76 Burton St · Waterbury, CT 06704

$599,000

8 bd · 3.0 ba · 2,538 sqft · MultiFamily public records · 10 Days on market

Built 1885 6,098 sqft lot

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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 +13.5/30.0
• ARV discount +7.5/15.0
• Rent growth +4.5/5.0
• DSCR +4.1/10.0
• Livability +4.0/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +1.5/10.0
• Schools +1.5/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Welcome to 76 Burton Street, Waterbury-a rare opportunity to own a fully renovated 3-family property where virtually everything has been rebuilt from the ground up. Each spacious unit offers 3 bedrooms and 1 full bathroom, providing a total of 9 bedrooms and 3 full baths across the property. This exceptional investment features extensive improvements including updated framing, new roof, new siding, new insulation, new drywall, new flooring, new plumbing, all-new electrical service, panels and wiring, new HVAC systems, new kitchens, new bathrooms, and newly paved exterior areas. A detached one-car garage adds additional convenience and value. Whether you're an investor seeking strong rental

Key facts

• New drywall
• Fully renovated
• New siding

Tags

• FULLY RENOVATED
• NEW ROOF
• NEW SIDING
• NEW INSULATION
• NEW DRYWALL
• NEW FLOORING

Property features AI

Exterior

• Utilities: Public water connected; Public sewer connected; Domestic hot water
• Home design: Multi-family property (3-family)
• Construction: Frame construction; Stone foundation; Asphalt shingle roof
• Exterior features: Level lot; Vinyl siding; Grey and blue exterior

Interior

• Bedrooms: 9 total bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Hot water heat fueled by natural gas
• Interior features: Central air conditioning; Full basement

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/1.0-bath units multifamily listed at $599k.

Deal economics

• At list price, monthly cash flow is $18 ($215/yr) — positive. Per door: $6/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $483k (19.3% below list).
• Recommended offer: $483k (19.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 3.5% in Waterbury — 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 79/100 on livability (#32 in CT, #2,205 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, crime D, employment D.
• Waterbury School District (suburban): math 12% / reading 23% proficiency, ranked #148 of 153 in CT (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+8.0%/yr); 103 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 in 5+ unit buildings).
• At $4,831/mo this rent would consume 119% of the median local household income ($49k/yr) (locally 1981% 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 $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1885 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $483,100 (19.3% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1885 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.81% ✗
• Cap rate: 6.33%
• Cash-on-cash: 0.13%
• DSCR: 1.01
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $385,776
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Willard St	0.36mi	8/3.0	2,552 (+1%)	2mo	$445,000	$174	81
72 Burton St	0.01mi	9/3.0 (+1)	2,600 (+2%)	16mo	$395,000	$152	77
26 Adams ST EXT	0.19mi	8/3.0	2,645 (+4%)	16mo	$440,000	$166	71
217 Orange St	0.26mi	8/3.0	2,880 (+14%)	14mo	$394,999	$137	54
121 Central Ave	0.47mi	8/4.0	2,650 (+4%)	21mo	$390,000	$147	49
36 Vermont St	0.55mi	9/3.0 (+1)	2,892 (+14%)	7mo	$510,000	$176	40
186 Tudor St	0.66mi	7/3.0 (-1)	2,368 (-7%)	20mo	$405,000	$171	37
133 Griggs St	0.54mi	7/2.0 (-1)	2,280 (-10%)	20mo	$315,000	$138	32
11 Taylor St	0.73mi	8/3.0	2,820 (+11%)	23mo	$400,000	$142	28
65 Benefit St	0.68mi	8/4.0	2,916 (+15%)	16mo	$325,000	$111	26

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.58×
• Total profit: $-70,527
• Equity at exit: $89,313

10-year hold

• IRR: 3.8%
• Equity multiple: 1.33×
• Total profit: $55,703
• Equity at exit: $51,791

Cash invested: $167,720 (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 06704

• Home prices YoY: -2.0%
• Rents YoY: 8.0%
• Active inventory: 103
• Price-to-rent: 31.0×

Monthly cashflow live

• Estimated rent: $4,831 high
• Mortgage (P&I): −$3,141
• Tax from tax record: −$408 /mo · $4,893/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,015
• Net cashflow: $18

Break-even live

Break-even rent $4,808

Max offer price $599,000

Occupancy floor 95%

Sensitivity live

Price	-10% $357	-5% $187	+0% $18	+5% $-152	+10% $-321
Rent	-10% $-364	-5% $-173	+0% $18	+5% $209	+10% $400
Rate	-1.0pp $320	-0.5pp $170	base $18	+0.5pp $-137	+1.0pp $-295

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	1	$4,830
Total (3 units)			$4,831

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Coe St Waterbury, CT	9.0	3.0	3240	$1,800	$0.56	4d	1	0.47mi

Listing history 8 events

1. 2026-06-21
   days on market $599,000 Active 10 DOM
2. 2026-06-18
   days on market $599,000 Active 7 DOM
3. 2026-06-17
   days on market $599,000 Active 6 DOM
4. 2026-06-16
   days on market $599,000 Active 5 DOM
5. 2026-06-15
   days on market $599,000 Active 4 DOM
6. 2026-06-14
   days on market $599,000 Active 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $599,000 Active 1 DOM

ⓘ 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: $4,893 · $408/mo
• Projected year-2 tax: $8,856 · $738/mo
• Expected delta: +$3,963/yr (+$330/mo · 81.0%)

ⓘ 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 ≥96°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $57,972
• − Mortgage interest: −$33,553
• − Property taxes: −$4,893
• − Insurance: −$2,995
• − Repairs & maintenance: −$4,638
• − Management: −$4,638
• − Depreciation: −$17,425
• Taxable loss: −$10,170
• Est. tax savings @ 24.0%: +$2,441
• After-tax cash flow: $2,656/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: Waterbury School District
• NCES district ID: 0904830
• Math proficiency: 12% ▼ -7.00%
• Reading proficiency: 23% ▼ -8.00%
• Median HH income: $40,040
• Composite: 14.85/100
• National rank: #9380
• State rank: #148 of 153 in CT

Livability — Waterbury

• Score: 79/100
• State rank: #32
• US rank: #2205

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waterbury, CT
• County: New Haven County · 688,236 people
• City population: 115,012
• Metro: New Haven-Milford, CT
• Population (ZIP): 31,713
• Household income: $48,718
• Rent vs Own: 54.7% rent · 45.3% own
• Severe rent burden: 1981.0

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Hispanic / Latino 48% Black 28% Two or more races 20% White 18% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 30% Dominican 8%
• Common ancestry: Romanian 2% Lithuanian 1% Russian 1%
• Foreign-born: 16% · Canada, South Korea
• Languages at home: 56% English-only · Spanish 38% Other Indo-European 3% French/Haitian/Cajun 1%

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: ▼ -7.05%
• Current HPI: 340.0917
• Rent YoY: ▲ 8.02%
• 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

1 event — show timeline

• 2026-06-11 Listed $599,000 Smart MLS

Property tax history

+7.7%/yr

Latest (2023): $4,893 · +131.9% YoY. Source: county tax records.