$210	33

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 · 1.65% rent growth · sell at horizon

5-year hold

• IRR: -13.1%
• Equity multiple: 0.54×
• Total profit: $-38,093
• Equity at exit: $43,672

10-year hold

• IRR: -6.2%
• Equity multiple: 0.62×
• Total profit: $-30,988
• Equity at exit: $25,325

Cash invested: $82,012 (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 06450

• Rents YoY: 1.6%
• Active inventory: 98
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $2,718 medium
• Mortgage (P&I): −$1,536
• Tax from tax record: −$284 /mo · $3,414/yr
• Insurance: −$122
• HOA: −$0
• Vacancy / Maint / Mgmt: −$571
• Net cashflow: $204

Break-even live

Break-even rent $2,459

Max offer price $292,900

Occupancy floor 87%

Sensitivity live

Price	-10% $370	-5% $287	+0% $204	+5% $122	+10% $39
Rent	-10% $-10	-5% $97	+0% $204	+5% $312	+10% $419
Rate	-1.0pp $352	-0.5pp $279	base $204	+0.5pp $129	+1.0pp $51

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: $73,225
• Closing costs: $8,787
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Britannia St Meriden, CT	1.0–4.0	1.0–2.0	980	$2,725	$2.78	3d	8	0.71mi
49 Springdale Ave Meriden, CT	4.0	1.0	1000	$2,200	$2.20	44d	1	0.95mi

Listing history 27 events

1. 2026-06-10
   days on market $292,900 Active 76 DOM
2. 2026-06-09
   days on market $292,900 Active 75 DOM
3. 2026-06-08
   days on market $292,900 Active 74 DOM
4. 2026-06-07
   days on market $292,900 Active 73 DOM
5. 2026-06-05
   days on market $292,900 Active 70 DOM
6. 2026-06-03
   days on market $292,900 Active 69 DOM
7. 2026-06-03
   days on market $292,900 Active 68 DOM
8. 2026-06-01
   days on market $292,900 Active 67 DOM
9. 2026-05-31
   days on market $292,900 Active 66 DOM
10. 2026-05-07
    price $292,900 336-char remark

    Show marketing remark (336 chars)

    PRICE REDUCED. Welcome heme to this Cute house on a large backyard. Many recent updates and improvements including: newer roof, siding and gutters. New CAC, furnace and new porch. Interior may need cosmetic updating. Plenty off street parking. Great location with easy access to I 691. Home office/business potential. PRICE IS NEGOTIBLE

11. 2026-04-21
    price $299,900 336-char remark

    Show marketing remark (336 chars)

    PRICE REDUCED. Welcome heme to this Cute house on a large backyard. Many recent updates and improvements including: newer roof, siding and gutters. New CAC, furnace and new porch. Interior may need cosmetic updating. Plenty off street parking. Great location with easy access to I 691. Home office/business potential. PRICE IS NEGOTIBLE

12. 2026-04-17
    price $335,900 336-char remark

    Show marketing remark (336 chars)

    PRICE REDUCED. Welcome heme to this Cute house on a large backyard. Many recent updates and improvements including: newer roof, siding and gutters. New CAC, furnace and new porch. Interior may need cosmetic updating. Plenty off street parking. Great location with easy access to I 691. Home office/business potential. PRICE IS NEGOTIBLE

13. 2026-03-26
    listed $349,900 Active 336-char remark

    Show marketing remark (336 chars)

    PRICE REDUCED. Welcome heme to this Cute house on a large backyard. Many recent updates and improvements including: newer roof, siding and gutters. New CAC, furnace and new porch. Interior may need cosmetic updating. Plenty off street parking. Great location with easy access to I 691. Home office/business potential. PRICE IS NEGOTIBLE

14. 2012-02-21
    soldstatus $87,500 253-char remark

    Show marketing remark (253 chars)

    Very nice deep lot with great potential, p[lenty of offstreet parking in rear..House is reaaly neat.. Many upgrades over the years just needs finsihing touches and could be a cute home. Next to dental offices and law offices. Priced to sell now...Look !

