14 Catherine Ct · Milford, CT 06460

$599,900

2 bd · 2.0 ba · 1,638 sqft · SingleFamily public records · 40 Days on market

Built 1943 8,712 sqft lot $366/sqft · 41% above area Est $633k · 5% under

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Why this score? — see what drove the F 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).

• ARV discount +9.9/15.0
• Cash flow +7.4/30.0
• Schools +4.6/10.0
• Rent growth +3.0/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +1.6/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

INVESTORS take notice!! Large cape with expansion possibilities. This house main floor offers an open concept living room, dining room kitchen area. On this level you'll also find 2 good size bedrooms and 2 full baths. On the 2nd floor there's a large room that can be perfect for a 3rd bedroom or study room. This property is just minutes from Morningside Beach. The house sits on .20 of an acre and has a beautiful level back yard with deck. House also offers central air and a 2 car garage. Please NOTE home won't pass traditional lending. Please submit your clients best offers by Saturday 8/23 at 5 p.m.

Key facts

• Quartz countertops
• Stunning kitchen
• Tile backsplash

Tags

• REMODELED HOME
• OPEN-CONCEPT LIVING ROOM
• STUNNING KITCHEN
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES
• TILE BACKSPLASH

Property features AI

Exterior

• Parking: Detached garage (2-car); Paved surfaces and off-street parking for a total of 5 vehicles
• Utilities: Public water connected; Public sewer connected
• Home design: Single-family home; Light blue exterior
• Construction: Frame construction; Vinyl siding; Asphalt shingle roof; Block and concrete foundation
• Exterior features: Partial and privacy fencing; Level yard; Shed

Interior

• Kitchen: Electric range; Microwave; Refrigerator; Dishwasher
• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Hot air heating (oil-fired), fuel tank located in basement; Central air conditioning
• Interior features: Foyer; Mud room; Full, fully finished heated basement with interior and hatchway access (livable space)
• Laundry & utility: Designated laundry area in the hallway on the main level; Electric domestic hot water

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $600k.

Deal economics

• At list price, monthly cash flow is $-760 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $466k (22.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $404k (32.6% below list).
• Recommended offer: $404k (32.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Milford School District (urban): math 44% / reading 58% proficiency, ranked #73 of 153 in CT (top 48%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 15% free/reduced lunch — higher-income household profile.
• Zoned schools: Orchard Hills School (math 37% / reading 57%, grade D-, #256 of 553 statewide, top 48%, 347 students, 22% FRL); East Shore Middle School (math 43% / reading 56%, grade C, #79 of 175 statewide, top 45%, 382 students, 23% FRL); Joseph A. Foran High School (math 47% / reading 67%, grade C, #52 of 194 statewide, top 31%, 765 students, 26% FRL).
• Market conditions: Rents rising (+2.2%/yr); 182 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 in 5+ unit buildings).
• At $4,041/mo this rent would consume 46% of the median local household income ($104k/yr) (locally 1254% 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 $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($582k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $375k; list at $600k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 64% 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 $404,104 (32.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 33% concession, seller financing, or rate buy-down credit?
3. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.67% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.43%
• DSCR: 0.76
• GRM: 12.4

CMA / ARV

• ARV (median comp): $633,492
• List price: $599,900
• Delta: -5.30%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Catherine Ct	0.00mi	2/2.0	1,638 (0%)	9mo	$375,000	$229	93
8 Parkland Pl	0.41mi	3/2.0 (+1)	1,691 (+3%)	0mo	$881,000	$521	70
12 Nolan Ter	0.36mi	3/1.5 (+1)	1,709 (+4%)	1mo	$612,000	$358	68
22 Hillside Ave	0.47mi	2/1.5	1,608 (-2%)	6mo	$578,000	$359	68
16 Point Beach Dr	0.64mi	3/1.5 (+1)	1,605 (-2%)	6mo	$775,000	$483	54
38 Elaine Rd	0.53mi	3/2.0 (+1)	1,790 (+9%)	2mo	$750,000	$419	53
51 Point Beach Dr	0.64mi	3/2.0 (+1)	1,536 (-6%)	2mo	$980,000	$638	53
25 Summer Pl	0.75mi	3/2.5 (+1)	1,540 (-6%)	2mo	$425,000	$276	46
26 Highview Ave	0.56mi	3/1.0 (+1)	1,458 (-11%)	0mo	$400,000	$274	46
44 Beachland Ave	0.58mi	3/3.0 (+1)	1,800 (+10%)	3mo	$830,000	$461	45
723 Buckingham Ave	0.72mi	3/1.5 (+1)	1,521 (-7%)	11mo	$480,000	$316	38
119 Melba St	0.59mi	3/1.5 (+1)	1,402 (-14%)	4mo	$595,000	$424	38

