80 Henry St · New Haven, CT 06511

$529,900

6 bd · 3.5 ba · 2,984 sqft · MultiFamily public records · 71 Days on market

Built 1900 6,534 sqft lot Est $385k · 38% over

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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 +15.9/30.0
• DSCR +4.9/10.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks

80 Henry Street presents a well-maintained two-family property offering a total of 6 bedrooms and 3 bathrooms, ideal for investors or owner-occupants seeking income potential. The first and third floors have been tastefully updated, providing modern comfort while maintaining solid functionality throughout the home. The property is in great condition and offers excellent earning potential with flexible living arrangements. A strong opportunity to generate rental income or live in one unit while offsetting expenses with the other. Schedule your showing today and explore the possibilities this property has to offer.

Key facts

• 6,534 sq ft lot
• Built 1900
• Listed 71 days

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $530k.

Deal economics

• At list price, monthly cash flow is $249 ($3k/yr) — positive. Per door: $124/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 $490k (7.4% below list).
• Recommended offer: $490k (7.4% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 4.8% in New Haven — 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 (#31 in CT, #2,190 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment D, crime F.
• New Haven School District (urban): math 12% / reading 25% proficiency, ranked #147 of 153 in CT (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Betsy Ross Arts Magnet School (math 12% / reading 27%, grade F, #161 of 175 statewide, top 93%, 327 students, 70% FRL) — zoned schools at 70% FRL track the district average.
• Market conditions: Rents rising (+2.6%/yr); 140 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 in 5+ unit buildings).
• At $4,905/mo this rent would consume 98% of the median local household income ($60k/yr) (locally 4999% 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 $16k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 71 days — a 6% lower offer ($498k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $62k; list at $530k implies a 755% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 55% 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 $490,500 (7.4% below list)

Questions for the listing agent

1. It's been on market 71 days. Have you received any prior offers? Is the seller open to a 7% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. Crime grade is F 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?
9. 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?
10. 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.
11. 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.
12. 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: 0.93% ✗
• Cap rate: 6.86%
• Cash-on-cash: 2.01%
• DSCR: 1.09
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $384,936
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
77 Gibbs St	0.36mi	5/3.0 (-1)	2,916 (-2%)	0mo	$370,000	$127	72
98 Thompson St	0.43mi	5/3.0 (-1)	3,042 (+2%)	4mo	$465,000	$153	66
445 Dixwell Ave	0.32mi	6/2.0	3,212 (+8%)	7mo	$340,000	$106	60
64 Lilac St	0.67mi	6/3.0	3,075 (+3%)	5mo	$363,000	$118	58
105 Ivy St	0.63mi	6/3.0	3,131 (+5%)	11mo	$300,000	$96	52
292 W Ivy St	0.72mi	5/3.0 (-1)	2,883 (-3%)	7mo	$490,000	$170	48
335 Norton St	0.59mi	5/3.0 (-1)	2,704 (-9%)	5mo	$460,000	$170	46
152 Sheffield Ave	0.64mi	6/2.0	3,184 (+7%)	10mo	$410,000	$129	44
21 Sheldon Ter	0.64mi	6/3.0	3,249 (+9%)	14mo	$700,000	$215	42
529 Dixwell Ave	0.47mi	6/3.0	3,426 (+15%)	12mo	$401,000	$117	42
111 Kensington St	0.60mi	6/3.0	2,592 (-13%)	12mo	$350,000	$135	38
242 W Ivy St	0.69mi	5/2.0 (-1)	2,608 (-13%)	14mo	$325,000	$125	24

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 · 2.6% rent growth · sell at horizon

5-year hold

• IRR: -13.5%
• Equity multiple: 0.52×
• Total profit: $-71,934
• Equity at exit: $79,010

10-year hold

• IRR: -5.3%
• Equity multiple: 0.66×
• Total profit: $-50,027
• Equity at exit: $45,816

Cash invested: $148,372 (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 06511

• Home prices YoY: -20.8%
• Rents YoY: 2.6%
• Active inventory: 140
• Price-to-rent: 18.0×

Monthly cashflow live

• Estimated rent: $4,905 high
• Mortgage (P&I): −$2,779
• Tax from tax record: −$626 /mo · $7,518/yr
• Insurance: −$221
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,030
• Net cashflow: $249

