None · Danbury, CT 06810

$979,900

9 bd · 6.0 ba · 3,360 sqft · MultiFamily public records · 27 Days on market

Built 2005 7,405 sqft lot $292/sqft · 19% above area Est $826k · 19% over

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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 +17.5/30.0
• DSCR +5.5/10.0
• 1% rule +4.5/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

TURN-KEY 3-FAMILY INVESTMENT OPPORTUNITY Built in 2005, this property offers strong income potential. The current Annual Income is $71,100. Each unit has 4 bedrooms and 2 full bathrooms. Natural Gas forced air heating and Central Air Conditioning. Kitchens are equipped with Refrig, Oven/Range, Dishwasher and Microwave. Off Street Parking, Public Utilities and easy access to highway, schools, shopping mall, parks, medical facilities and public transportation.

Key facts

• Off street parking
• Public utilities
• 7,405 sq ft lot

Tags

• NATURAL GAS FORCED AIR HEATING
• CENTRAL AIR CONDITIONING
• OFF STREET PARKING
• PUBLIC UTILITIES
• EASY ACCESS TO HIGHWAY
• EASY ACCESS TO SCHOOLS

Property features AI

Finance

• Other: Property marketed as a multi-family investment (3 units)
• Financial info: No investor-specific income/expense or cash flow details provided
• HOA & community: No HOA information provided

Exterior

• Parking: Space for 7 vehicles total; Driveway parking and off-street parking
• Security: No security features provided
• Utilities: Public water connected; Public sewer connected; Electric water heater (40-gallon tank); Natural gas supply for heating
• Home design: Multi-family property (3-family); Multi-Family For Sale
• Construction: Built with frame construction; Vinyl siding; Asphalt shingle roof; Concrete/slab foundation; Exterior color: light grey
• Exterior features: Sidewalk; Deck; Gutters; Level and sloping lot characteristics; Paved driveway; Off-street parking and parking lot available

Interior

• Kitchen: No specific kitchen appliance details provided
• Bedrooms: 12 total bedrooms (across units)
• Flooring: No flooring details provided
• Bathrooms: 6 full bathrooms
• Heating & cooling: Central air conditioning; Hot air heating using natural gas; Electric hot water with 40-gallon tank
• Interior features: Total of 18 rooms; Has an attic with pull-down stairs; Basement: none
• Laundry & utility: Laundry on lower level; All units have washer/dryer hook-ups

What this means for you Summary

Snapshot

• This is a 3 × 4-bed/2.0-bath units multifamily listed at $980k.

Deal economics

• At list price, monthly cash flow is $749 ($9k/yr) — positive. Per door: $250/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $927k (5.4% below list).
• Recommended offer: $927k (5.4% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 3.6% in Danbury — 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 76/100 on livability (#51 in CT, #3,379 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: amenities F, cost of living F.
• Danbury School District (urban): math 19% / reading 32% proficiency, ranked #131 of 153 in CT (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Danbury High School (math 19% / reading 41%, grade F, #137 of 194 statewide, top 70%, 3,590 students, 48% FRL).
• Market conditions: Rents rising (+3.1%/yr); 197 active listings in the ZIP; solid renter incomes; 1,151 units permitted in Western Connecticut Planning Region in 2024 (714 in 5+ unit buildings).
• At $9,266/mo this rent would consume 145% of the median local household income ($77k/yr) (locally 3255% 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 $7k of loan paydown is wiped out by about $29k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($965k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 24% 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 $926,600 (5.4% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 0.95% ✗
• Cap rate: 7.21%
• Cash-on-cash: 3.28%
• DSCR: 1.15
• GRM: 8.8

CMA / ARV

• ARV (median comp): $825,690
• List price: $979,900
• Delta: 18.68%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Dr Aaron B Samuels Blvd	0.61mi	8/3.0 (-1)	3,625 (+8%)	5mo	$885,000	$244	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 · 3.08% rent growth · sell at horizon

5-year hold

• IRR: -11.1%
• Equity multiple: 0.60×
• Total profit: $-110,304
• Equity at exit: $146,106

10-year hold

• IRR: -1.7%
• Equity multiple: 0.89×
• Total profit: $-31,471
• Equity at exit: $84,724

Cash invested: $274,372 (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 06810

• Rents YoY: 3.1%
• Active inventory: 197
• Price-to-rent: 26.4×

Monthly cashflow live

• Estimated rent: $9,266 high
• Mortgage (P&I): −$5,139
• Tax from tax record: −$1,024 /mo · $12,287/yr
• Insurance: −$408
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,946
• Net cashflow: $749

Break-even live

Break-even rent $8,318

Max offer price $979,900

Occupancy floor 87%

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

Units	Beds	Baths	Est. rent
▸ 3× units	4	2	$9,267
Total (3 units)			$9,266

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: $244,975
• Closing costs: $29,397
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-01
   status $979,900 Under Contract 27 DOM
2. 2026-05-31
   days on market $979,900 Active 27 DOM
3. 2026-05-04
   listed $979,900 Active 463-char remark

ⓘ 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: $12,287 · $1,024/mo
• Projected year-2 tax: $16,628 · $1,386/mo
• Expected delta: +$4,341/yr (+$362/mo · 35.3%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $111,192
• − Mortgage interest: −$54,890
• − Property taxes: −$12,287
• − Insurance: −$4,900
• − Repairs & maintenance: −$8,895
• − Management: −$8,895
• − Depreciation: −$28,506
• Taxable loss: −$7,181
• Est. tax savings @ 24.0%: +$1,723
• After-tax cash flow: $10,714/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: Danbury School District
• NCES district ID: 0901020
• Math proficiency: 19% ▼ -17.00%
• Reading proficiency: 32% ▼ -16.00%
• Median HH income: $65,793
• Composite: 23.93/100
• National rank: #7784
• State rank: #131 of 153 in CT

Livability — Danbury

• Score: 76/100
• State rank: #51
• US rank: #3379

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Danbury, CT
• County: Fairfield County · 765,532 people
• City population: 87,061
• Metro: Bridgeport-Stamford-Norwalk, CT
• Population (ZIP): 55,833
• Household income: $76,933
• Rent vs Own: 59.5% rent · 40.5% own
• Severe rent burden: 3255.0

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Hispanic / Latino 37% White 35% Two or more races 19% Black 12% Asian 5%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3% Dominican 6%
• Common ancestry: Estonian 8% Russian 4% Romanian 3%
• Foreign-born: 41% · Canada, Jamaica, Dominican Republic
• Languages at home: 48% English-only · Spanish 32% Other Indo-European 16% Other Asian/Pacific 1%

Political lean MEDSL · Western Connecticut

• 2024 margin: D (+19.1) · D 58.8% · R 39.7% · Other 1.6%
• All cycles: 2024: D+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -309.71%
• Current HPI: 286.5484
• Rent YoY: ▲ 3.08%
• Metro: Bridgeport-Stamford-Norwalk, 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

• 2026-05-31 Pending — Smart MLS
• 2026-05-04 Listed $979,900 Smart MLS

Property tax history

+4.7%/yr

Latest (2023): $12,287 · +19.9% YoY. Source: county tax records.