43 Starr Ave #9 · Danbury, CT 06810

$179,000

1 bd · 1.0 ba · 734 sqft · Condo · 20 Days on market

Built 1983 Fair condition $300/mo HOA · 16% of rent

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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 +11.6/30.0
• ARV discount +7.5/15.0
• 1% rule +5.5/10.0
• Livability +3.8/5.0
• DSCR +3.4/10.0
• Rent growth +3.3/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location near I-84 easy highway access, large 1 bedroom unit with sliders to deck, wood burning stove, small complex, great space well apportioned, galley kitchen, large living room with wood burning stove, sliders to deck, Large bedroom with walk in closet, unit needs some work painting, carpeting. Additional large private storage/utility room in basement. 2 Assigned parking spaces. Unit may also be sold furnished ask agent.

Key facts

• $300 HOA
• 2 parking spots
• Built 1983

Property features AI

Finance

• HOA & community: Monthly HOA fee of $300; HOA covers trash pickup and snow removal; On-site professional property management; Pets allowed with restrictions (confirm with seller)

Exterior

• Parking: Parking lot; 2 parking spaces
• Utilities: Public water connected; Public sewer connected; Hot water: other
• Home design: Condominium (Condo/Co-Op for sale); Part of Babbling Brook complex
• Construction: Frame construction
• Exterior features: Wood siding; Level lot

Interior

• Kitchen: Oven/Range; Refrigerator
• Bedrooms: 1 bedroom (unit on 2nd floor)
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heat; Wood/coal stove; Electric heat fuel
• Interior features: Ceiling fans; Wall unit cooling; Full, unfinished shared basement; Attic with pull-down stairs

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $179k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-56 ($-674/yr) — negative.
• To cash-flow at today's rent, offer at most $171k (4.5% below list).
• Meets the 1% rule at list price ($2k rent vs $179k).
• Recommended offer: $171k (4.5% below list) — sets the bar for cash-flow.
• Cap rate 5.9% 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: schools D+, 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.
• Market conditions: Rents rising (+3.1%/yr); 197 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,151 units permitted in Western Connecticut Planning Region in 2024 (714 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y 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 $146k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $170,868 (4.5% 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. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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: 1.05% ✓
• Cap rate: 5.92%
• Cash-on-cash: -1.35%
• DSCR: 0.94
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.08% rent growth · sell at horizon

5-year hold

• IRR: -18.2%
• Equity multiple: 0.36×
• Total profit: $-32,221
• Equity at exit: $26,689

10-year hold

• IRR: -10.1%
• Equity multiple: 0.38×
• Total profit: $-31,182
• Equity at exit: $15,477

Cash invested: $50,120 (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 06810

• Rents YoY: 3.1%
• Active inventory: 197
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,874 high
• Mortgage (P&I): −$939
• Tax est. 1.5%: −$224 /mo · $2,685/yr
• Insurance: −$75
• HOA: −$300
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $-56

Break-even live

Break-even rent $1,946

Max offer price $170,868

Occupancy floor 98%

Sensitivity live

Price	-10% $68	-5% $6	+0% $-56	+5% $-118	+10% $-180
Rent	-10% $-204	-5% $-130	+0% $-56	+5% $18	+10% $92
Rate	-1.0pp $34	-0.5pp $-11	base $-56	+0.5pp $-103	+1.0pp $-150

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
17 Kohanza St Unit 24 Danbury, CT	—	1.0	355	$1,375	$3.87	24d	1	0.11mi
1 Kennedy Ave Danbury, CT	2.0	1.0–2.0	874	$2,265	$2.59	3d	31	0.52mi
333 Main St Danbury, CT	1.0–2.0	1.0–2.0	869	$2,095	$2.41	3d	2	0.63mi
7 New St Unit 202 Danbury, CT	2.0	1.0	750	$2,300	$3.07	44d	1	0.87mi
30 Foster St Danbury, CT	1.0	1.0	700	$1,980	$2.83	24d	1	1.01mi
7 Padanaram Rd Unit J243 Danbury, CT	1.0	1.0	604	$1,700	$2.81	24d	1	1.03mi
4 Division St Unit 10 Danbury, CT	1.0	1.0	400	$2,100	$5.25	3d	1	1.19mi
35 9th Ave Unit 1R Danbury, CT	2.0	1.0	650	$2,100	$3.23	15d	1	1.19mi
89 Town Hill Ave Unit 3N Danbury, CT	1.0	1.0	550	$1,200	$2.18	24d	1	1.20mi
2 Jeanette St Unit 67 Danbury, CT	1.0	1.0	741	$1,850	$2.50	24d	1	1.22mi
2 Jeanette Rd #43 Danbury, CT	1.0	1.0	741	$2,300	$3.10	44d	1	1.34mi

