106 Edin Ave · Waterbury, CT 06706

$369,000

4 bd · 2.0 ba · 2,184 sqft · MultiFamily public records · 41 Days on market

Built 1940 8,276 sqft lot $169/sqft · at area comps Est $364k · at est.

---

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 +11.4/30.0
• ARV discount +6.9/15.0
• Appreciation +5.7/10.0
• 1% rule +4.1/10.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Multi-family units

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

Listing remarks MLS

LOCATION LOCATION LOCATION !!!! This home won't last. Make this 2 family yours today. This property is ideal owner occupant or investors to add to your portfolio. Easy access to major highways. Sold as is. Inspection will be for informational purposes only.

Key facts

• Stone wall
• Full basement
• Large pantry

Tags

• FULL BASEMENT
• SEPARATE WALK-OUT ENTRANCE
• WALK-UP ATTIC
• DOUBLE-WIDE PAVED DRIVEWAY
• STONE WALL
• LARGE PANTRY

Property features AI

Exterior

• Parking: Paved driveway; 8 parking spaces total
• Utilities: Public water connected; Public sewer connected
• Home design: Multi-family 2-family property
• Construction: Frame construction; Vinyl siding; Asphalt shingle roof; Concrete foundation; Blue exterior color
• Exterior features: Enclosed porch and open porch; Gutters and exterior lighting; Stone wall; Level lot; Private paved driveway

Interior

• Bedrooms: 4 bedrooms total
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heat; Hot water provided by electric, natural gas, and oil; 40-gallon hot water tank; Above-ground fuel tank
• Interior features: 10 total rooms; Full walk-out basement with concrete floor and storage; Has a walk-up attic
• Laundry & utility: Each unit has laundry hook-ups; hookups specified in Units 1 and 2

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $369k.

Deal economics

• At list price, monthly cash flow is $-129 ($-2k/yr) — negative. Per door: $-64/mo.
• To cash-flow at today's rent, offer at most $346k (6.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $336k (8.9% below list).
• Recommended offer: $336k (8.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.6% 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: 42 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% of comp listings sitting > 30 days — soft ceiling on asking rent; 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 in 5+ unit buildings).
• At $3,362/mo this rent would consume 77% of the median local household income ($52k/yr) (locally 801% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $8k of equity ($3k loan paydown + $5k appreciation (1.4% local appreciation)).
• By year 5, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($358k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 26y 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 $154k; list at $369k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $336,200 (8.9% 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 41 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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?
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: 0.91% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.49%
• DSCR: 0.93
• GRM: 9.1

CMA / ARV

• ARV (median comp): $364,331
• List price: $369,000
• Delta: 1.28%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
372 Piedmont St	0.18mi	4/2.0	2,340 (+7%)	8mo	$250,000	$107	73
425 Piedmont St	0.24mi	4/2.0	1,860 (-15%)	3mo	$419,900	$226	62
53 Southview St	0.74mi	4/2.0	2,206 (+1%)	17mo	$300,000	$136	49
137 Greenmount Ter	0.74mi	4/2.0	2,448 (+12%)	6mo	$430,000	$176	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 1.1%
• Equity multiple: 1.06×
• Total profit: $6,068
• Equity at exit: $133,591

10-year hold

• IRR: 5.6%
• Equity multiple: 1.71×
• Total profit: $73,790
• Equity at exit: $183,579

Cash invested: $103,320 (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 06706

• Home prices YoY: 0.5%
• Active inventory: 42
• Price-to-rent: 18.3×

Monthly cashflow live

• Estimated rent: $3,362 high
• Mortgage (P&I): −$1,935
• Tax from tax record: −$696 /mo · $8,349/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$706
• Net cashflow: $-129

Break-even live

Break-even rent $3,525

Max offer price $346,283

Occupancy floor 99%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,362
Total (2 units)			$3,362

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: $92,250
• Closing costs: $11,070
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 Southview St Unit 1 Waterbury, CT	3.0	1.0	2980	$1,600	$0.54	43d	1	0.61mi
218 Charles St Waterbury, CT	4.0	1.5	2600	$2,800	$1.08	43d	1	0.77mi
324 Congress Ave Unit 2 Waterbury, CT	3.0	1.0	2760	$2,000	$0.72	43d	1	1.07mi
69 W Liberty St Unit 2 Waterbury, CT	3.0	1.0	2822	$1,750	$0.62	43d	1	1.20mi
69 W Liberty St Waterbury, CT	3.0	1.0	2822	$1,800	$0.64	43d	1	1.20mi
41 Lawlor St Waterbury, CT	3.0	1.0	1750	$2,000	$1.14	14d	1	1.44mi

