76 Chapman Ave · Waterbury, CT 06710

$299,900

6 bd · 2.5 ba · 2,909 sqft · MultiFamily public records · 39 Days on market

Built 1904 0.49 ac lot $103/sqft · at area comps Est $402k · 25% under

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Why this score? — see what drove the B 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 +29.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Rent growth +2.4/5.0
• Schools +1.5/10.0
• 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 MLS

Stately home with beautiful arch detailing...1St unit offers d/r,l/r w/fp, 4 b/r's, walk-up attic and fin. Basement w/half bath..2Nd 4-room unit with 2 b/r's..Newer roof, separate utilities and laundry hook-ups, 4-bay detached garage. A great value!

Key facts

• Multiple fireplaces
• Eat-in kitchen
• Corner lot

Tags

• CORNER LOT
• MULTIPLE FIREPLACES
• EAT-IN KITCHEN
• COVERED SCREENED PORCH
• PARTIALLY FINISHED BASEMENT
• 4-CAR DETACHED GARAGE

Property features AI

Exterior

• Parking: Detached garage; 4-car garage
• Utilities: Public water connected; Public sewer connected
• Home design: Multi-family (2-family) property
• Construction: Frame construction; Concrete foundation
• Exterior features: Porch; Corner lot with city views and rolling terrain; Vinyl siding; Asphalt shingle roof

Interior

• Bedrooms: 8 total bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Hot air heat; Natural gas fuel; Domestic hot water
• Interior features: 16 total rooms; Full basement; Partially finished walk-up attic; 3 fireplaces; Multi-family layout with 2 units

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/1.5-bath units multifamily listed at $300k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $543/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $300k).
• Recommended offer: $291k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.6% vs local median 3.5% 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: 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.
• Zoned schools: F. J. Kingsbury School (math 12% / reading 19%, grade F, #470 of 553 statewide, top 85%, 439 students, 80% FRL); Wilby High School (math 2% / reading 8%, grade F, #192 of 194 statewide, top 100%, 1,157 students, 85% FRL).
• Market conditions: Rents soft (-0.4%/yr); 33 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 in 5+ unit buildings).
• At $4,243/mo this rent would consume 137% of the median local household income ($37k/yr) (locally 856% 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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 14y 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 $125k; list at $300k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1904 — 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 $290,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% 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 1904 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.41% ✓
• Cap rate: 10.64%
• Cash-on-cash: 15.51%
• DSCR: 1.69
• GRM: 5.9

CMA / ARV

• ARV (median comp): $401,594
• List price: $299,900
• Delta: -25.32%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
376 Farmington Ave	0.44mi	6/2.0	2,945 (+1%)	1mo	$250,000	$85	74
399 Willow St	0.17mi	6/3.0	3,244 (+12%)	11mo	$76,000	$23	61
57 Ridgewood St	0.51mi	6/2.0	3,075 (+6%)	5mo	$265,000	$86	60
184 Buckingham St	0.58mi	6/2.0	2,784 (-4%)	6mo	$230,000	$83	59
34 Farnham Ave	0.71mi	7/3.0 (+1)	3,074 (+6%)	14mo	$490,000	$159	39
166 Bunker Hill Ave	0.63mi	5/2.0 (-1)	2,489 (-14%)	19mo	$351,000	$141	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: 2.7%
• Equity multiple: 1.10×
• Total profit: $8,297
• Equity at exit: $44,716

10-year hold

• IRR: 8.9%
• Equity multiple: 1.58×
• Total profit: $48,949
• Equity at exit: $25,930

Cash invested: $83,972 (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 06710

• Home prices YoY: -8.1%
• Rents YoY: -0.4%
• Active inventory: 33
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $4,243 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$569 /mo · $6,824/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$891
• Net cashflow: $1,086

Break-even live

Break-even rent $2,869

Max offer price $299,900

Occupancy floor 69%

Sensitivity live

Price	-10% $1,255	-5% $1,171	+0% $1,086	+5% $1,001	+10% $916
Rent	-10% $750	-5% $918	+0% $1,086	+5% $1,253	+10% $1,421
Rate	-1.0pp $1,237	-0.5pp $1,162	base $1,086	+0.5pp $1,008	+1.0pp $929

