54 Ann St · New Haven, CT 06519

$199,000

2 bd · 1.5 ba · 925 sqft · SingleFamily public records · 10 Days on market

Built 1890 1,742 sqft lot $215/sqft · 9% below area Est $218k · 9% under

---

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 +14.7/30.0
• ARV discount +11.4/15.0
• Appreciation +9.9/10.0
• DSCR +4.5/10.0
• 1% rule +4.4/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks

Investor Opportunity in the heart of New Haven! Welcome to 54 Ann Street, a property full of potential for investors, contractors, or buyers looking to build equity through renovations. This fixer-upper offers the perfect chance to bring your vision to life and restore this home to its full potential. Conveniently located close to downtown, shopping, restaurants, public transportation, highways, and local universities, the location adds tremendous long-term value. The property features spacious living areas, generous room sizes, and a layout ready for customization. Whether you are looking for your next flip project, rental investment, or a home to renovate and make your own, this property

Key facts

• Generous room sizes
• Heart of new haven
• Close to downtown

Tags

• HEART OF NEW HAVEN
• CLOSE TO DOWNTOWN
• SPACIOUS LIVING AREAS
• GENEROUS ROOM SIZES
• LAYOUT READY FOR CUSTOMIZATION
• NEAR MAJOR COMMUTER ROUTES

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water connected; Public sewer connected; Natural gas service
• Home design: Single-family home
• Construction: Frame construction; Concrete foundation
• Exterior features: Vinyl siding; Asphalt shingle roof

Interior

• Kitchen: Electric range
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Hot air heating (natural gas); Wall unit cooling
• Interior features: Wall air-conditioning unit; Full basement with hatchway

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $50 ($603/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 $187k (5.8% below list).
• Recommended offer: $187k (5.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 4.5% in New 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 79/100 on livability (#31 in CT, #2,190 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: schools D+, employment D, crime F.
• New Haven School District (urban): math 12% / reading 25% proficiency, ranked #147 of 153 in CT (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.3%/yr); 45 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 in 5+ unit buildings).
• At $1,874/mo this rent would consume 45% of the median local household income ($50k/yr) (locally 1321% 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 $21k of equity ($1k loan paydown + $20k appreciation (9.8% local appreciation)).
• At projected returns (9.8% appreciation + 3.3% rent growth), your $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $12k; list at $199k implies a 1492% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 55% 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 $187,434 (5.8% below list)

Questions for the listing agent

1. Built in 1890 — 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. Crime grade is F 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?
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: 0.94% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.08%
• DSCR: 1.05
• GRM: 8.8

CMA / ARV

• ARV (median comp): $218,084
• List price: $199,000
• Delta: -8.75%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
65 Winthrop Ave	0.24mi	3/1.0 (+1)	878 (-5%)	1mo	$175,000	$199	73
9 Winthrop Ave	0.09mi	3/1.0 (+1)	1,014 (+10%)	16mo	$195,000	$192	60

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.81% appreciation · 3.3% rent growth · sell at horizon

5-year hold

• IRR: 24.8%
• Equity multiple: 2.97×
• Total profit: $109,617
• Equity at exit: $176,517

10-year hold

• IRR: 22.0%
• Equity multiple: 6.76×
• Total profit: $320,897
• Equity at exit: $377,767

Cash invested: $55,720 (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 06519

• Home prices YoY: 2.7%
• Rents YoY: 3.3%
• Active inventory: 45
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,874 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$304 /mo · $3,648/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$394
• Net cashflow: $50

Break-even live

Break-even rent $1,811

Max offer price $199,000

Occupancy floor 92%

Sensitivity live

Price	-10% $163	-5% $107	+0% $50	+5% $-6	+10% $-62
Rent	-10% $-98	-5% $-24	+0% $50	+5% $124	+10% $198
Rate	-1.0pp $150	-0.5pp $101	base $50	+0.5pp $-1	+1.0pp $-54