Listing history 24 events

1. 2026-06-18
   days on market $369,000 Active 41 DOM
2. 2026-06-17
   days on market $369,000 Active 40 DOM
3. 2026-06-16
   days on market $369,000 Active 39 DOM
4. 2026-06-15
   days on market $369,000 Active 38 DOM
5. 2026-06-14
   days on market $369,000 Active 36 DOM
6. 2026-06-13
   days on market $369,000 Active 35 DOM
7. 2026-06-10
   statusdays on market $369,000 Active 33 DOM
8. 2026-06-09
   days on market $369,000 Under Contract - Continue to Show 32 DOM
9. 2026-06-08
   days on market $369,000 Under Contract - Continue to Show 31 DOM
10. 2026-06-07
    days on market $369,000 Under Contract - Continue to Show 30 DOM
11. 2026-06-05
    days on market $369,000 Under Contract - Continue to Show 27 DOM
12. 2026-06-03
    days on market $369,000 Under Contract - Continue to Show 26 DOM
13. 2026-06-03
    days on market $369,000 Under Contract - Continue to Show 25 DOM
14. 2026-06-01
    days on market $369,000 Under Contract - Continue to Show 24 DOM
15. 2026-05-31
    days on market $369,000 Under Contract - Continue to Show 23 DOM
16. 2026-05-09
    listed $369,000 Active 1262-char remark
17. 2021-04-13
    soldstatus $154,000
18. 2021-04-06
    soldstatus $154,000 Closed 257-char remark

    Show marketing remark (257 chars)

    LOCATION LOCATION LOCATION !!!! This home won't last. Make this 2 family yours today. This property is ideal owner occupant or investors to add to your portfolio. Easy access to major highways. Sold as is. Inspection will be for informational purposes only.

19. 2020-11-20
    historical Under Contract - Continue to Show 257-char remark

    Show marketing remark (257 chars)

    LOCATION LOCATION LOCATION !!!! This home won't last. Make this 2 family yours today. This property is ideal owner occupant or investors to add to your portfolio. Easy access to major highways. Sold as is. Inspection will be for informational purposes only.

20. 2020-10-10
    listed $159,900 Active 257-char remark

    Show marketing remark (257 chars)

    LOCATION LOCATION LOCATION !!!! This home won't last. Make this 2 family yours today. This property is ideal owner occupant or investors to add to your portfolio. Easy access to major highways. Sold as is. Inspection will be for informational purposes only.

21. 2003-09-18
    soldstatus $134,900
22. 2003-06-08
    listed $134,900
23. 2000-04-20
    soldstatus $104,900
24. 2000-03-03
    listed $104,900

ⓘ 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: $8,349 · $696/mo
• Projected year-2 tax: $8,349 · $696/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 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: $40,344
• − Mortgage interest: −$20,670
• − Property taxes: −$8,349
• − Insurance: −$1,845
• − Repairs & maintenance: −$3,228
• − Management: −$3,228
• − Depreciation: −$10,735
• Taxable loss: −$7,709
• Est. tax savings @ 24.0%: +$1,850
• After-tax cash flow: $307/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): 15,551
• Household income: $52,242
• Rent vs Own: 59.2% rent · 40.8% own
• Severe rent burden: 801.0

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Hispanic / Latino 35% White 31% Black 25% Two or more races 12% Asian 3%
• Hispanic origin (detail): Puerto Rican 25% Dominican 4%
• Common ancestry: Lithuanian 3% Estonian 2% Romanian 1%
• Foreign-born: 20% · Canada, Jamaica
• Languages at home: 60% English-only · Spanish 27% Other Indo-European 11% Other Asian/Pacific 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: ▲ 1.39%
• Current HPI: 309.8467
• 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

+251.8% since first listed

11 events — show timeline

• 2026-06-10 Relisted — Smart MLS
• 2026-05-20 Contingent — Smart MLS
• 2026-05-09 Listed $369,000 Smart MLS
• 2021-04-13 Sold (Public Records) $154,000 Public Records
• 2021-04-06 Sold (MLS) $154,000 Smart MLS
• 2020-11-20 Contingent — Smart MLS
• 2020-10-10 Listed $159,900 Smart MLS
• 2003-09-18 Sold (MLS) $134,900 Smart MLS
• 2003-06-08 Listed $134,900 Smart MLS
• 2000-04-20 Sold (MLS) $104,900 Smart MLS
• 2000-03-03 Listed $104,900 Smart MLS

Property tax history

+6.1%/yr

Latest (2023): $8,349 · +77.3% YoY. Source: county tax records.