448 Swanson Cres #448 · Milford, CT 06461

$239,000

1 bd · 1.0 ba · 813 sqft · Condo public records · 46 Days on market

Built 1978 $294/sqft · 17% below area Est $289k · 17% under $315/mo HOA · 11% of rent

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Why this score? — see what drove the C+ 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 +19.9/30.0
• ARV discount +15.0/15.0
• 1% rule +6.8/10.0
• DSCR +6.3/10.0
• Schools +4.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Desirable Foxwoods Condominium in Milford! This well-maintained condo has been lovingly cared for by the same family for many years and offers convenient one-level living. The layout features a bright living room, kitchen, and dining area, plus a flexible den/study that can serve as a guest room or potential second bedroom. The spacious primary bedroom includes a walk-in closet, and in-unit laundry adds everyday convenience. Community amenities include a pool house, tennis courts, assigned parking, private storage, and ample visitor parking. Ideally located just minutes from Silver Sands State Park, Walnut Beach, the historic Milford Green, and Eisenhower Park, offering beaches, walking trails, dining, and community events. This is a great opportunity to own in one of Milford's sought-after communities! Back to the market as lender was unable to perform.

Key facts

• Community amenities
• Pool house
• Tennis courts

Tags

• ONE LEVEL LIVING
• WALK IN CLOSET
• IN UNIT LAUNDRY
• COMMUNITY AMENITIES
• POOL HOUSE
• TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $239k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $239k).
• Recommended offer: $232k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Milford School District (urban): math 44% / reading 58% proficiency, ranked #73 of 153 in CT (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 55 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 3d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 30y 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 $87k; list at $239k implies a 175% gain — meaningful room to come down on a strong offer.

Recommended offer $231,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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 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: 1.18% ✓
• Cap rate: 7.75%
• Cash-on-cash: 5.21%
• DSCR: 1.23
• GRM: 7.1

CMA / ARV

• ARV (median comp): $288,891
• List price: $239,000
• Delta: -17.27%
• 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: -8.1%
• Equity multiple: 0.70×
• Total profit: $-20,013
• Equity at exit: $35,636

10-year hold

• IRR: 1.5%
• Equity multiple: 1.11×
• Total profit: $7,266
• Equity at exit: $20,664

Cash invested: $66,920 (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 06461

• Active inventory: 55
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,812 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$263 /mo · $3,155/yr
• Insurance: −$100
• HOA: −$315
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $290

Break-even live

Break-even rent $2,444

Max offer price $239,000

Occupancy floor 85%

Sensitivity live

Price	-10% $426	-5% $358	+0% $290	+5% $223	+10% $155
Rent	-10% $68	-5% $179	+0% $290	+5% $402	+10% $513
Rate	-1.0pp $411	-0.5pp $351	base $290	+0.5pp $229	+1.0pp $166

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
70 Tumblebrook Rd Milford, CT	2.0	1.0	1056	$3,500	$3.31	44d	1	0.47mi
158 Cherry St Milford, CT	1.0	1.0	703	$2,535	$3.61	3d	1	1.37mi
99 Cherry St Unit 1 Milford, CT	1.0	1.5	850	$2,250	$2.65	3d	1	1.50mi

HOA detail condo

• Monthly dues: $315 · $3,780/yr
• Likely covers: poolparking
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 28 events

1. 2026-06-18
   days on market $239,000 Active 46 DOM
2. 2026-06-17
   days on market $239,000 Active 45 DOM
3. 2026-06-16
   days on market $239,000 Active 44 DOM
4. 2026-06-15
   days on market $239,000 Active 43 DOM
5. 2026-06-14
   days on market $239,000 Active 41 DOM
6. 2026-06-13
   days on market $239,000 Active 40 DOM
7. 2026-06-10
   days on market $239,000 Active 38 DOM
8. 2026-06-09
   days on market $239,000 Active 37 DOM
9. 2026-06-08
   days on market $239,000 Active 36 DOM
10. 2026-06-07
    days on market $239,000 Active 35 DOM
11. 2026-06-03
    days on market $239,000 Active 31 DOM
12. 2026-06-03
    days on market $239,000 Active 30 DOM
13. 2026-06-01
    days on market $239,000 Active 29 DOM
14. 2026-05-31
    days on market $239,000 Active 28 DOM
15. 2026-05-14
    status Active 866-char remark

    Show marketing remark (866 chars)

    Desirable Foxwoods Condominium in Milford! This well-maintained condo has been lovingly cared for by the same family for many years and offers convenient one-level living. The layout features a bright living room, kitchen, and dining area, plus a flexible den/study that can serve as a guest room or potential second bedroom. The spacious primary bedroom includes a walk-in closet, and in-unit laundry adds everyday convenience. Community amenities include a pool house, tennis courts, assigned parking, private storage, and ample visitor parking. Ideally located just minutes from Silver Sands State Park, Walnut Beach, the historic Milford Green, and Eisenhower Park, offering beaches, walking trails, dining, and community events. This is a great opportunity to own in one of Milford's sought-after communities! Back to the market as lender was unable to perform.

