189 Andrew Ave · Naugatuck, CT 06770

$299,900

5 bd · 2.0 ba · 1,772 sqft · SingleFamily public records · 3 Days on market

Built 1938 7,405 sqft lot Est $340k · 12% under

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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 +14.2/30.0
• ARV discount +12.8/15.0
• DSCR +4.3/10.0
• Rent growth +4.1/5.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 5-bedroom, 2-full-bath Colonial offering over 1,700 sq ft of living space in Naugatuck's desirable Andrew Avenue neighborhood. Expanded over the years to accommodate today's living needs, this home provides a flexible floor plan with room for everyone while maintaining its classic charm. The property has been well maintained and features a roof approximately 9 years old, vinyl siding, and a layout that is comfortable as-is while offering opportunities to update and personalize to your own style. Generous room sizes, abundant living space, and endless potential make this a property worth exploring. A front under-house garage offers convenient interior access to the home, while the o

Key facts

• Flexible floor plan
• Vinyl siding
• Workshop

Tags

• FLEXIBLE FLOOR PLAN
• ROOF APPROXIMATELY 9 YEARS OLD
• VINYL SIDING
• FRONT UNDER-HOUSE GARAGE
• OVERSIZED REAR TWO-CAR GARAGE
• WORKSHOP

Property features AI

Exterior

• Parking: Attached garage; 3 total garage spaces; Driveway (private, crushed stone/gravel); Unpaved parking areas; 2 parking spaces (total listed)
• Utilities: Public water connected; Public sewer connected (sewer fee approximately $150 every 3 months); Domestic hot water from oil; Electric service (standard)
• Home design: Single family home; Blue exterior siding
• Construction: Frame and concrete construction; Vinyl siding; Concrete foundation; Asphalt shingle roof
• Exterior features: Lighting; Level, sloping and open lot

Interior

• Kitchen: Gas range; Refrigerator; Freezer
• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heat (oil fuel); Window unit cooling; Above-ground fuel tank
• Interior features: Cable available; Foyer; Workshop; Full unfinished basement with garage and interior access and concrete floor; Attic with access via hatch; Total of 8 rooms
• Laundry & utility: Washer; Electric dryer; Laundry located in the basement (lower level)

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $51 ($615/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 $267k (10.8% below list).
• Recommended offer: $267k (10.8% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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.
• Zoned schools: Andrew Avenue School (math 47% / reading 47%, grade D-, #256 of 553 statewide, top 48%, 239 students, 75% FRL); Naugatuck High School (math 20% / reading 44%, grade F, #129 of 194 statewide, top 69%, 1,288 students, 52% FRL) — zoned schools average 64% FRL vs 35% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.2%/yr); 113 active listings in the ZIP; solid renter incomes; 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 in 5+ unit buildings).
• This rent runs 33% of the median local income ($96k/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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $150k; list at $300k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; major wind risk, 27% 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 $267,450 (10.8% below list)

Questions for the listing agent

1. Built in 1938 — 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. 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?
4. 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.
5. 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.
6. 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: 0.89% ✗
• Cap rate: 6.50%
• Cash-on-cash: 0.73%
• DSCR: 1.03
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $340,224
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
239 Lewis St	0.39mi	4/2.0 (-1)	1,768 (-0%)	6mo	$415,000	$235	71
37 Goodyear Ave	0.47mi	6/2.5 (+1)	1,785 (+1%)	4mo	$340,000	$190	66
71 Cliff St	0.56mi	4/2.0 (-1)	1,719 (-3%)	1mo	$375,000	$218	63
30 Pond St	0.51mi	5/2.0	1,815 (+2%)	12mo	$180,000	$99	62
55 Moore Ave	0.53mi	4/1.5 (-1)	1,924 (+9%)	0mo	$370,000	$192	54
20 George St	0.62mi	4/2.0 (-1)	1,649 (-7%)	1mo	$360,000	$218	54
15 Frederick St	0.67mi	4/1.5 (-1)	1,830 (+3%)	16mo	$355,000	$194	43
177 Cliff St	0.69mi	6/1.5 (+1)	1,900 (+7%)	7mo	$298,500	$157	43
35 Fairchild St	0.47mi	4/2.5 (-1)	2,028 (+14%)	5mo	$382,000	$188	42

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 · 6.23% rent growth · sell at horizon

5-year hold

• IRR: -11.6%
• Equity multiple: 0.57×
• Total profit: $-36,325
• Equity at exit: $44,716

10-year hold

• IRR: 1.8%
• Equity multiple: 1.14×
• Total profit: $12,060
• 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 06770

• Home prices YoY: -33.3%
• Rents YoY: 6.2%
• Active inventory: 113
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,674 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$364 /mo · $4,367/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$562
• Net cashflow: $51

Break-even live

Break-even rent $2,610

Max offer price $299,900

Occupancy floor 93%

Sensitivity live

Price	-10% $221	-5% $136	+0% $51	+5% $-34	+10% $-118
Rent	-10% $-160	-5% $-54	+0% $51	+5% $157	+10% $263
Rate	-1.0pp $202	-0.5pp $128	base $51	+0.5pp $-26	+1.0pp $-105

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: —

Listing history 3 events

1. 2026-06-22
   days on market $299,900 Active 3 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $299,900 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: $4,367 · $364/mo
• Projected year-2 tax: $5,392 · $449/mo
• Expected delta: +$1,025/yr (+$85/mo · 23.5%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 16 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $32,094
• − Mortgage interest: −$16,799
• − Property taxes: −$4,367
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,568
• − Management: −$2,568
• − Depreciation: −$8,724
• Taxable loss: −$4,431
• Est. tax savings @ 24.0%: +$1,063
• After-tax cash flow: $1,679/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

+99.9% since first listed

2 events — show timeline

• 2026-06-18 Listed $299,900 Smart MLS
• 2002-03-25 Sold (Public Records) $150,000 Public Records

Property tax history

+0.9%/yr

Latest (2022): $4,367 · +0.0% YoY. Source: county tax records.