55 Massachusetts Ave · East Haven, CT 06512

$319,900

4 bd · 1.0 ba · 1,075 sqft · SingleFamily public records · 30 Days on market

Built 1948 5,227 sqft lot Est $340k · 6% 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).

• Cash flow +14.1/30.0
• ARV discount +10.1/15.0
• DSCR +4.3/10.0
• 1% rule +3.8/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to your well maintained 4 bedroom cape ! Home features Gas heat, central air, city water, city sewer! 2 bedrooms on the main level with a full bathroom, along with a spacious living room and eat in kitchen. The second floor features 2 more large bedrooms. Additional features include, a flat, level yard, detached garage, hardwood floors, and a side entrance to a mud room. There is also a finished lower level for extra living space ! Why rent when you can own !? This home conveniently located with easy access to highways, route 80, shopping, highways, restaurants, parks, downtown New Haven, Merritt pkwy, Yale, Southern and more.

Key facts

• Large windows
• Full basement
• Washer dryer hookups

Tags

• FLAT FULLY FENCED LOT
• OPEN-CONCEPT LAYOUT
• FULLY APPLIANCED KITCHEN
• LARGE WINDOWS
• WASHER DRYER HOOKUPS
• FULL BASEMENT

Property features AI

Exterior

• Parking: Detached garage (1-car)
• Utilities: Public water connected; Public sewer connected
• Home design: Single-family home
• Construction: Frame construction; Concrete foundation
• Exterior features: Level lot; Aluminum siding; Asphalt shingle roof

Interior

• Kitchen: Oven/Range; Refrigerator
• Bedrooms: Four bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Central air conditioning; Hot air heating powered by natural gas
• Interior features: Six total rooms; Full, unfinished basement with hatchway access; Attic accessible via hatch
• Laundry & utility: Laundry on lower level

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $50 ($595/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $281k (12.1% below list).
• Recommended offer: $281k (12.1% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.8% in East 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 70/100 on livability (#99 in CT) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A-, health & safety B+; Watch: schools D, amenities F, commute F.
• East Haven School District (suburban): math 25% / reading 40% proficiency, ranked #118 of 153 in CT (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 100 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 in 5+ unit buildings).
• This rent runs 35% of the median local income ($96k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($315k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $25k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $165k; list at $320k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 60% 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 $281,183 (12.1% below list)

Questions for the listing agent

1. Built in 1948 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.66%
• DSCR: 1.03
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $339,700
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
133 Charter Oak Ave	0.16mi	3/1.5 (-1)	1,075 (0%)	4mo	$345,000	$321	82
120 Harrington Ave	0.12mi	3/1.0 (-1)	1,115 (+4%)	6mo	$325,000	$291	78
19 Hughes St	0.23mi	3/1.0 (-1)	1,042 (-3%)	2mo	$290,000	$278	78
316 Tyler St	0.53mi	3/1.5 (-1)	1,068 (-1%)	1mo	$375,000	$351	66
51 Hughes St	0.17mi	3/2.0 (-1)	1,176 (+9%)	3mo	$365,000	$310	65
47 Guilford Ct	0.57mi	3/1.0 (-1)	1,075 (0%)	5mo	$340,000	$316	64
31 Forest St	0.49mi	3/1.0 (-1)	1,008 (-6%)	0mo	$335,000	$332	61
232 Elaine Ter	0.47mi	3/1.0 (-1)	1,016 (-6%)	7mo	$305,000	$300	58
9 Forest St	0.47mi	3/2.0 (-1)	988 (-8%)	1mo	$385,000	$390	54
205 Elaine Ter	0.44mi	3/2.0 (-1)	1,167 (+9%)	11mo	$390,000	$334	47
259 Elaine Ter	0.46mi	3/1.5 (-1)	1,224 (+14%)	3mo	$370,000	$302	46
12 Elm Ct	0.73mi	3/2.0 (-1)	1,186 (+10%)	2mo	$370,000	$312	38

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 · 0.79% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.39×
• Total profit: $-54,781
• Equity at exit: $47,698

10-year hold

• IRR: -14.6%
• Equity multiple: 0.25×
• Total profit: $-67,579
• Equity at exit: $27,659