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	1.5	$4,244
Total (2 units)			$4,243

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Johnson St Waterbury, CT	6.0	1.5	2002	$3,200	$1.60	4d	1	0.72mi

Listing history 20 events

1. 2026-06-21
   days on market $299,900 Active 39 DOM
2. 2026-06-18
   days on market $299,900 Active 36 DOM
3. 2026-06-17
   days on market $299,900 Active 35 DOM
4. 2026-06-16
   days on market $299,900 Active 34 DOM
5. 2026-06-15
   days on market $299,900 Active 33 DOM
6. 2026-06-14
   days on market $299,900 Active 31 DOM
7. 2026-06-13
   days on market $299,900 Active 30 DOM
8. 2026-06-10
   days on market $299,900 Active 28 DOM
9. 2026-06-09
   days on market $299,900 Active 27 DOM
10. 2026-06-08
    days on market $299,900 Active 26 DOM
11. 2026-06-07
    days on market $299,900 Active 25 DOM
12. 2026-06-05
    days on market $299,900 Active 22 DOM
13. 2026-06-03
    days on market $299,900 Active 21 DOM
14. 2026-06-03
    days on market $299,900 Active 20 DOM
15. 2026-06-01
    days on market $299,900 Active 19 DOM
16. 2026-05-31
    days on market $299,900 Active 18 DOM
17. 2026-05-13
    listed $299,900 Active 979-char remark
18. 2012-11-30
    soldstatus $125,000
19. 2012-11-29
    soldstatus $125,000 249-char remark

    Show marketing remark (249 chars)

    Stately home with beautiful arch detailing...1St unit offers d/r,l/r w/fp, 4 b/r's, walk-up attic and fin. Basement w/half bath..2Nd 4-room unit with 2 b/r's..Newer roof, separate utilities and laundry hook-ups, 4-bay detached garage. A great value!

20. 2012-07-12
    listed $125,000 249-char remark

    Show marketing remark (249 chars)

    Stately home with beautiful arch detailing...1St unit offers d/r,l/r w/fp, 4 b/r's, walk-up attic and fin. Basement w/half bath..2Nd 4-room unit with 2 b/r's..Newer roof, separate utilities and laundry hook-ups, 4-bay detached garage. A great value!

ⓘ 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: $6,824 · $569/mo
• Projected year-2 tax: $6,824 · $569/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 1/10 Low
• 🌡 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 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $50,916
• − Mortgage interest: −$16,799
• − Property taxes: −$6,824
• − Insurance: −$1,500
• − Repairs & maintenance: −$4,073
• − Management: −$4,073
• − Depreciation: −$8,724
• Taxable income: $8,923
• Est. tax owed @ 24.0%: −$2,141
• After-tax cash flow: $10,886/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): 9,942
• Household income: $37,191
• Rent vs Own: 66.3% rent · 33.7% own
• Severe rent burden: 856.0

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.74)
• Race & ethnicity: Hispanic / Latino 33% Black 29% White 26% Two or more races 16% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 17% Cuban 2% Dominican 9%
• Common ancestry: Romanian 2% Italian 2% Estonian 2%
• Foreign-born: 16% · Canada, Mexico
• Languages at home: 67% English-only · Spanish 27% Other Indo-European 3% Russian/Polish/Slavic 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: ▼ -26.17%
• Current HPI: 296.1252
• Rent YoY: ▼ -0.39%
• 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

+139.9% since first listed

4 events — show timeline

• 2026-05-13 Listed $299,900 Smart MLS
• 2012-11-30 Sold (Public Records) $125,000 Public Records
• 2012-11-29 Sold (MLS) $125,000 Smart MLS
• 2012-07-12 Listed $125,000 Smart MLS

Property tax history

+3.9%/yr

Latest (2023): $6,824 · +46.4% YoY. Source: county tax records.