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 · 2.19% rent growth · sell at horizon

5-year hold

• IRR: -26.4%
• Equity multiple: 0.11×
• Total profit: $-148,922
• Equity at exit: $89,447

10-year hold

• IRR: -26.4%
• Equity multiple: -0.22×
• Total profit: $-205,411
• Equity at exit: $51,868

Cash invested: $167,972 (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 06460

• Rents YoY: 2.2%
• Active inventory: 182
• Price-to-rent: 12.4×

Monthly cashflow live

• Estimated rent: $4,041 high
• Mortgage (P&I): −$3,146
• Tax from tax record: −$556 /mo · $6,675/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$849
• Net cashflow: $-760

Break-even live

Break-even rent $5,003

Max offer price $465,691

Occupancy floor —

Sensitivity live

Price	-10% $-420	-5% $-590	+0% $-760	+5% $-930	+10% $-1,099
Rent	-10% $-1,079	-5% $-919	+0% $-760	+5% $-600	+10% $-440
Rate	-1.0pp $-458	-0.5pp $-607	base $-760	+0.5pp $-915	+1.0pp $-1,073

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: $149,975
• Closing costs: $17,997
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
43 Hillside Ave #43 Milford, CT	3.0	2.5	1714	$6,995	$4.08	23d	1	0.52mi
59 Melba St Milford, CT	3.0	1.5	1186	$3,500	$2.95	13d	1	0.70mi
15 Merwin Ave Milford, CT	3.0	3.0	1675	$4,750	$2.84	5d	1	0.78mi
44 Warren St Milford, CT	3.0	3.5	1816	$4,500	$2.48	46d	1	0.90mi
54 Milesfield Ave Milford, CT	3.0	1.0	1056	$2,000	$1.89	5d	1	1.08mi
18 Field Ct Milford, CT	3.0	3.5	1854	$6,000	$3.24	5d	1	1.18mi
32 Lawrence Ave Milford, CT	3.0	1.5	1120	$3,200	$2.86	5d	1	1.22mi
140 Beach Ave Unit 2 Milford, CT	2.0	1.0	1096	$2,600	$2.37	46d	1	1.29mi
158 Chapel St Unit 2 Milford, CT	3.0	1.0	1213	$1,945	$1.60	46d	1	1.31mi
23 Village Rd Milford, CT	2.0	1.5	1058	$3,100	$2.93	5d	1	1.35mi

Listing history 19 events

1. 2026-06-21
   days on market $599,900 Active 40 DOM
2. 2026-06-18
   days on market $599,900 Active 37 DOM
3. 2026-06-17
   days on market $599,900 Active 36 DOM
4. 2026-06-16
   days on market $599,900 Active 35 DOM
5. 2026-06-15
   days on market $599,900 Active 34 DOM
6. 2026-06-14
   days on market $599,900 Active 32 DOM
7. 2026-06-13
   days on market $599,900 Active 31 DOM
8. 2026-06-10
   days on market $599,900 Active 29 DOM
9. 2026-06-09
   days on market $599,900 Active 28 DOM
10. 2026-06-08
    days on market $599,900 Active 27 DOM
11. 2026-06-07
    days on market $599,900 Active 26 DOM
12. 2026-06-03
    days on market $599,900 Active 22 DOM
13. 2026-06-03
    days on market $599,900 Active 21 DOM
14. 2026-06-01
    days on market $599,900 Active 20 DOM
15. 2026-05-31
    days on market $599,900 Active 19 DOM
16. 2026-05-08
    listed $599,900 Active 1504-char remark
17. 2025-09-30
    soldstatus $375,000 Closed 608-char remark