16. 2026-03-24
    status Under Contract 866-char remark

    Show marketing remark (866 chars)

    Desirable Foxwoods Condominium in Milford! This well-maintained condo has been lovingly cared for by the same family for many years and offers convenient one-level living. The layout features a bright living room, kitchen, and dining area, plus a flexible den/study that can serve as a guest room or potential second bedroom. The spacious primary bedroom includes a walk-in closet, and in-unit laundry adds everyday convenience. Community amenities include a pool house, tennis courts, assigned parking, private storage, and ample visitor parking. Ideally located just minutes from Silver Sands State Park, Walnut Beach, the historic Milford Green, and Eisenhower Park, offering beaches, walking trails, dining, and community events. This is a great opportunity to own in one of Milford's sought-after communities! Back to the market as lender was unable to perform.

17. 2026-03-18
    historical Under Contract - Continue to Show 866-char remark

    Show marketing remark (866 chars)

    Desirable Foxwoods Condominium in Milford! This well-maintained condo has been lovingly cared for by the same family for many years and offers convenient one-level living. The layout features a bright living room, kitchen, and dining area, plus a flexible den/study that can serve as a guest room or potential second bedroom. The spacious primary bedroom includes a walk-in closet, and in-unit laundry adds everyday convenience. Community amenities include a pool house, tennis courts, assigned parking, private storage, and ample visitor parking. Ideally located just minutes from Silver Sands State Park, Walnut Beach, the historic Milford Green, and Eisenhower Park, offering beaches, walking trails, dining, and community events. This is a great opportunity to own in one of Milford's sought-after communities! Back to the market as lender was unable to perform.

18. 2026-03-12
    listed $239,000 Active 866-char remark

    Show marketing remark (866 chars)

    Desirable Foxwoods Condominium in Milford! This well-maintained condo has been lovingly cared for by the same family for many years and offers convenient one-level living. The layout features a bright living room, kitchen, and dining area, plus a flexible den/study that can serve as a guest room or potential second bedroom. The spacious primary bedroom includes a walk-in closet, and in-unit laundry adds everyday convenience. Community amenities include a pool house, tennis courts, assigned parking, private storage, and ample visitor parking. Ideally located just minutes from Silver Sands State Park, Walnut Beach, the historic Milford Green, and Eisenhower Park, offering beaches, walking trails, dining, and community events. This is a great opportunity to own in one of Milford's sought-after communities! Back to the market as lender was unable to perform.

19. 2026-01-04
    historical
20. 2026-01-04
    listed $239,900 Active
21. 2025-12-24
    historical
22. 1999-06-08
    soldstatus $87,000
23. 1999-05-10
    soldstatus $87,000
24. 1999-01-04
    listed $92,900
25. 1996-12-26
    soldstatus $85,000
26. 1996-12-26
    soldstatus $85,000
27. 1996-08-08
    listed $85,900
28. 1987-06-29
    soldstatus $130,900

ⓘ 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: $3,155 · $263/mo
• Projected year-2 tax: $4,135 · $345/mo
• Expected delta: +$980/yr (+$82/mo · 31.1%)

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

Taxation est. · year 1

• Rental income: $33,742
• − Mortgage interest: −$13,388
• − Property taxes: −$3,155
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,699
• − Management: −$2,699
• − HOA: −$3,780
• − Depreciation: −$6,953
• Taxable loss: −$127
• Est. tax savings @ 24.0%: +$31
• After-tax cash flow: $3,516/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: Milford School District
• NCES district ID: 0902520
• Math proficiency: 44% ▼ -14.00%
• Reading proficiency: 58% ▼ -11.00%
• Median HH income: $80,198
• Composite: 46.45/100
• National rank: #2444
• State rank: #73 of 153 in CT

Livability — Milford

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Milford city (balance), CT
• County: New Haven County · 688,236 people
• City population: 52,684
• Metro: New Haven-Milford, CT
• Population (ZIP): 15,035
• Household income: $133,221
• Rent vs Own: 11.0% rent · 89.0% own
• Severe rent burden: 134.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 11% Two or more races 8% Asian 8% Black 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 5%
• Common ancestry: Romanian 10% Scotch-Irish 2% Lithuanian 2%
• Foreign-born: 12% · Canada, China, Vietnam
• Languages at home: 84% English-only · Other Indo-European 5% Spanish 5% Russian/Polish/Slavic 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: ▼ -207.85%
• Current HPI: 248.904
• 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

+82.6% since first listed

14 events — show timeline

• 2026-05-14 Relisted — Smart MLS
• 2026-03-24 Pending — Smart MLS
• 2026-03-18 Contingent — Smart MLS
• 2026-03-12 Listed $239,000 Smart MLS
• 2026-01-04 Listing Removed — Smart MLS
• 2026-01-04 Listed $239,900 Smart MLS
• 2025-12-24 Coming Soon — Smart MLS
• 1999-06-08 Sold (MLS) $87,000 Smart MLS
• 1999-05-10 Sold (Public Records) $87,000 Public Records
• 1999-01-04 Listed $92,900 Smart MLS
• 1996-12-26 Sold (Public Records) $85,000 Public Records
• 1996-12-26 Sold (MLS) $85,000 Smart MLS
• 1996-08-08 Listed $85,900 Smart MLS
• 1987-06-29 Sold (Public Records) $130,900 Public Records

Property tax history

+0.8%/yr

Latest (2023): $3,155 · +1.9% YoY. Source: county tax records.