HOA detail condo

• Monthly dues: $300 · $3,600/yr
• Likely covers: parking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 22 events

1. 2026-06-13
   status $179,000 Under Contract 20 DOM
2. 2026-06-10
   days on market $179,000 Active 20 DOM
3. 2026-06-09
   days on market $179,000 Active 19 DOM
4. 2026-06-08
   days on market $179,000 Active 18 DOM
5. 2026-06-07
   days on market $179,000 Active 17 DOM
6. 2026-06-05
   days on market $179,000 Active 14 DOM
7. 2026-06-03
   days on market $179,000 Active 13 DOM
8. 2026-06-03
   days on market $179,000 Active 12 DOM
9. 2026-06-01
   days on market $179,000 Active 11 DOM
10. 2026-05-31
    days on market $179,000 Active 10 DOM
11. 2026-05-19
    listed $179,000 Active
12. 2023-09-18
    soldstatus $146,000 Closed 437-char remark

    Show marketing remark (437 chars)

    Great location near I-84 easy highway access, large 1 bedroom unit with sliders to deck, wood burning stove, small complex, great space well apportioned, galley kitchen, large living room with wood burning stove, sliders to deck, Large bedroom with walk in closet, unit needs some work painting, carpeting. Additional large private storage/utility room in basement. 2 Assigned parking spaces. Unit may also be sold furnished ask agent.

13. 2023-08-08
    status Under Contract 437-char remark

    Show marketing remark (437 chars)

    Great location near I-84 easy highway access, large 1 bedroom unit with sliders to deck, wood burning stove, small complex, great space well apportioned, galley kitchen, large living room with wood burning stove, sliders to deck, Large bedroom with walk in closet, unit needs some work painting, carpeting. Additional large private storage/utility room in basement. 2 Assigned parking spaces. Unit may also be sold furnished ask agent.

14. 2023-07-18
    price $146,000 437-char remark

    Show marketing remark (437 chars)

    Great location near I-84 easy highway access, large 1 bedroom unit with sliders to deck, wood burning stove, small complex, great space well apportioned, galley kitchen, large living room with wood burning stove, sliders to deck, Large bedroom with walk in closet, unit needs some work painting, carpeting. Additional large private storage/utility room in basement. 2 Assigned parking spaces. Unit may also be sold furnished ask agent.

15. 2023-06-15
    status Active 437-char remark

    Show marketing remark (437 chars)

    Great location near I-84 easy highway access, large 1 bedroom unit with sliders to deck, wood burning stove, small complex, great space well apportioned, galley kitchen, large living room with wood burning stove, sliders to deck, Large bedroom with walk in closet, unit needs some work painting, carpeting. Additional large private storage/utility room in basement. 2 Assigned parking spaces. Unit may also be sold furnished ask agent.

16. 2023-04-18
    historical Under Contract - Continue to Show 437-char remark

    Show marketing remark (437 chars)

    Great location near I-84 easy highway access, large 1 bedroom unit with sliders to deck, wood burning stove, small complex, great space well apportioned, galley kitchen, large living room with wood burning stove, sliders to deck, Large bedroom with walk in closet, unit needs some work painting, carpeting. Additional large private storage/utility room in basement. 2 Assigned parking spaces. Unit may also be sold furnished ask agent.

