105 Frost Dr · North Haven, CT 06473

$450,000

3 bd · 2.0 ba · 1,142 sqft · SingleFamily public records · 4 Days on market

Built 1955 0.75 ac lot Est $377k · 19% over

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Why this score? — see what drove the F 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).

• Schools +5.2/10.0
• Cash flow +4.6/30.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this inviting cape cod style home sitting on a .75 acre lot on a quiet cul-de-sac. This move in ready home consists of 3 bedrooms and 2 full baths, updated kitchen with corian countertops, newly installed outdoor patio and walkways. Beautiful hardwood floors throughout with two newly updated tile bathrooms and a partially finished basement. This home is perfect for entertaining inside and out. Located close to shopping, parks and easy access to highways. Schedule a showing today to see your new home!

Key facts

• Finished room
• Mudroom
• Cul-de-sac

Tags

• CUL-DE-SAC
• FENCED IN YARD
• MUDROOM
• PAVER PATIO
• FINISHED ROOM
• TANKLESS HOT WATER SYSTEM

Property features AI

Exterior

• Parking: Paved driveway parking; Four total parking spaces
• Utilities: Public water connected; Public sewer connected; Natural gas
• Home design: Single-family home
• Construction: Frame construction; Concrete foundation; Asphalt shingle roof; Grey exterior siding
• Exterior features: Patio; Shed; Gutters; Level lot; Paved driveway

Interior

• Kitchen: Oven/Range; Microwave; Refrigerator; Dishwasher
• Bedrooms: Three bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Central air; Hot air heating; Natural gas heating; Tankless natural gas hot water
• Interior features: Six total rooms; Mud room; Full, partially finished basement
• Laundry & utility: Laundry room on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $450k.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $247k (45.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (48.8% below list).
• Recommended offer: $231k (48.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 78/100 on livability (#39 in CT, #2,723 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F, commute F, cost of living D-.
• North Haven School District (suburban): math 49% / reading 64% proficiency, ranked #55 of 153 in CT (top 36%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Clintonville Elementary School (math 47% / reading 52%, grade D, #237 of 553 statewide, top 45%, 371 students, 19% FRL); North Haven High School (math 41% / reading 64%, grade C-, #79 of 194 statewide, top 40%, 921 students, 25% FRL).
• Market conditions: 77 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $14k of value loss. Plan a longer hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 6y 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 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $230,514 (48.8% 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 1955 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.51% ✗
• Cap rate: 3.23%
• Cash-on-cash: -10.94%
• DSCR: 0.51
• GRM: 16.3

CMA / ARV

• ARV (on-the-fly): $376,860
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
233 Quinnipiac Ave	0.53mi	3/1.0	1,163 (+2%)	8mo	$360,000	$310	62
384 Middletown Ave	0.72mi	3/1.5	1,144 (+0%)	3mo	$373,000	$326	61
474 Quinnipiac Ave	0.35mi	3/1.5	1,092 (-4%)	20mo	$310,000	$284	58
369 Quinnipiac Ave	0.10mi	4/1.5 (+1)	1,267 (+11%)	15mo	$335,000	$264	58
283 Quinnipiac Ave	0.31mi	3/2.0	1,291 (+13%)	12mo	$440,000	$341	54
5 Frost Dr	0.49mi	2/2.0 (-1)	1,142 (0%)	24mo	$401,000	$351	52
55 Pine River Rd	0.66mi	3/2.0	1,226 (+7%)	21mo	$345,000	$281	39
1 Brookvale Rd	0.65mi	3/1.5	1,075 (-6%)	23mo	$377,500	$351	39
8 Locust Ave	0.73mi	3/2.0	1,286 (+13%)	15mo	$425,000	$330	33
6 Papa Ln	0.52mi	3/1.5	1,300 (+14%)	23mo	$430,000	$331	31

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -36.2%
• Equity multiple: -0.16×
• Total profit: $-146,111
• Equity at exit: $67,096

