170 Maple St · Danielson, CT 06239

$269,900

5 bd · 2.0 ba · 2,009 sqft · MultiFamily public records · 1 Days on market

Built 1929 8,276 sqft lot Est $333k · 19% 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 +25.4/30.0
• ARV discount +15.0/15.0
• DSCR +8.4/10.0
• 1% rule +6.3/10.0
• Livability +4.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

1 st floor has 2 bedrooms with hardwood floors, granite counter in appliance eat in kitchen, living room with hardwood, city water, city sewer, covered porch, BUDEROUS boiler. 2 nd floor has secured housing July 31 st! NO Access to 2 nd floor until walk-through. Make your own rents and leases! Site unseen offers welcome!

Key facts

• Covered porch
• Granite counter
• Living room

Tags

• HARDWOOD FLOORS
• GRANITE COUNTER
• APPLIANCE EAT IN KITCHEN
• LIVING ROOM
• COVERED PORCH
• BUDEROUS BOILER

Property features AI

Exterior

• Utilities: Public water connected; Public sewer connected; Fuel tank located in basement
• Home design: 2-family multi-family property
• Construction: Frame construction; Stone foundation; Asphalt shingle roof; Asbestos siding
• Exterior features: Porch; Level lot

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating; Oil-fired heat; Domestic hot water
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $270k.

Deal economics

• At list price, monthly cash flow is $617 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $270k).

Location & tenants

• Location reads 84/100 on livability (#5 in CT, #679 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, housing A+; Watch: employment D.
• Killingly School District (rural): math 21% / reading 44% proficiency, ranked #119 of 153 in CT (top 78%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Killingly Central School (332 students, 52% FRL); Killingly High School (math 17% / reading 57%, grade F, #112 of 194 statewide, top 60%, 788 students, 43% FRL).
• Market conditions: 61 active listings in the ZIP; 149 units permitted in Northeastern Connecticut Planning Region in 2024 (0 in 5+ unit buildings).
• At $3,043/mo this rent would consume 49% of the median local household income ($74k/yr) (locally 223% 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 $8k of value loss. Plan a longer hold.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 62% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $269,900

Questions for the listing agent

1. Built in 1929 — 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 F-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. 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 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: 9.04%
• Cash-on-cash: 9.80%
• DSCR: 1.44
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $333,494
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
63 Prospect Ave	0.10mi	6/2.0 (+1)	2,004 (-0%)	1mo	$262,000	$131	89
18 Palmer St	0.14mi	4/2.0 (-1)	1,729 (-14%)	2mo	$229,000	$132	64
24 Mechanic St	0.35mi	6/2.0 (+1)	2,206 (+10%)	7mo	$280,000	$127	57
14 Spring St	0.43mi	5/2.0	2,284 (+14%)	1mo	$379,000	$166	56
21 Prince St	0.65mi	4/2.0 (-1)	1,974 (-2%)	8mo	$322,000	$163	55
93 Cottage St	0.56mi	5/2.0	2,112 (+5%)	14mo	$235,000	$111	54
45 Dyer St	0.66mi	4/2.0 (-1)	1,896 (-6%)	7mo	$243,000	$128	49
93 Maple St	0.17mi	4/2.0 (-1)	2,308 (+15%)	18mo	$385,000	$167	47
199 Mechanic St	0.48mi	5/2.0	1,726 (-14%)	10mo	$326,500	$189	45
12 School St	0.63mi	5/2.0	1,836 (-9%)	14mo	$330,000	$180	45
103 Reynolds St	0.69mi	5/3.0	2,131 (+6%)	14mo	$390,000	$183	42
96 Water St	0.45mi	6/2.0 (+1)	1,728 (-14%)	11mo	$305,500	$177	41

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-4,422
• Equity at exit: $40,243

10-year hold

• IRR: 8.1%
• Equity multiple: 1.62×
• Total profit: $46,765
• Equity at exit: $23,336

Cash invested: $75,572 (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 06239

• Home prices YoY: -4.8%
• Active inventory: 61
• Price-to-rent: 14.8×

Monthly cashflow live

• Estimated rent: $3,043 high
• Mortgage (P&I): −$1,415
• Tax from tax record: −$259 /mo · $3,106/yr
• Insurance: −$112
• HOA: −$0
• Vacancy / Maint / Mgmt: −$639
• Net cashflow: $617

Break-even live

Break-even rent $2,262

Max offer price $269,900

Occupancy floor 75%

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,044
Total (2 units)			$3,043

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: $67,475
• Closing costs: $8,097
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-31
   remarks 323-char remark
2. 2026-05-31
   listed $269,900 Under Contract 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: $3,106 · $259/mo
• Projected year-2 tax: $4,441 · $370/mo
• Expected delta: +$1,335/yr (+$111/mo · 43.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 62% 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: $36,516
• − Mortgage interest: −$15,119
• − Property taxes: −$3,106
• − Insurance: −$1,350
• − Repairs & maintenance: −$2,921
• − Management: −$2,921
• − Depreciation: −$7,852
• Taxable income: $3,248
• Est. tax owed @ 24.0%: −$779
• After-tax cash flow: $6,628/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: Killingly School District
• NCES district ID: 0902070
• Math proficiency: 21% ▼ -19.00%
• Reading proficiency: 44% ▼ -14.00%
• Median HH income: $55,485
• Composite: 28.71/100
• National rank: #6684
• State rank: #119 of 153 in CT

Livability — Danielson

• Score: 84/100
• State rank: #5
• US rank: #679

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Danielson, CT
• County: Windham County · 30,529 people
• Metro: Worcester, MA-CT
• Population (ZIP): 11,185
• Household income: $74,267
• Rent vs Own: 30.7% rent · 69.3% own
• Severe rent burden: 223.0

Population outlook (Northeastern Connecticut County) Hauer SSP2

• By 2040: 104,160

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Two or more races 6% Hispanic / Latino 5% Black 4% Asian 1%
• Common ancestry: Lithuanian 14% Russian 4% Romanian 4%
• Foreign-born: 5% · Canada, China, South Korea
• Languages at home: 93% English-only · Spanish 3% Russian/Polish/Slavic 2% Other Indo-European 1%

Political lean MEDSL · Northeastern Connecticut

• 2024 margin: R (+15.4) · D 41.5% · R 57.0% · Other 1.5%
• All cycles: 2024: R+15.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -11.75%
• Current HPI: 233.1548
• Rent YoY: —
• Metro: Worcester, MA-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

2 events — show timeline

• 2026-05-30 Pending — Smart MLS
• 2026-05-30 Listed $269,900 Smart MLS

Property tax history

+0.6%/yr

Latest (2023): $3,106 · +6.3% YoY. Source: county tax records.