15. 2012-02-21
    soldstatus $87,500

    Show marketing remark (253 chars)

    Very nice deep lot with great potential, p[lenty of offstreet parking in rear..House is reaaly neat.. Many upgrades over the years just needs finsihing touches and could be a cute home. Next to dental offices and law offices. Priced to sell now...Look !

16. 2011-09-27
    listed $108,900 253-char remark

    Show marketing remark (253 chars)

    Very nice deep lot with great potential, p[lenty of offstreet parking in rear..House is reaaly neat.. Many upgrades over the years just needs finsihing touches and could be a cute home. Next to dental offices and law offices. Priced to sell now...Look !

17. 2011-09-05
    historical
18. 2011-03-05
    listed $139,000
19. 2009-03-19
    soldstatus $125,000
20. 2009-03-18
    soldstatus $125,000
21. 2008-12-27
    listed $159,900
22. 2008-12-22
    historical
23. 2008-10-24
    listed $159,900
24. 2008-10-22
    historical
25. 2008-07-22
    listed $159,900
26. 2000-06-21
    soldstatus $40,000
27. 2000-05-11
    listed $44,900

ⓘ 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: $3,414 · $284/mo
• Projected year-2 tax: $4,841 · $403/mo
• Expected delta: +$1,427/yr (+$119/mo · 41.8%)

ⓘ 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 ≥98°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,612
• − Mortgage interest: −$16,407
• − Property taxes: −$3,414
• − Insurance: −$1,464
• − Repairs & maintenance: −$2,609
• − Management: −$2,609
• − Depreciation: −$8,521
• Taxable loss: −$2,412
• Est. tax savings @ 24.0%: +$579
• After-tax cash flow: $3,032/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: Meriden School District
• NCES district ID: 0902400
• Math proficiency: 27% ▼ -8.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $53,883
• Composite: 29.84/100
• National rank: #6413
• State rank: #116 of 153 in CT

Livability — Meriden

• Score: 85/100
• State rank: #4
• US rank: #505

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Meriden, CT
• County: New Haven County · 688,236 people
• City population: 60,545
• Metro: New Haven-Milford, CT
• Population (ZIP): 35,694
• Household income: $71,250
• Rent vs Own: 37.7% rent · 62.3% own
• Severe rent burden: 1516.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 51% Hispanic / Latino 36% Two or more races 16% Black 7% Asian 3%
• Hispanic origin (detail): Mexican 6% Puerto Rican 23% Dominican 3%
• Common ancestry: Romanian 8% Lithuanian 4% Scotch-Irish 2%
• Foreign-born: 10% · Canada, China, South Korea
• Languages at home: 70% English-only · Spanish 25% Russian/Polish/Slavic 1% Other Indo-European 1%

Political lean MEDSL · South Central Connecticut

• 2024 margin: Strong D (+20.1) · D 59.0% · R 38.9% · Other 2.1%
• All cycles: 2024: D+20.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -154.37%
• Current HPI: 263.7288
• Rent YoY: ▲ 1.65%
• 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

+552.3% since first listed

18 events — show timeline

• 2026-05-07 Price Changed $292,900 Smart MLS
• 2026-04-21 Price Changed $299,900 Smart MLS
• 2026-04-17 Price Changed $335,900 Smart MLS
• 2026-03-26 Listed $349,900 Smart MLS
• 2012-02-21 Sold (Public Records) $87,500 Public Records
• 2012-02-21 Sold (MLS) $87,500 Smart MLS
• 2011-09-27 Listed $108,900 Smart MLS
• 2011-09-05 Listing Removed — Smart MLS
• 2011-03-05 Listed $139,000 Smart MLS
• 2009-03-19 Sold (Public Records) $125,000 Public Records
• 2009-03-18 Sold (MLS) $125,000 Smart MLS
• 2008-12-27 Listed $159,900 Smart MLS
• 2008-12-22 Listing Removed — Smart MLS
• 2008-10-24 Listed $159,900 Smart MLS
• 2008-10-22 Listing Removed — Smart MLS
• 2008-07-22 Listed $159,900 Smart MLS
• 2000-06-21 Sold (MLS) $40,000 Smart MLS
• 2000-05-11 Listed $44,900 Smart MLS

Property tax history

-2.0%/yr

Latest (2023): $3,414 · +6.0% YoY. Source: county tax records.