10-year hold

• IRR: -50.4%
• Equity multiple: -0.76×
• Total profit: $-221,620
• Equity at exit: $38,908

Cash invested: $126,000 (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 06473

• Active inventory: 77
• Price-to-rent: 16.3×

Monthly cashflow live

• Estimated rent: $2,305 medium
• Mortgage (P&I): −$2,360
• Tax from tax record: −$422 /mo · $5,065/yr
• Insurance: −$188
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-1,148

Break-even live

Break-even rent $3,759

Max offer price $247,135

Occupancy floor —

Sensitivity live

Price	-10% $-894	-5% $-1,021	+0% $-1,148	+5% $-1,276	+10% $-1,403
Rent	-10% $-1,330	-5% $-1,239	+0% $-1,148	+5% $-1,057	+10% $-966
Rate	-1.0pp $-922	-0.5pp $-1,034	base $-1,148	+0.5pp $-1,265	+1.0pp $-1,384

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: $112,500
• Closing costs: $13,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
533 Quinnipiac Ave North Haven, CT	3.0	1.0	1468	$2,500	$1.70	4d	1	0.61mi
29 N Hill Rd North Haven, CT	2.0	1.0	1035	$1,950	$1.88	45d	1	1.30mi

Listing history 14 events

1. 2026-04-29
   status Under Contract
2. 2026-04-25
   listed $450,000 Active
3. 2023-01-05
   status Under Contract 516-char remark

   Show marketing remark (516 chars)

   Welcome to this inviting cape cod style home sitting on a .75 acre lot on a quiet cul-de-sac. This move in ready home consists of 3 bedrooms and 2 full baths, updated kitchen with corian countertops, newly installed outdoor patio and walkways. Beautiful hardwood floors throughout with two newly updated tile bathrooms and a partially finished basement. This home is perfect for entertaining inside and out. Located close to shopping, parks and easy access to highways. Schedule a showing today to see your new home!

4. 2023-01-05
   soldstatus $399,900 Closed 516-char remark

   Show marketing remark (516 chars)

   Welcome to this inviting cape cod style home sitting on a .75 acre lot on a quiet cul-de-sac. This move in ready home consists of 3 bedrooms and 2 full baths, updated kitchen with corian countertops, newly installed outdoor patio and walkways. Beautiful hardwood floors throughout with two newly updated tile bathrooms and a partially finished basement. This home is perfect for entertaining inside and out. Located close to shopping, parks and easy access to highways. Schedule a showing today to see your new home!

5. 2022-11-13
   historical Under Contract - Continue to Show 516-char remark

   Show marketing remark (516 chars)

   Welcome to this inviting cape cod style home sitting on a .75 acre lot on a quiet cul-de-sac. This move in ready home consists of 3 bedrooms and 2 full baths, updated kitchen with corian countertops, newly installed outdoor patio and walkways. Beautiful hardwood floors throughout with two newly updated tile bathrooms and a partially finished basement. This home is perfect for entertaining inside and out. Located close to shopping, parks and easy access to highways. Schedule a showing today to see your new home!

6. 2022-11-05
   listed $399,900 Active 516-char remark

   Show marketing remark (516 chars)

   Welcome to this inviting cape cod style home sitting on a .75 acre lot on a quiet cul-de-sac. This move in ready home consists of 3 bedrooms and 2 full baths, updated kitchen with corian countertops, newly installed outdoor patio and walkways. Beautiful hardwood floors throughout with two newly updated tile bathrooms and a partially finished basement. This home is perfect for entertaining inside and out. Located close to shopping, parks and easy access to highways. Schedule a showing today to see your new home!

7. 2021-12-23
   soldstatus $349,900
8. 2021-12-22
   soldstatus $349,900 Closed 338-char remark

   Show marketing remark (338 chars)

   Beautiful totally renovated Cape on a level .75 acre lot at the end of a cul-de-sac! Gleaming hardwood floors, Stainless Steel Appliances, and Corian Counter Tops! Updated Electrical and Plumbing, new Tankless Hot Water Heater, Furnace and Central AC! New Roof, Windows and Siding! Nothing to do but move in! Wont last long, A MUST SEE!!!