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 West St Unit 3 New Haven, CT	2.0	1.0	765	$1,300	$1.70	15d	1	0.02mi
32 Redfield St Unit 2 New Haven, CT	2.0	1.0	696	$1,700	$2.44	24d	1	0.16mi
32 Redfield St New Haven, CT	2.0	1.0	620	$1,750	$2.82	45d	1	0.16mi
92 Arch St Unit 2 New Haven, CT	3.0	1.0	1019	$2,000	$1.96	45d	1	0.17mi
467 Columbus Ave Unit 1W New Haven, CT	3.0	1.0	932	$1,900	$2.04	45d	1	0.18mi
42 Elliott St New Haven, CT	2.0	1.0	850	$1,700	$2.00	45d	1	0.25mi
87 Orchard St Unit 2 New Haven, CT	3.0	1.0	1044	$1,750	$1.68	20d	1	0.27mi
87 Orchard St Unit 1 New Haven, CT	2.0	1.0	1044	$1,800	$1.72	20d	1	0.27mi
546 Congress Ave Unit 2nd floor New Haven, CT	3.0	1.0	960	$1,700	$1.77	12d	1	0.28mi
69 Frank St Unit 1 New Haven, CT	2.0	1.0	694	$1,800	$2.59	4d	1	0.32mi
69 Frank St Unit 3 New Haven, CT	2.0	1.0	694	$1,725	$2.49	4d	1	0.32mi
33 Sylvan Ave New Haven, CT	2.0	1.0	1021	$2,399	$2.35	45d	1	0.39mi
171 Frank St Unit 2 New Haven, CT	2.0	1.0	806	$1,550	$1.92	4d	1	0.42mi
48 Truman St New Haven, CT	3.0	1.0	1072	$1,900	$1.77	15d	1	0.43mi
108 Greenwood St New Haven, CT	3.0	1.0	1000	$2,100	$2.10	12d	1	0.52mi
20 Waverly St New Haven, CT	2.0	1.0	900	$1,650	$1.83	24d	1	0.52mi
20 Waverly St Unit 1 New Haven, CT	2.0	1.0	900	$1,495	$1.66	4d	1	0.53mi
5 Gilbert Ave Unit 3 New Haven, CT	2.0	1.0	650	$1,700	$2.62	4d	1	0.57mi
19 Howe St New Haven, CT	2.0	1.0	1100	$1,695	$1.54	45d	3	0.59mi
148 Rosette St New Haven, CT	3.0	1.0	625	$2,100	$3.36	15d	1	0.60mi
574 George St Unit 576-8 New Haven, CT	1.0	1.0	795	$1,395	$1.75	15d	1	0.61mi
434 George St Unit 434-6 New Haven, CT	2.0	1.0	900	$1,795	$1.99	4d	1	0.62mi
608 George St Unit 608-12 New Haven, CT	2.0	1.0	776	$1,695	$2.18	24d	1	0.63mi
33 Howe St Unit 33-3R New Haven, CT	3.0	1.0	1000	$2,295	$2.29	15d	1	0.65mi
33 Howe St Unit 33-3L New Haven, CT	2.0	2.0	895	$1,895	$2.12	15d	1	0.65mi
33 Howe St Unit 33-2L New Haven, CT	2.0	1.0	895	$1,795	$2.01	15d	1	0.65mi
188 Lafayette St Unit 1383006P New Haven, CT	2.0–3.0	1.0–2.0	1049	$4,388	$4.18	4d	2	0.67mi
109 Dwight St Unit 109-2 New Haven, CT	1.0	1.0	795	$1,595	$2.01	15d	1	0.67mi
51 Gilbert St Unit 1st floor West Haven, CT	2.0	1.0	800	$1,900	$2.38	45d	1	0.68mi
169 Gilbert Ave Unit 1 New Haven, CT	3.0	1.5	1008	$2,000	$1.98	45d	1	0.68mi
106 Dwight St Unit 36 New Haven, CT	3.0	1.0	900	$960	$1.07	24d	1	0.68mi
119 Dwight St #2 New Haven, CT	1.0	1.0	1084	$2,450	$2.26	24d	1	0.69mi
440 Howard Ave Unit 3 New Haven, CT	1.0	1.0	648	$1,500	$2.31	45d	1	0.70mi
131 Portsea St Unit 2 New Haven, CT	2.0	1.0	840	$1,600	$1.90	24d	1	0.71mi
401 Crown St Unit 401CARRIAG-2 New Haven, CT	2.0	1.0	995	$1,895	$1.90	45d	1	0.71mi
101 Carlisle St New Haven, CT	2.0	1.0	800	$1,600	$2.00	45d	1	0.71mi
166 Park St Unit 166-5 New Haven, CT	1.0	1.0	795	$1,595	$2.01	24d	1	0.74mi
166 Park St Unit 168-2 New Haven, CT	1.0	1.0	795	$1,695	$2.13	15d	1	0.74mi
165 Park St Unit 165-2 New Haven, CT	1.0	1.0	875	$1,595	$1.82	45d	1	0.74mi
170 Park St Unit 170-1 New Haven, CT	1.0	1.0	795	$1,695	$2.13	15d	1	0.75mi

Listing history 2 events

1. 2026-05-15
   listed $199,000 Active 1028-char remark
2. 1992-10-02
   soldstatus $12,500

ⓘ 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: $3,648 · $304/mo
• Projected year-2 tax: $3,953 · $329/mo
• Expected delta: +$305/yr (+$25/mo · 8.4%)

ⓘ 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 ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% 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: $22,492
• − Mortgage interest: −$11,147
• − Property taxes: −$3,648
• − Insurance: −$995
• − Repairs & maintenance: −$1,799
• − Management: −$1,799
• − Depreciation: −$5,789
• Taxable loss: −$2,686
• Est. tax savings @ 24.0%: +$645
• After-tax cash flow: $1,247/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: New Haven School District
• NCES district ID: 0902790
• Math proficiency: 12% ▼ -10.00%
• Reading proficiency: 25% ▼ -10.00%
• Median HH income: $38,058
• Composite: 15.48/100
• National rank: #9308
• State rank: #147 of 153 in CT

Livability — New Haven

• Score: 79/100
• State rank: #31
• US rank: #2190

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Haven, CT
• County: New Haven County · 688,236 people
• City population: 132,813
• Metro: New Haven-Milford, CT
• Population (ZIP): 15,605
• Household income: $49,619
• Rent vs Own: 73.7% rent · 26.3% own
• Severe rent burden: 1321.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Hispanic / Latino 49% Black 26% White 15% Two or more races 13% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 15% Puerto Rican 25% Dominican 3%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 25% · Canada, Jamaica, China
• Languages at home: 50% English-only · Spanish 42% Other Indo-European 4% Arabic 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: ▲ 9.81%
• Current HPI: 377.4885
• Rent YoY: ▲ 3.30%
• 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

+1492.0% since first listed

3 events — show timeline

• 2026-05-25 Pending — Smart MLS
• 2026-05-15 Listed $199,000 Smart MLS
• 1992-10-02 Sold (Public Records) $12,500 Public Records

Property tax history

+4.8%/yr

Latest (2023): $3,648 · -6.4% YoY. Source: county tax records.