Cash invested: $89,572 (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 06512

• Rents YoY: 0.8%
• Active inventory: 100
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $2,812 high
• Mortgage (P&I): −$1,678
• Tax from tax record: −$361 /mo · $4,331/yr
• Insurance: −$133
• HOA: −$0
• Vacancy / Maint / Mgmt: −$590
• Net cashflow: $50

Break-even live

Break-even rent $2,749

Max offer price $319,900

Occupancy floor 93%

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Harrington Ave New Haven, CT	4.0	1.5	1388	$3,300	$2.38	3d	1	0.14mi
75 Hillside Ave New Haven, CT	3.0	1.0	1200	$2,000	$1.67	14d	1	0.29mi
57 Elm St East Haven, CT	3.0	2.5	1390	$3,700	$2.66	3d	1	0.68mi
101 Laurel St East Haven, CT	3.0	1.0	1196	$3,000	$2.51	44d	1	0.80mi
454 Thompson Ave East Haven, CT	4.0	1.0	1352	$2,600	$1.92	2d	1	0.86mi
452 Thompson Ave Unit 2nd Floor East Haven, CT	4.0	1.0	1352	$2,600	$1.92	19d	1	0.86mi
38 Hervey St New Haven, CT	3.0	1.5	1450	$3,400	$2.34	21d	1	0.87mi
111 Fort Hale Rd New Haven, CT	3.0	2.0	1126	$3,200	$2.84	44d	1	1.00mi
25 Pardee St Unit 2nd Floor New Haven, CT	3.0	1.0	980	$1,900	$1.94	44d	1	1.07mi
173 Farren Ave Unit 3 New Haven, CT	3.0	1.0	800	$2,050	$2.56	44d	1	1.16mi
173 Farren Ave Unit 3 New Haven, CT	3.0	1.0	800	$2,050	$2.56	23d	1	1.16mi
173 Farren Ave New Haven, CT	3.0	1.0	875	$1,850	$2.11	3d	1	1.16mi
453 Quinnipiac Ave Unit 2 New Haven, CT	3.0	1.0	1232	$1,850	$1.50	23d	1	1.37mi
25 Beecher Pl New Haven, CT	3.0	1.5	1414	$2,700	$1.91	44d	1	1.48mi

Listing history 20 events

1. 2026-06-18
   days on market $319,900 Active 30 DOM
2. 2026-06-17
   days on market $319,900 Active 29 DOM
3. 2026-06-16
   days on market $319,900 Active 28 DOM
4. 2026-06-15
   pricedays on market $319,900 Active 27 DOM
5. 2026-06-14
   days on market $344,900 Active 25 DOM
6. 2026-06-10
   days on market $344,900 Active 22 DOM
7. 2026-06-09
   days on market $344,900 Active 21 DOM
8. 2026-06-08
   days on market $344,900 Active 20 DOM
9. 2026-06-07
   days on market $344,900 Active 19 DOM
10. 2026-06-05
    days on market $344,900 Active 16 DOM
11. 2026-06-03
    days on market $344,900 Active 15 DOM
12. 2026-06-03
    days on market $344,900 Active 14 DOM
13. 2026-06-01
    days on market $344,900 Active 13 DOM
14. 2026-05-31
    days on market $344,900 Active 12 DOM
15. 2026-05-19
    listed $344,900 Active
16. 2018-09-14
    soldstatus $165,000
17. 2018-09-13
    soldstatus $165,000 Closed 647-char remark

    Show marketing remark (647 chars)

    Welcome home to your well maintained 4 bedroom cape ! Home features Gas heat, central air, city water, city sewer! 2 bedrooms on the main level with a full bathroom, along with a spacious living room and eat in kitchen. The second floor features 2 more large bedrooms. Additional features include, a flat, level yard, detached garage, hardwood floors, and a side entrance to a mud room. There is also a finished lower level for extra living space ! Why rent when you can own !? This home conveniently located with easy access to highways, route 80, shopping, highways, restaurants, parks, downtown New Haven, Merritt pkwy, Yale, Southern and more.

