54 Buckingham St · Oakville, CT 06779

$255,500

2 bd · 1.0 ba · 528 sqft · SingleFamily public records · 172 Days on market

Built 1890 8,276 sqft lot $484/sqft · 73% above area Est $299k · 15% 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 +14.0/15.0
• Cash flow +11.9/30.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• DSCR +3.5/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully renovated property featuring modern finishes throughout. The main living area offers a bright, open layout with new flooring, recessed lighting, and updated systems. The finished, heated lower level provides a stylish kitchen, full bathroom, and flexible living space ideal for guests, extended family, or home office use. Recent improvements include new retaining walls and exterior stairs, adding both functionality and curb appeal. Convenient location close to shopping, dining, and commuter routes.

Key facts

• 8,276 sq ft lot
• 3 parking spots
• Built 1890

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $256k.

Deal economics

• At list price, monthly cash flow is $-67 ($-803/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (4.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (21.7% below list).
• Recommended offer: $200k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 1.9% in Oakville — 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 71/100 on livability (#94 in CT) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A; Watch: amenities F, commute F.
• Watertown School District (suburban): math 36% / reading 56% proficiency, ranked #84 of 153 in CT (top 55%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: John Trumbull Primary School (639 students, 37% FRL); Swift Middle School (math 32% / reading 57%, grade D, #93 of 175 statewide, top 54%, 584 students, 37% FRL); Watertown High School (math 22% / reading 57%, grade F, #107 of 194 statewide, top 56%, 735 students, 34% FRL) — zoned schools average 36% FRL vs 18% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 17 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 172 days — a 12% lower offer ($225k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 3y ago; this cycle's ask has dropped $29k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1890 — 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 $199,962 (21.7% 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. It's been on market 172 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1890 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-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?
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 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: 0.78% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.12%
• DSCR: 0.95
• GRM: 10.6

CMA / ARV

• ARV (median comp): $298,945
• List price: $255,500
• Delta: -14.53%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.2%
• Equity multiple: 0.36×
• Total profit: $-45,705
• Equity at exit: $38,096

10-year hold

• IRR: -10.5%
• Equity multiple: 0.36×
• Total profit: $-45,458
• Equity at exit: $22,091

Cash invested: $71,540 (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 06779

• Home prices YoY: -22.3%
• Active inventory: 17
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,000 medium
• Mortgage (P&I): −$1,340
• Tax from tax record: −$200 /mo · $2,403/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $-67

Break-even live

Break-even rent $2,084

Max offer price $243,686

Occupancy floor 98%

Sensitivity live

Price	-10% $78	-5% $5	+0% $-67	+5% $-139	+10% $-212
Rent	-10% $-225	-5% $-146	+0% $-67	+5% $12	+10% $91
Rate	-1.0pp $62	-0.5pp $-2	base $-67	+0.5pp $-133	+1.0pp $-200

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: $63,875
• Closing costs: $7,665
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
148 Falls Ter Watertown, CT	1.0–2.0	1.0–1.5	840	$2,135	$2.54	4d	1	0.23mi
364 Colonial Ave Unit 7B Waterbury, CT	1.0	1.0	540	$1,200	$2.22	25d	1	1.12mi

Listing history 26 events

1. 2026-06-10
   days on market $255,500 Active 172 DOM
2. 2026-06-09
   days on market $255,500 Active 171 DOM
3. 2026-06-08
   days on market $255,500 Active 170 DOM
4. 2026-06-07
   days on market $255,500 Active 169 DOM
5. 2026-06-03
   days on market $255,500 Active 165 DOM
6. 2026-06-03
   days on market $255,500 Active 164 DOM
7. 2026-06-01
   days on market $255,500 Active 163 DOM
8. 2026-05-31
   days on market $255,500 Active 162 DOM
9. 2026-02-16
   price $265,000 514-char remark

   Show marketing remark (514 chars)

   Beautifully renovated property featuring modern finishes throughout. The main living area offers a bright, open layout with new flooring, recessed lighting, and updated systems. The finished, heated lower level provides a stylish kitchen, full bathroom, and flexible living space ideal for guests, extended family, or home office use. Recent improvements include new retaining walls and exterior stairs, adding both functionality and curb appeal. Convenient location close to shopping, dining, and commuter routes.

10. 2026-02-16
    status Active 514-char remark

    Show marketing remark (514 chars)

    Beautifully renovated property featuring modern finishes throughout. The main living area offers a bright, open layout with new flooring, recessed lighting, and updated systems. The finished, heated lower level provides a stylish kitchen, full bathroom, and flexible living space ideal for guests, extended family, or home office use. Recent improvements include new retaining walls and exterior stairs, adding both functionality and curb appeal. Convenient location close to shopping, dining, and commuter routes.