Break-even live

Break-even rent $4,590

Max offer price $529,900

Occupancy floor 90%

Sensitivity live

Price	-10% $549	-5% $399	+0% $249	+5% $99	+10% $-51
Rent	-10% $-139	-5% $55	+0% $249	+5% $443	+10% $636
Rate	-1.0pp $516	-0.5pp $384	base $249	+0.5pp $111	+1.0pp $-28

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$4,904
Total (2 units)			$4,905

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: $132,475
• Closing costs: $15,897
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
55 Admiral St Unit 2 New Haven, CT	5.0	3.0	2000	$3,295	$1.65	25d	1	0.06mi
50 Admiral St New Haven, CT	5.0	2.0	2157	$2,700	$1.25	21d	1	0.09mi
134 Mansfield St New Haven, CT	5.0	2.0	1960	$5,500	$2.81	25d	1	0.38mi
347 Sherman Ave New Haven, CT	5.0	3.0	3153	$2,300	$0.73	45d	1	0.47mi
432 Norton Pkwy New Haven, CT	5.0	3.0	2493	$4,195	$1.68	45d	1	0.56mi
355 Norton St Unit 1 New Haven, CT	5.0	2.5	2500	$3,300	$1.32	23d	1	0.57mi
589 Winchester Ave Unit 3 New Haven, CT	5.0	1.0	3936	$2,650	$0.67	45d	1	0.57mi
229 Dwight St New Haven, CT	6.0	2.0	2400	$4,995	$2.08	4d	1	0.66mi
67 Edgewood Ave New Haven, CT	7.0	2.5	2000	$6,100	$3.05	45d	1	0.69mi
1519 Ella T Grasso Blvd Unit N/A New Haven, CT	5.0	2.0	2750	$4,450	$1.62	25d	1	0.83mi
131 Dwight St Unit 1 New Haven, CT	6.0	3.0	3097	$6,250	$2.02	25d	1	0.84mi
131 Dwight St Unit 1 New Haven, CT	6.0	3.0	3000	$6,250	$2.08	16d	1	0.84mi
54 Trumbull St Unit 54-1 New Haven, CT	5.0	2.5	2250	$6,695	$2.98	16d	1	0.87mi
395 Crown St New Haven, CT	6.0	3.5	2889	$7,195	$2.49	45d	1	0.87mi
30 Trumbull St New Haven, CT	5.0	4.0	2668	$5,000	$1.87	5d	1	0.98mi

Listing history 4 events

1. 2026-04-21
   status Under Contract
2. 2026-03-19
   price $529,900
3. 2026-02-09
   listed $549,900 Active
4. 1998-10-01
   soldstatus $62,000

ⓘ 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: $7,518 · $626/mo
• Projected year-2 tax: $9,429 · $786/mo
• Expected delta: +$1,911/yr (+$159/mo · 25.4%)

ⓘ 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 7/10 Severe 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $58,860
• − Mortgage interest: −$29,683
• − Property taxes: −$7,518
• − Insurance: −$2,650
• − Repairs & maintenance: −$4,709
• − Management: −$4,709
• − Depreciation: −$15,415
• Taxable loss: −$5,823
• Est. tax savings @ 24.0%: +$1,398
• After-tax cash flow: $4,383/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: New Haven School District
• NCES district ID: 0902790
• Math proficiency: 12% ▼ -10.00%
• Reading proficiency: 25% ▼ -10.00%
• Median HH income: $38,058
• Composite: 15.48/100
• National rank: #9308
• State rank: #147 of 153 in CT

Livability — New Haven

• Score: 79/100
• State rank: #31
• US rank: #2190

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Haven, CT
• County: New Haven County · 688,236 people
• City population: 132,813
• Metro: New Haven-Milford, CT
• Population (ZIP): 54,730
• Household income: $59,969
• Rent vs Own: 80.3% rent · 19.7% own
• Severe rent burden: 4999.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Black 34% White 32% Hispanic / Latino 21% Two or more races 8% Asian 7%
• Hispanic origin (detail): Mexican 4% Puerto Rican 10% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 1% Russian 1%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 74% English-only · Spanish 15% Chinese 3% Other Indo-European 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: ▼ -86.05%
• Current HPI: 328.1353
• Rent YoY: ▲ 2.60%
• 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

+754.7% since first listed

4 events — show timeline

• 2026-04-21 Pending — Smart MLS
• 2026-03-19 Price Changed $529,900 Smart MLS
• 2026-02-09 Listed $549,900 Smart MLS
• 1998-10-01 Sold (Public Records) $62,000 Public Records

Property tax history

+6.5%/yr

Latest (2023): $7,518 · -6.4% YoY. Source: county tax records.