74 Maple St · Meriden, CT 06451

$179,900

3 bd · 1.5 ba · 1,232 sqft · SingleFamily public records · 3 Days on market

Built 1880 5,662 sqft lot Est $275k · 35% under

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Why this score? — see what drove the C 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 +19.8/30.0
• ARV discount +15.0/15.0
• DSCR +6.3/10.0
• 1% rule +5.7/10.0
• Livability +4.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investors take notice ESTATE SALE . .. needs work and is priced accordingly. 3 bedrooms, 1.5 baths, hardwood and city water/sewer. There will be one open house Thursday 6/18 from 4-6 pm. . Please send your buyers and/or investors.

Key facts

• 5,662 sq ft lot
• Built 1880
• Listed 3 days

Property features AI

Exterior

• Utilities: Public water connected; Public sewer connected
• Home design: Single-family home
• Construction: Frame construction; Concrete foundation
• Exterior features: Sloping lot; Aluminum siding; Asphalt shingle roof

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Hot water heating; Oil-fired heating; fuel tank located in basement; Domestic hot water
• Interior features: 6 total rooms; Full unfinished basement; Attic with walk-up access

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 7.7% vs local median 4.2% in Meriden — 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 85/100 on livability (#4 in CT, #505 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, housing A+, health & safety A+.
• Meriden School District (suburban): math 27% / reading 41% proficiency, ranked #116 of 153 in CT (top 76%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 61% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Orville H. Platt High School (math 12% / reading 32%, grade F, #156 of 194 statewide, top 82%, 1,108 students, 80% FRL) — zoned schools average 80% FRL vs 61% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 22% at this address vs 34% district-wide (-12 pts) — the specific schools serving this property underperform the Meriden School District average; the district grade overstates school quality for this exact location.
• Market conditions: 70 active listings in the ZIP; 32 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 44% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 in 5+ unit buildings).
• This rent runs 32% of the median local income ($71k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $179,900

Questions for the listing agent

1. Built in 1880 — 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. 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.
4. 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.
5. 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: 1.07% ✓
• Cap rate: 7.72%
• Cash-on-cash: 5.11%
• DSCR: 1.23
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $274,736
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
74 Randolph Ave	0.28mi	4/2.0 (+1)	1,286 (+4%)	2mo	$280,000	$218	70
50 BARTLETT St	0.23mi	3/1.5	1,100 (-11%)	6mo	$245,000	$223	66
82 4th St	0.45mi	3/1.0	1,344 (+9%)	10mo	$318,600	$237	54
126 Capitol Ave	0.53mi	3/1.0	1,338 (+9%)	15mo	$325,000	$243	47
59 Elm St	0.67mi	4/1.5 (+1)	1,260 (+2%)	21mo	$235,000	$187	42
48 Spring St	0.68mi	4/2.0 (+1)	1,296 (+5%)	16mo	$306,000	$236	39
10 S 3rd St	0.50mi	3/1.5	1,376 (+12%)	22mo	$240,000	$174	38
31 Lockwood Street Ext	0.59mi	4/2.0 (+1)	1,344 (+9%)	21mo	$277,750	$207	32

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.69×
• Total profit: $-15,425
• Equity at exit: $26,824

10-year hold

• IRR: 1.2%
• Equity multiple: 1.09×
• Total profit: $4,433
• Equity at exit: $15,554

Cash invested: $50,372 (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 06451

• Home prices YoY: -14.2%
• Active inventory: 70
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,926 high
• Mortgage (P&I): −$943
• Tax from tax record: −$289 /mo · $3,469/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $214

Break-even live

Break-even rent $1,655

Max offer price $179,900

Occupancy floor 84%

Sensitivity live

Price	-10% $316	-5% $265	+0% $214	+5% $164	+10% $113
Rent	-10% $62	-5% $138	+0% $214	+5% $291	+10% $367
Rate	-1.0pp $305	-0.5pp $260	base $214	+0.5pp $168	+1.0pp $120

