48 Taylor St · Waterbury, CT 06702

$295,000

6 bd · 2.0 ba · 2,018 sqft · MultiFamily public records · 99 Days on market

Built 1891 4,356 sqft lot $146/sqft · at area comps Est $303k · at est.

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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 +24.7/30.0
• ARV discount +8.7/15.0
• DSCR +8.0/10.0
• 1% rule +6.3/10.0
• Appreciation +5.0/10.0
• Livability +4.0/5.0
• 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

Great opportunity for investors looking to build equity! This 2-family located at 48 Taylor Street in Waterbury offers strong potential with the right vision and renovations. Each unit provides a functional layout with separate living spaces, making it ideal for rental income or multi-generational living. Property requires repairs and updates but offers a solid opportunity to customize and increase value. Conveniently located near local amenities, shopping, schools, and major routes. Being sold as-is. Bring your ideas and make this property shine! PROPERTY IS BEING SOLD AS-IS AND IS SUBJECT TO SHORT SALE APPROVAL.

Key facts

• 2-family
• Functional layout
• Local amenities

Tags

• 2-FAMILY
• FUNCTIONAL LAYOUT
• SEPARATE LIVING SPACES
• RENTAL INCOME
• MULTI-GENERATIONAL LIVING
• LOCAL AMENITIES

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $295k.

Deal economics

• At list price, monthly cash flow is $618 ($7k/yr) — positive. Per door: $309/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $295k).
• Recommended offer: $268k (9.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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: 5 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 $3,336/mo this rent would consume 277% of the median local household income ($14k/yr) (locally 729% 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 $11k of equity ($2k loan paydown + $9k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $83k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 25y 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 $115k; list at $295k implies a 157% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1891 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $268,450 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 days. Have you received any prior offers? Is the seller open to a 9% 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 1891 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
10. 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.
11. 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: 1.13% ✓
• Cap rate: 8.81%
• Cash-on-cash: 8.98%
• DSCR: 1.40
• GRM: 7.4

CMA / ARV

• ARV (median comp): $303,070
• List price: $295,000
• Delta: -2.66%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Kenyon St	0.15mi	6/2.0	1,881 (-7%)	2mo	$283,600	$151	80
151 Beech St	0.34mi	5/2.0 (-1)	2,128 (+6%)	7mo	$330,000	$155	64
107 Wolcott St	0.22mi	6/3.0	1,886 (-6%)	21mo	$410,000	$217	57
250 Orange St	0.47mi	6/2.0	2,248 (+11%)	7mo	$355,000	$158	53
1260 E Main St	0.53mi	5/2.0 (-1)	2,182 (+8%)	7mo	$340,000	$156	50
61 E Dover St	0.66mi	5/2.0 (-1)	2,024 (+0%)	21mo	$269,999	$133	46
18 Adams Street Ext	0.70mi	5/3.0 (-1)	2,090 (+4%)	16mo	$215,000	$103	39
23 Robinson St	0.70mi	6/3.0	2,133 (+6%)	20mo	$260,000	$122	37
221 Long Hill Rd	0.64mi	5/3.0 (-1)	2,160 (+7%)	22mo	$295,000	$137	31
133 Griggs St	0.67mi	7/2.0 (+1)	2,280 (+13%)	20mo	$315,000	$138	25

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: 15.9%
• Equity multiple: 1.91×
• Total profit: $74,962
• Equity at exit: $132,645

10-year hold

• IRR: 17.5%
• Equity multiple: 3.56×
• Total profit: $211,754
• Equity at exit: $204,421

Cash invested: $82,600 (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 06702

• Active inventory: 5
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $3,336 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$347 /mo · $4,165/yr
• Insurance: −$123
• HOA: −$0
• Vacancy / Maint / Mgmt: −$701
• Net cashflow: $618

Break-even live

Break-even rent $2,553

Max offer price $295,000

Occupancy floor 76%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$3,336
Total (2 units)			$3,336

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: $73,750
• Closing costs: $8,850
• 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	3d	1	1.15mi

Listing history 36 events

1. 2026-06-18
   days on market $295,000 Active 99 DOM
2. 2026-06-17
   days on market $295,000 Active 98 DOM
3. 2026-06-16
   days on market $295,000 Active 97 DOM
4. 2026-06-15
   days on market $295,000 Active 96 DOM
5. 2026-06-14
   days on market $295,000 Active 94 DOM
6. 2026-06-13
   days on market $295,000 Active 93 DOM
7. 2026-06-10
   days on market $295,000 Active 91 DOM
8. 2026-06-09
   days on market $295,000 Active 90 DOM
9. 2026-06-08
   days on market $295,000 Active 89 DOM
10. 2026-06-07
    days on market $295,000 Active 88 DOM
11. 2026-06-05
    days on market $295,000 Active 85 DOM
12. 2026-06-03
    days on market $295,000 Active 84 DOM
13. 2026-06-03
    days on market $295,000 Active 83 DOM
14. 2026-06-01
    days on market $295,000 Active 82 DOM
15. 2026-05-31
    days on market $295,000 Active 81 DOM
16. 2026-03-09
    listed $295,000 Active 621-char remark