    Show marketing remark (608 chars)

    INVESTORS take notice!! Large cape with expansion possibilities. This house main floor offers an open concept living room, dining room kitchen area. On this level you'll also find 2 good size bedrooms and 2 full baths. On the 2nd floor there's a large room that can be perfect for a 3rd bedroom or study room. This property is just minutes from Morningside Beach. The house sits on .20 of an acre and has a beautiful level back yard with deck. House also offers central air and a 2 car garage. Please NOTE home won't pass traditional lending. Please submit your clients best offers by Saturday 8/23 at 5 p.m.

18. 2025-08-27
    status Under Contract 608-char remark

    Show marketing remark (608 chars)

    INVESTORS take notice!! Large cape with expansion possibilities. This house main floor offers an open concept living room, dining room kitchen area. On this level you'll also find 2 good size bedrooms and 2 full baths. On the 2nd floor there's a large room that can be perfect for a 3rd bedroom or study room. This property is just minutes from Morningside Beach. The house sits on .20 of an acre and has a beautiful level back yard with deck. House also offers central air and a 2 car garage. Please NOTE home won't pass traditional lending. Please submit your clients best offers by Saturday 8/23 at 5 p.m.

19. 2025-08-18
    listed $375,000 Active 608-char remark

    Show marketing remark (608 chars)

    INVESTORS take notice!! Large cape with expansion possibilities. This house main floor offers an open concept living room, dining room kitchen area. On this level you'll also find 2 good size bedrooms and 2 full baths. On the 2nd floor there's a large room that can be perfect for a 3rd bedroom or study room. This property is just minutes from Morningside Beach. The house sits on .20 of an acre and has a beautiful level back yard with deck. House also offers central air and a 2 car garage. Please NOTE home won't pass traditional lending. Please submit your clients best offers by Saturday 8/23 at 5 p.m.

ⓘ 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: $6,675 · $556/mo
• Projected year-2 tax: $9,756 · $813/mo
• Expected delta: +$3,081/yr (+$257/mo · 46.2%)

ⓘ 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 ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $48,492
• − Mortgage interest: −$33,604
• − Property taxes: −$6,675
• − Insurance: −$3,000
• − Repairs & maintenance: −$3,879
• − Management: −$3,879
• − Depreciation: −$17,452
• Taxable loss: −$19,996
• Est. tax savings @ 24.0%: +$4,799
• After-tax cash flow: $-4,318/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: Milford School District
• NCES district ID: 0902520
• Math proficiency: 44% ▼ -14.00%
• Reading proficiency: 58% ▼ -11.00%
• Median HH income: $80,198
• Composite: 46.45/100
• National rank: #2444
• State rank: #73 of 153 in CT

Livability — Milford

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Milford city (balance), CT
• County: New Haven County · 688,236 people
• City population: 52,684
• Metro: New Haven-Milford, CT
• Population (ZIP): 37,649
• Household income: $104,360
• Rent vs Own: 28.8% rent · 71.2% own
• Severe rent burden: 1254.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Hispanic / Latino 8% Two or more races 7% Asian 3% Black 3%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 6% Lithuanian 4% Scotch-Irish 2%
• Foreign-born: 10% · Canada, China, Jamaica
• Languages at home: 88% English-only · Spanish 4% Other Indo-European 3% Other Asian/Pacific 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: ▼ -396.40%
• Current HPI: 287.7738
• Rent YoY: ▲ 2.19%
• 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

+60.0% since first listed

6 events — show timeline

• 2026-05-23 Relisted — Smart MLS
• 2026-05-21 Contingent — Smart MLS
• 2026-05-08 Listed $599,900 Smart MLS
• 2025-09-30 Sold (MLS) $375,000 Smart MLS
• 2025-08-27 Pending — Smart MLS
• 2025-08-18 Listed $375,000 Smart MLS

Property tax history

+1.9%/yr

Latest (2023): $6,675 · +2.0% YoY. Source: county tax records.