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
49 Springdale Ave Meriden, CT	4.0	1.0	1000	$2,200	$2.20	45d	1	0.16mi
54 North St Unit 1 Meriden, CT	2.0	1.0	720	$1,750	$2.43	45d	1	0.20mi
77 Windsor Ave Unit 2 Meriden, CT	2.0	1.0	896	$1,700	$1.90	45d	1	0.26mi
44 Willow St #44 Meriden, CT	2.0	1.0	1024	$1,750	$1.71	22d	1	0.47mi
88 Olive St Meriden, CT	3.0	1.0	1100	$1,600	$1.45	45d	1	0.58mi
130 Bradley Ave Apt 306 Meriden, CT	2.0	1.0	1100	$1,580	$1.44	20d	1	0.58mi
130 Bradley Ave Apt 405 Meriden, CT	2.0	1.0	1100	$1,480	$1.35	24d	1	0.58mi
130 Bradley Ave Meriden, CT	2.0	1.0	1100	$1,500	$1.36	15d	1	0.58mi
51 Park St Meriden, CT	1.0–3.0	1.0–1.5	800	$2,260	$2.83	3d	6	0.60mi
19 Goff St Meriden, CT	3.0	1.5	900	$1,700	$1.89	45d	1	0.62mi
5 Oak St Unit 2 Meriden, CT	2.0	1.0	911	$1,500	$1.65	45d	1	0.62mi
289 Center St Unit 2893 Meriden, CT	2.0	1.5	950	$1,600	$1.68	24d	1	0.72mi
150 View St Meriden, CT	3.0	1.0	864	$2,600	$3.01	45d	1	0.78mi
96 Franklin St Unit 2nd Floor Meriden, CT	3.0	1.0	900	$1,800	$2.00	45d	1	0.86mi
19 Hobart St #1 Meriden, CT	3.0	2.0	1105	$2,200	$1.99	45d	1	0.86mi
120 Wilcox Ave Unit 2 Meriden, CT	3.0	1.0	1250	$2,000	$1.60	12d	1	0.87mi
120 Wilcox Ave #3 Meriden, CT	2.0	1.0	1200	$1,750	$1.46	20d	1	0.87mi
250 Kensington Ave Meriden, CT	2.0	1.0	1200	$1,885	$1.57	2d	1	0.87mi
17 Sherman Ave Unit 3rd Meriden, CT	3.0	1.0	1088	$2,300	$2.11	45d	1	0.92mi
272 Highland Ave Unit 1 Meriden, CT	3.0	1.0	906	$2,000	$2.21	45d	1	0.96mi
18 Allen Ct Unit F Meriden, CT	2.0	1.5	1000	$1,800	$1.80	2d	1	1.00mi
410 E Main St Meriden, CT	3.0	1.0–1.5	860	$2,000	$2.33	3d	8	1.02mi
323 Coe Ave Meriden, CT	1.0–3.0	1.0–2.0	775	$2,000	$2.58	2d	6	1.08mi
153 Sams Rd Meriden, CT	2.0	2.5	1320	$2,450	$1.86	2d	1	1.12mi
98 Hall Ave Meriden, CT	2.0	1.5	900	$1,760	$1.96	3d	1	1.19mi
40 Broad St Meriden, CT	2.0	2.0	1150	$2,110	$1.83	45d	1	1.21mi
581 Crown St #99 Meriden, CT	2.0	1.0	1000	$1,750	$1.75	3d	1	1.23mi
19 Cambridge St Unit 2 Meriden, CT	3.0	1.0	1100	$2,100	$1.91	45d	1	1.28mi
200 Sams Rd Meriden, CT	2.0–3.0	1.5–2.5	855	$2,700	$3.16	2d	4	1.29mi
14 S Broad St Meriden, CT	1.0–2.0	1.0–1.5	947	$2,132	$2.25	3d	1	1.30mi
1068 Broad St Unit 1 Meriden, CT	3.0	1.0	1200	$2,000	$1.67	45d	1	1.34mi
300 Britannia St Meriden, CT	1.0–4.0	1.0–2.0	980	$2,326	$2.37	3d	8	1.38mi

Listing history 4 events

1. 2026-06-18
   days on market $179,900 Active 3 DOM
2. 2026-06-17
   days on market $179,900 Active 2 DOM
3. 2026-06-15
   remarks 230-char remark
4. 2026-06-15
   listed $179,900 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: $3,469 · $289/mo
• Projected year-2 tax: $3,659 · $305/mo
• Expected delta: +$190/yr (+$16/mo · 5.5%)

ⓘ 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 6/10 Major 7 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,117
• − Mortgage interest: −$10,077
• − Property taxes: −$3,469
• − Insurance: −$900
• − Repairs & maintenance: −$1,849
• − Management: −$1,849
• − Depreciation: −$5,233
• Taxable loss: −$261
• Est. tax savings @ 24.0%: +$63
• After-tax cash flow: $2,636/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: Meriden School District
• NCES district ID: 0902400
• Math proficiency: 27% ▼ -8.00%
• Reading proficiency: 41% ▼ -6.00%
• Median HH income: $53,883
• Composite: 29.84/100
• National rank: #6413
• State rank: #116 of 153 in CT

Livability — Meriden

• Score: 85/100
• State rank: #4
• US rank: #505

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Meriden, CT
• County: New Haven County · 688,236 people
• City population: 60,545
• Metro: New Haven-Milford, CT
• Population (ZIP): 24,851
• Household income: $71,255
• Rent vs Own: 43.1% rent · 56.9% own
• Severe rent burden: 973.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 46% Hispanic / Latino 40% Two or more races 26% Black 8% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 24% Cuban 2% Dominican 2%
• Common ancestry: Romanian 5% Lithuanian 4% Subsaharan African 1%
• Foreign-born: 11% · Canada, Jamaica, China
• Languages at home: 65% English-only · Spanish 31% Chinese 1% French/Haitian/Cajun 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: ▼ -45.38%
• Current HPI: 274.0567
• 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

1 event — show timeline

• 2026-06-15 Listed $179,900 Smart MLS

Property tax history

-0.9%/yr

Latest (2023): $3,469 · +34.9% YoY. Source: county tax records.