1081 New Haven Rd Unit 6C · Naugatuck, CT 06770

$199,900

2 bd · 1.5 ba · 1,008 sqft · Condo public records · 39 Days on market

Built 1984 $250/mo HOA · 14% of rent

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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 +9.9/30.0
• ARV discount +7.5/15.0
• 1% rule +4.3/10.0
• Rent growth +4.1/5.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• DSCR +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great location in this desirable brook valley complex with easy access to rt8 & 84! 2 Br 1.5 Bath newer refrig,dw & brand new stove. Low condos fees & assessments paid! Call now! Contingent on suitable housing

Key facts

• Eat in kitchen
• Large basement
• Basketball court

Tags

• WELL LOCATED TOWNHOUSE
• EAT IN KITCHEN
• LARGE BASEMENT
• BEAUTIFULLY MAINTAINED GROUNDS
• BASKETBALL COURT
• PLAYGROUND

Property features AI

Finance

• Other: Part of a 177-unit complex
• HOA & community: Monthly HOA fee of $250; HOA covers grounds maintenance, trash pickup, and snow removal; Community amenities include guest parking and a playground/tot lot; Professional off-site property management; Pets allowed (1 indoor cat and 1 dog allowed)

Exterior

• Parking: Assigned parking; 2 parking spaces
• Utilities: Public water connected; Public sewer connected
• Home design: Condominium (Condo/Co-Op for sale)
• Construction: Frame construction
• Exterior features: Vinyl siding; Located in Brook Valley Estates

Interior

• Kitchen: Electric range; Range hood; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric baseboard heat; 40-gallon hot water tank
• Interior features: Full basement; Attic with hatch access; 3 levels in unit; 4 total rooms
• Laundry & utility: Washer; Dryer; Laundry in basement / lower level

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath condo listed at $200k.

Deal economics

• At list price, monthly cash flow is $-126 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $178k (11.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (7.5% below list).
• Recommended offer: $178k (11.1% below list) — sets the bar for cash-flow.
• Cap rate 5.5% vs local median 3.4% in Naugatuck — 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 77/100 on livability (#42 in CT, #2,997 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: amenities F, commute D-.
• Naugatuck School District (suburban): math 32% / reading 43% proficiency, ranked #105 of 153 in CT (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.2%/yr); 112 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); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 28y 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.

Recommended offer $177,712 (11.1% 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 39 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 5.54%
• Cash-on-cash: -2.69%
• DSCR: 0.88
• GRM: 9.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.23% rent growth · sell at horizon

5-year hold

• IRR: -16.6%
• Equity multiple: 0.39×
• Total profit: $-34,034
• Equity at exit: $29,806

10-year hold

• IRR: -2.8%
• Equity multiple: 0.78×
• Total profit: $-12,102
• Equity at exit: $17,284

Cash invested: $55,972 (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 06770

• Home prices YoY: -33.3%
• Rents YoY: 6.2%
• Active inventory: 112
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,849 high
• Mortgage (P&I): −$1,048
• Tax from tax record: −$205 /mo · $2,460/yr
• Insurance: −$83
• HOA: −$250
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-126

Break-even live

Break-even rent $2,008

Max offer price $177,712

Occupancy floor —

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
44 Osborn Rd Naugatuck, CT	1.0	1.0	850	$1,750	$2.06	21d	1	0.27mi
44 Osborn Rd Naugatuck, CT	1.0	1.0	850	$1,700	$2.00	43d	1	0.27mi
49 Tudor Ln Naugatuck, CT	3.0	1.5	1282	$2,700	$2.11	2d	1	0.89mi
39 Horton Hill Rd Unit 9B Naugatuck, CT	2.0	1.5	945	$2,100	$2.22	43d	1	1.10mi
54 High St Unit 1 Naugatuck, CT	2.0	1.0	710	$1,600	$2.25	23d	1	1.32mi
30 Thistle Down Ln Naugatuck, CT	3.0	2.0	1374	$2,500	$1.82	43d	1	1.43mi

HOA detail condo

• Monthly dues: $250 · $3,000/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-10
   status $199,900 Under Contract 39 DOM
2. 2026-06-09
   days on market $199,900 Under Contract - Continue to Show 39 DOM
3. 2026-06-08
   days on market $199,900 Under Contract - Continue to Show 38 DOM
4. 2026-06-07
   days on market $199,900 Under Contract - Continue to Show 37 DOM
5. 2026-06-05
   days on market $199,900 Under Contract - Continue to Show 34 DOM
6. 2026-06-03
   days on market $199,900 Under Contract - Continue to Show 33 DOM
7. 2026-06-03
   days on market $199,900 Under Contract - Continue to Show 32 DOM
8. 2026-06-01
   days on market $199,900 Under Contract - Continue to Show 31 DOM
9. 2026-05-31
   days on market $199,900 Under Contract - Continue to Show 30 DOM
10. 2026-05-09
    historical Under Contract - Continue to Show 975-char remark
11. 2026-05-01
    listed $199,900 Active 975-char remark
12. 2007-08-14
    soldstatus $147,000
13. 2007-08-01
    soldstatus $147,000 12-char remark