18. 2018-08-31
    historical 647-char remark

    Show marketing remark (647 chars)

    Welcome home to your well maintained 4 bedroom cape ! Home features Gas heat, central air, city water, city sewer! 2 bedrooms on the main level with a full bathroom, along with a spacious living room and eat in kitchen. The second floor features 2 more large bedrooms. Additional features include, a flat, level yard, detached garage, hardwood floors, and a side entrance to a mud room. There is also a finished lower level for extra living space ! Why rent when you can own !? This home conveniently located with easy access to highways, route 80, shopping, highways, restaurants, parks, downtown New Haven, Merritt pkwy, Yale, Southern and more.

19. 2018-08-04
    historical Under Contract - Continue to Show 647-char remark

    Show marketing remark (647 chars)

    Welcome home to your well maintained 4 bedroom cape ! Home features Gas heat, central air, city water, city sewer! 2 bedrooms on the main level with a full bathroom, along with a spacious living room and eat in kitchen. The second floor features 2 more large bedrooms. Additional features include, a flat, level yard, detached garage, hardwood floors, and a side entrance to a mud room. There is also a finished lower level for extra living space ! Why rent when you can own !? This home conveniently located with easy access to highways, route 80, shopping, highways, restaurants, parks, downtown New Haven, Merritt pkwy, Yale, Southern and more.

20. 2018-08-03
    listed $155,000 Active 647-char remark

    Show marketing remark (647 chars)

    Welcome home to your well maintained 4 bedroom cape ! Home features Gas heat, central air, city water, city sewer! 2 bedrooms on the main level with a full bathroom, along with a spacious living room and eat in kitchen. The second floor features 2 more large bedrooms. Additional features include, a flat, level yard, detached garage, hardwood floors, and a side entrance to a mud room. There is also a finished lower level for extra living space ! Why rent when you can own !? This home conveniently located with easy access to highways, route 80, shopping, highways, restaurants, parks, downtown New Haven, Merritt pkwy, Yale, Southern and more.

ⓘ 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: $4,331 · $361/mo
• Projected year-2 tax: $5,588 · $466/mo
• Expected delta: +$1,257/yr (+$105/mo · 29.0%)

ⓘ 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 7/10 Severe 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% 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: $33,742
• − Mortgage interest: −$17,919
• − Property taxes: −$4,331
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,699
• − Management: −$2,699
• − Depreciation: −$9,306
• Taxable loss: −$4,813
• Est. tax savings @ 24.0%: +$1,155
• After-tax cash flow: $1,750/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: East Haven School District
• NCES district ID: 0901290
• Math proficiency: 25% ▼ -7.00%
• Reading proficiency: 40% ▼ -7.00%
• Median HH income: $61,869
• Composite: 29.35/100
• National rank: #6534
• State rank: #118 of 153 in CT

Livability — East Haven

• Score: 70/100
• State rank: #99
• US rank: #7805

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Haven, CT
• County: New Haven County · 688,236 people
• City population: 28,830
• Metro: New Haven-Milford, CT
• Population (ZIP): 28,830
• Household income: $96,146
• Rent vs Own: 29.6% rent · 70.4% own
• Severe rent burden: 770.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 19% Two or more races 9% Black 6% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 8%
• Common ancestry: Romanian 5% Lithuanian 2% Russian 1%
• Foreign-born: 12% · Canada, China, Jamaica
• Languages at home: 81% English-only · Spanish 12% Other Indo-European 3% Other Asian/Pacific 1%

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: ▼ -302.63%
• Current HPI: 302.2679
• Rent YoY: ▲ 0.79%
• 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

+122.5% since first listed

6 events — show timeline

• 2026-05-19 Listed $344,900 Smart MLS
• 2018-09-14 Sold (Public Records) $165,000 Public Records
• 2018-09-13 Sold (MLS) $165,000 Smart MLS
• 2018-08-31 Listing Removed — Smart MLS
• 2018-08-04 Contingent — Smart MLS
• 2018-08-03 Listed $155,000 Smart MLS

Property tax history

+1.8%/yr

Latest (2023): $4,331 · +0.0% YoY. Source: county tax records.