17. 2023-04-13
    price $149,900 437-char remark

    Show marketing remark (437 chars)

    Great location near I-84 easy highway access, large 1 bedroom unit with sliders to deck, wood burning stove, small complex, great space well apportioned, galley kitchen, large living room with wood burning stove, sliders to deck, Large bedroom with walk in closet, unit needs some work painting, carpeting. Additional large private storage/utility room in basement. 2 Assigned parking spaces. Unit may also be sold furnished ask agent.

18. 2023-04-13
    price $1,499,000 437-char remark

    Show marketing remark (437 chars)

    Great location near I-84 easy highway access, large 1 bedroom unit with sliders to deck, wood burning stove, small complex, great space well apportioned, galley kitchen, large living room with wood burning stove, sliders to deck, Large bedroom with walk in closet, unit needs some work painting, carpeting. Additional large private storage/utility room in basement. 2 Assigned parking spaces. Unit may also be sold furnished ask agent.

19. 2023-03-16
    listed $154,900 Active 437-char remark

    Show marketing remark (437 chars)

    Great location near I-84 easy highway access, large 1 bedroom unit with sliders to deck, wood burning stove, small complex, great space well apportioned, galley kitchen, large living room with wood burning stove, sliders to deck, Large bedroom with walk in closet, unit needs some work painting, carpeting. Additional large private storage/utility room in basement. 2 Assigned parking spaces. Unit may also be sold furnished ask agent.

20. 2023-03-01
    historical
21. 2023-01-20
    price $163,500
22. 2023-01-08
    listed $174,900 Active

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

Taxation est. · year 1

• Rental income: $22,494
• − Mortgage interest: −$10,027
• − Property taxes: −$2,685
• − Insurance: −$895
• − Repairs & maintenance: −$1,799
• − Management: −$1,799
• − HOA: −$3,600
• − Depreciation: −$5,207
• Taxable loss: −$3,519
• Est. tax savings @ 24.0%: +$845
• After-tax cash flow: $170/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This condo requires moderate repairs and maintenance, including painting and landscaping, to improve its condition and value. It offers a good location and is move-in ready.

Repairs flagged

• Major Exterior siding — Weathered and possibly in need of repainting or replacement.
• Minor Paint — Some areas of paint appear chipped or faded.
• Minor Landscaping — Needs trimming and some plants appear dead or dying.

Value-add opportunities

• Both Painting and repainting exterior siding — Improves curb appeal and property value.
• Both Landscaping and plant maintenance — Enhances curb appeal and property value.
• Both HVAC maintenance — Ensures comfort and energy efficiency, attracting buyers and renters.
• Resale Kitchen appliances and minor updates — Modernizes the kitchen and makes it more appealing to potential buyers.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exterior siding · Weathered and possibly in need of repainting or replacement.	Major	$15,000–50,000
Paint · Some areas of paint appear chipped or faded.	Minor	$500–3,000
Landscaping · Needs trimming and some plants appear dead or dying.	Minor	$500–3,000
Total estimated repair cost · 3 items		$16,000–56,000

Value-add ROI direction

• Both Painting and repainting exterior siding — Improves curb appeal and property value. ↑
• Both Landscaping and plant maintenance — Enhances curb appeal and property value. ↑
• Both HVAC maintenance — Ensures comfort and energy efficiency, attracting buyers and renters. ↑
• Resale Kitchen appliances and minor updates — Modernizes the kitchen and makes it more appealing to potential buyers. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+2.3% since first listed

12 events — show timeline

• 2026-05-19 Listed $179,000 Smart MLS
• 2023-09-18 Sold (MLS) $146,000 Smart MLS
• 2023-08-08 Pending — Smart MLS
• 2023-07-18 Price Changed $146,000 Smart MLS
• 2023-06-15 Relisted — Smart MLS
• 2023-04-18 Contingent — Smart MLS
• 2023-04-13 Price Changed $149,900 Smart MLS
• 2023-04-13 Price Changed $1,499,000 Smart MLS
• 2023-03-16 Listed $154,900 Smart MLS
• 2023-03-01 Listing Removed — Smart MLS
• 2023-01-20 Price Changed $163,500 Smart MLS
• 2023-01-08 Listed $174,900 Smart MLS