11. 2026-02-08
    historical 514-char remark

    Show marketing remark (514 chars)

    Beautifully renovated property featuring modern finishes throughout. The main living area offers a bright, open layout with new flooring, recessed lighting, and updated systems. The finished, heated lower level provides a stylish kitchen, full bathroom, and flexible living space ideal for guests, extended family, or home office use. Recent improvements include new retaining walls and exterior stairs, adding both functionality and curb appeal. Convenient location close to shopping, dining, and commuter routes.

12. 2025-12-13
    listed $284,990 Active 514-char remark

    Show marketing remark (514 chars)

    Beautifully renovated property featuring modern finishes throughout. The main living area offers a bright, open layout with new flooring, recessed lighting, and updated systems. The finished, heated lower level provides a stylish kitchen, full bathroom, and flexible living space ideal for guests, extended family, or home office use. Recent improvements include new retaining walls and exterior stairs, adding both functionality and curb appeal. Convenient location close to shopping, dining, and commuter routes.

13. 2025-12-13
    historical $284,990 514-char remark

    Show marketing remark (514 chars)

    Beautifully renovated property featuring modern finishes throughout. The main living area offers a bright, open layout with new flooring, recessed lighting, and updated systems. The finished, heated lower level provides a stylish kitchen, full bathroom, and flexible living space ideal for guests, extended family, or home office use. Recent improvements include new retaining walls and exterior stairs, adding both functionality and curb appeal. Convenient location close to shopping, dining, and commuter routes.

14. 2024-10-30
    historical
15. 2024-08-12
    listed $169,900 Active
16. 2023-08-26
    historical
17. 2023-08-25
    status Active
18. 2023-05-26
    status Under Contract
19. 2023-05-10
    status Active
20. 2023-04-19
    historical Under Contract - Continue to Show
21. 2023-04-06
    status Active
22. 2023-02-28
    historical Under Contract - Continue to Show
23. 2023-02-15
    status Active
24. 2023-02-15
    historical Under Contract - Continue to Show
25. 2023-02-03
    price $99,900
26. 2023-01-04
    listed $114,900 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: $2,403 · $200/mo
• Projected year-2 tax: $3,935 · $328/mo
• Expected delta: +$1,532/yr (+$128/mo · 63.8%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,995
• − Mortgage interest: −$14,312
• − Property taxes: −$2,403
• − Insurance: −$1,278
• − Repairs & maintenance: −$1,920
• − Management: −$1,920
• − Depreciation: −$7,433
• Taxable loss: −$5,269
• Est. tax savings @ 24.0%: +$1,265
• After-tax cash flow: $462/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: Watertown School District
• NCES district ID: 0904890
• Math proficiency: 36% ▼ -13.00%
• Reading proficiency: 56% ▼ -7.00%
• Median HH income: $76,021
• Composite: 41.88/100
• National rank: #3368
• State rank: #84 of 153 in CT

Livability — Oakville

• Score: 71/100
• State rank: #94
• US rank: #7195

Category grades

Amenities F Commute F Cost of living B- 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: Oakville, CT
• County: Litchfield County · 81,203 people
• City population: 7,762
• Metro: Torrington, CT
• Population (ZIP): 8,364
• Household income: $95,798
• Rent vs Own: 24.4% rent · 75.6% own
• Severe rent burden: 301.0

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 13% Two or more races 5% Black 3%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Lithuanian 8% Romanian 6% Slovak 3%
• Foreign-born: 11% · Canada, Dominican Republic
• Languages at home: 85% English-only · Other Indo-European 7% Spanish 6% Russian/Polish/Slavic 2%

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: ▼ -75.01%
• Current HPI: 261.4188
• Rent YoY: —
• Metro: Torrington, 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

+130.6% since first listed

18 events — show timeline

• 2026-02-16 Price Changed $265,000 Smart MLS
• 2026-02-16 Relisted — Smart MLS
• 2026-02-08 Listing Removed — Smart MLS
• 2025-12-13 Listed $284,990 Smart MLS
• 2025-12-13 Coming Soon $284,990 Smart MLS
• 2024-10-30 Listing Removed — Smart MLS
• 2024-08-12 Listed $169,900 Smart MLS
• 2023-08-26 Listing Removed — Smart MLS
• 2023-08-25 Relisted — Smart MLS
• 2023-05-26 Pending — Smart MLS
• 2023-05-10 Relisted — Smart MLS
• 2023-04-19 Contingent — Smart MLS
• 2023-04-06 Relisted — Smart MLS
• 2023-02-28 Contingent — Smart MLS
• 2023-02-15 Relisted — Smart MLS
• 2023-02-15 Contingent — Smart MLS
• 2023-02-03 Price Changed $99,900 Smart MLS
• 2023-01-04 Listed $114,900 Smart MLS

Property tax history

+0.4%/yr

Latest (2023): $2,403 · +5.5% YoY. Source: county tax records.