    Show marketing remark (621 chars)

    Great opportunity for investors looking to build equity! This 2-family located at 48 Taylor Street in Waterbury offers strong potential with the right vision and renovations. Each unit provides a functional layout with separate living spaces, making it ideal for rental income or multi-generational living. Property requires repairs and updates but offers a solid opportunity to customize and increase value. Conveniently located near local amenities, shopping, schools, and major routes. Being sold as-is. Bring your ideas and make this property shine! PROPERTY IS BEING SOLD AS-IS AND IS SUBJECT TO SHORT SALE APPROVAL.

17. 2020-08-24
    soldstatus $115,000
18. 2019-09-10
    historical
19. 2019-07-16
    listed $89,900
20. 2012-06-15
    soldstatus $12,650
21. 2011-07-17
    historical
22. 2011-04-29
    listed $18,000
23. 2011-02-17
    historical
24. 2010-09-20
    listed $18,000
25. 2008-03-24
    historical
26. 2007-09-24
    listed $161,900
27. 2005-04-06
    soldstatus $150,000
28. 2005-02-23
    soldstatus $150,000
29. 2004-12-01
    listed $154,900
30. 2004-07-20
    soldstatus $120,000
31. 2004-07-19
    soldstatus $120,000
32. 2004-05-03
    listed $124,900
33. 2001-06-07
    soldstatus $37,000
34. 2001-06-06
    soldstatus $37,000
35. 2001-05-30
    listed $44,900
36. 1998-08-03
    soldstatus $72,000

ⓘ 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: $4,165 · $347/mo
• Projected year-2 tax: $5,239 · $437/mo
• Expected delta: +$1,074/yr (+$90/mo · 25.8%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,032
• − Mortgage interest: −$16,525
• − Property taxes: −$4,165
• − Insurance: −$1,475
• − Repairs & maintenance: −$3,203
• − Management: −$3,203
• − Depreciation: −$8,582
• Taxable income: $2,880
• Est. tax owed @ 24.0%: −$691
• After-tax cash flow: $6,730/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): 2,946
• Household income: $14,474
• Rent vs Own: 92.0% rent · 8.0% own
• Severe rent burden: 729.0

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: Black 37% Hispanic / Latino 36% White 24% Two or more races 7%
• Hispanic origin (detail): Mexican 2% Puerto Rican 20% Cuban 3% Dominican 9%
• Common ancestry: Russian 1% Subsaharan African 1% Romanian 1%
• Foreign-born: 10% · Canada
• Languages at home: 68% English-only · Spanish 30% Other Indo-European 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: —
• Current HPI: —
• 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

+309.7% since first listed

21 events — show timeline

• 2026-03-09 Listed $295,000 Smart MLS
• 2020-08-24 Sold (Public Records) $115,000 Public Records
• 2019-09-10 Listing Removed — Smart MLS
• 2019-07-16 Listed $89,900 Smart MLS
• 2012-06-15 Sold (Public Records) $12,650 Public Records
• 2011-07-17 Listing Removed — Smart MLS
• 2011-04-29 Listed $18,000 Smart MLS
• 2011-02-17 Listing Removed — Smart MLS
• 2010-09-20 Listed $18,000 Smart MLS
• 2008-03-24 Listing Removed — Smart MLS
• 2007-09-24 Listed $161,900 Smart MLS
• 2005-04-06 Sold (Public Records) $150,000 Public Records
• 2005-02-23 Sold (MLS) $150,000 Smart MLS
• 2004-12-01 Listed $154,900 Smart MLS
• 2004-07-20 Sold (Public Records) $120,000 Public Records
• 2004-07-19 Sold (MLS) $120,000 Smart MLS
• 2004-05-03 Listed $124,900 Smart MLS
• 2001-06-07 Sold (Public Records) $37,000 Public Records
• 2001-06-06 Sold (MLS) $37,000 Smart MLS
• 2001-05-30 Listed $44,900 Smart MLS
• 1998-08-03 Sold (Public Records) $72,000 Public Records

Property tax history

+7.7%/yr

Latest (2023): $4,165 · +123.2% YoY. Source: county tax records.