9. 2021-11-23
   historical Under Contract - Continue to Show 338-char remark

   Show marketing remark (338 chars)

   Beautiful totally renovated Cape on a level .75 acre lot at the end of a cul-de-sac! Gleaming hardwood floors, Stainless Steel Appliances, and Corian Counter Tops! Updated Electrical and Plumbing, new Tankless Hot Water Heater, Furnace and Central AC! New Roof, Windows and Siding! Nothing to do but move in! Wont last long, A MUST SEE!!!

10. 2021-11-14
    listed $359,900 Active 338-char remark

    Show marketing remark (338 chars)

    Beautiful totally renovated Cape on a level .75 acre lot at the end of a cul-de-sac! Gleaming hardwood floors, Stainless Steel Appliances, and Corian Counter Tops! Updated Electrical and Plumbing, new Tankless Hot Water Heater, Furnace and Central AC! New Roof, Windows and Siding! Nothing to do but move in! Wont last long, A MUST SEE!!!

11. 2021-03-26
    soldstatus $200,000
12. 2021-03-25
    soldstatus $200,000 Closed
13. 2020-07-10
    historical Under Contract - Continue to Show
14. 2020-07-08
    listed $224,900 Active

ⓘ 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: $5,065 · $422/mo
• Projected year-2 tax: $7,348 · $612/mo
• Expected delta: +$2,282/yr (+$190/mo · 45.1%)

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

Taxation est. · year 1

• Rental income: $27,662
• − Mortgage interest: −$25,207
• − Property taxes: −$5,065
• − Insurance: −$2,250
• − Repairs & maintenance: −$2,213
• − Management: −$2,213
• − Depreciation: −$13,091
• Taxable loss: −$22,377
• Est. tax savings @ 24.0%: +$5,371
• After-tax cash flow: $-8,410/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: North Haven School District
• NCES district ID: 0903030
• Math proficiency: 49% ▼ -12.00%
• Reading proficiency: 64% ▼ -8.00%
• Median HH income: $85,727
• Composite: 51.53/100
• National rank: #1714
• State rank: #55 of 153 in CT

Livability — North Haven

• Score: 78/100
• State rank: #39
• US rank: #2723

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: North Haven, CT
• City population: 24,527
• Population (ZIP): 24,527

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 7% Asian 7% Two or more races 6% Black 4%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Romanian 7% Lithuanian 2% Scotch-Irish 1%
• Foreign-born: 11% · China, South Korea, Canada
• Languages at home: 86% English-only · Other Indo-European 4% Spanish 3% Chinese 2%

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: ▼ -294.57%
• Current HPI: 168.0717
• Rent YoY: —
• Metro: —
• 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

+100.1% since first listed

14 events — show timeline

• 2026-04-29 Pending — Smart MLS
• 2026-04-25 Listed $450,000 Smart MLS
• 2023-01-05 Pending — Smart MLS
• 2023-01-05 Sold (MLS) $399,900 Smart MLS
• 2022-11-13 Contingent — Smart MLS
• 2022-11-05 Listed $399,900 Smart MLS
• 2021-12-23 Sold (Public Records) $349,900 Public Records
• 2021-12-22 Sold (MLS) $349,900 Smart MLS
• 2021-11-23 Contingent — Smart MLS
• 2021-11-14 Listed $359,900 Smart MLS
• 2021-03-26 Sold (Public Records) $200,000 Public Records
• 2021-03-25 Sold (MLS) $200,000 Smart MLS
• 2020-07-10 Contingent — Smart MLS
• 2020-07-08 Listed $224,900 Smart MLS

Property tax history

+0.7%/yr

Latest (2023): $5,065 · +6.3% YoY. Source: county tax records.