    Show marketing remark (12 chars)

    Snow Removal

14. 2007-08-01
    soldstatus $147,000

    Show marketing remark (12 chars)

    Snow Removal

15. 2007-07-09
    listed $147,000 12-char remark

    Show marketing remark (12 chars)

    Snow Removal

16. 2007-07-03
    listed $147,000

    Show marketing remark (221 chars)

    Great location in this desirable brook valley complex with easy access to rt8 & 84! 2 Br 1.5 Bath newer refrig,dw & brand new stove. Low condos fees & assessments paid! Call now! Contingent on suitable housing

17. 2003-10-31
    soldstatus $97,500
18. 2003-10-31
    soldstatus $97,500
19. 2003-07-30
    listed $99,900
20. 1999-03-16
    soldstatus $48,000
21. 1999-03-16
    soldstatus $48,000
22. 1998-12-30
    historical
23. 1998-07-31
    listed $51,900
24. 1995-09-07
    soldstatus $64,000
25. 1990-04-30
    soldstatus $80,000

ⓘ 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: $2,460 · $205/mo
• Projected year-2 tax: $3,369 · $281/mo
• Expected delta: +$909/yr (+$76/mo · 36.9%)

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

Taxation est. · year 1

• Rental income: $22,192
• − Mortgage interest: −$11,198
• − Property taxes: −$2,460
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,775
• − Management: −$1,775
• − HOA: −$3,000
• − Depreciation: −$5,815
• Taxable loss: −$4,831
• Est. tax savings @ 24.0%: +$1,159
• After-tax cash flow: $-348/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: Naugatuck School District
• NCES district ID: 0902640
• Math proficiency: 32% ▼ -13.00%
• Reading proficiency: 43% ▼ -11.00%
• Median HH income: $61,060
• Composite: 33.44/100
• National rank: #5463
• State rank: #105 of 153 in CT

Livability — Naugatuck

• Score: 77/100
• State rank: #42
• US rank: #2997

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Naugatuck, CT
• County: New Haven County · 688,236 people
• City population: 31,823
• Metro: New Haven-Milford, CT
• Population (ZIP): 31,823
• Household income: $96,208
• Rent vs Own: 32.2% rent · 67.8% own
• Severe rent burden: 788.0

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 61% Hispanic / Latino 17% Two or more races 12% Black 11% Asian 4%
• Hispanic origin (detail): Puerto Rican 10% Dominican 1%
• Common ancestry: Romanian 7% Russian 6% Lithuanian 4%
• Foreign-born: 17% · Canada, Jamaica, China
• Languages at home: 77% English-only · Spanish 10% Other Indo-European 7% Other Asian/Pacific 2%

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: ▼ -108.73%
• Current HPI: 217.6177
• Rent YoY: ▲ 6.23%
• 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

+168.8% since first listed

18 events — show timeline

• 2026-06-15 Sold (MLS) $215,000 Smart MLS
• 2026-06-09 Pending — Smart MLS
• 2026-05-09 Contingent — Smart MLS
• 2026-05-01 Listed $199,900 Smart MLS
• 2007-08-14 Sold (Public Records) $147,000 Public Records
• 2007-08-01 Sold (MLS) $147,000 Smart MLS
• 2007-08-01 Sold (MLS) $147,000 Smart MLS
• 2007-07-09 Listed $147,000 Smart MLS
• 2007-07-03 Listed $147,000 Smart MLS
• 2003-10-31 Sold (Public Records) $97,500 Public Records
• 2003-10-31 Sold (MLS) $97,500 Smart MLS
• 2003-07-30 Listed $99,900 Smart MLS
• 1999-03-16 Sold (Public Records) $48,000 Public Records
• 1999-03-16 Sold (Public Records) $48,000 Public Records
• 1998-12-30 Listing Removed — Smart MLS
• 1998-07-31 Listed $51,900 Smart MLS
• 1995-09-07 Sold (Public Records) $64,000 Public Records
• 1990-04-30 Sold (Public Records) $80,000 Public Records

Property tax history

+1.7%/yr

Latest (2022): $2,460 · +0.0% YoY. Source: county tax records.