75 Walnut St · Waterbury, CT 06704

$399,900

6 bd · 2.0 ba · 3,210 sqft · MultiFamily public records · 29 Days on market

Built 1893 4,791 sqft lot $125/sqft · at area comps Est $397k · at est.

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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 +20.1/30.0
• ARV discount +7.2/15.0
• DSCR +6.4/10.0
• 1% rule +4.9/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• Condition / age +2.5/5.0
• Appreciation +1.5/10.0
• Schools +1.5/10.0

Multi-family units

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

Listing remarks MLS

MULTI-FAMILY HOUSE CONVENIENTLY LOCATED TO SHOPPING, RESTAURANTS, HIGHWAYS AND PUBLIC TRANSPORTATION... GREAT OPPORTUNITY FOR INVESTOR,CONTRACTORS. THIS IS A TWO FAMILY HOME IN NEED OF WORK WITH SPACIOUS ROOMS AND EXTRA SPACE IN THE FINISH ATTIC, NEWER WINDOWS. THIS IS CASH ONLY PROPERTY DUE TO CONDITION, WILL NOT QUALIFY FOR MOST FINANCING, SELLER WILL NOT ACTIVATE UTILITIES. PROPERTY SOLD AS IS...OWNER VERY MOTIVATE ...!!!

Key facts

• Modern finishes
• Refreshed kitchen
• 4,791 sq ft lot

Tags

• 3RD FLOOR ATTIC EXPANSION
• SPACIOUS UPPER-LEVEL UNIT
• MODERN FINISHES
• REFRESHED KITCHEN
• SEPARATE LIVING AREAS
• ABUNDANT NATURAL LIGHT

Property features AI

Finance

• Financial info: Assessed value listed

Exterior

• Utilities: Public water; Public sewer
• Home design: Multi-family 2-family property
• Construction: Frame construction; Aluminum siding; Masonry and stone foundation; Asphalt shingle roof; Built as multi-family
• Exterior features: Porch; Gutters; Exterior lighting; Sloping lot

Interior

• Bedrooms: 7 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Baseboard heating (electric); Electric hot water
• Interior features: Full, unfinished basement; 11 total rooms

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/1.5-bath units multifamily listed at $400k.

Deal economics

• At list price, monthly cash flow is $498 ($6k/yr) — positive. Per door: $249/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 $397k (0.7% below list).
• Recommended offer: $394k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.8% vs local median 3.6% in Waterbury — 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 (#32 in CT, #2,205 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, crime D, employment D.
• Waterbury School District (suburban): math 12% / reading 23% proficiency, ranked #148 of 153 in CT (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+8.0%/yr); 100 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 in 5+ unit buildings).
• At $3,971/mo this rent would consume 98% of the median local household income ($49k/yr) (locally 1981% 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 $3k of loan paydown is wiped out by about $12k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $112k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($394k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y ago 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 $48k; list at $400k implies a 733% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1893 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $393,901 (1.5% 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. Built in 1893 — 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. 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?
6. Crime grade is D 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?
7. 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.
8. 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.
9. 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: 0.99% ✗
• Cap rate: 7.79%
• Cash-on-cash: 5.34%
• DSCR: 1.24
• GRM: 8.4

CMA / ARV

• ARV (median comp): $397,033
• List price: $399,900
• Delta: 0.72%
• 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
11 Putnam St	0.20mi	6/3.0	3,188 (-1%)	11mo	$387,000	$121	76
28 Wall St	0.22mi	6/3.0	3,280 (+2%)	15mo	$292,500	$89	69
64 Wood St	0.29mi	7/3.0 (+1)	3,393 (+6%)	1mo	$495,000	$146	68
245 Walnut St	0.27mi	7/3.0 (+1)	2,970 (-8%)	0mo	$210,000	$71	66
33 Albert Pl	0.17mi	7/3.0 (+1)	3,584 (+12%)	1mo	$385,000	$107	62
290 Orange St	0.39mi	7/3.0 (+1)	3,050 (-5%)	7mo	$435,000	$143	58
21 Violet St	0.50mi	6/3.0	2,941 (-8%)	4mo	$270,000	$92	55
205 Cooke St	0.67mi	6/3.0	3,439 (+7%)	5mo	$380,000	$110	49
78 Griggs St	0.64mi	7/3.0 (+1)	3,456 (+8%)	2mo	$470,000	$136	47
58 Wolcott St	0.37mi	7/4.0 (+1)	3,567 (+11%)	18mo	$450,000	$126	36
160 Prospect St	0.56mi	6/4.0	3,558 (+11%)	16mo	$402,500	$113	34
122 Ridge St	0.70mi	5/3.0 (-1)	2,965 (-8%)	18mo	$315,000	$106	31

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -2.7%
• Equity multiple: 0.89×
• Total profit: $-12,108
• Equity at exit: $59,626

10-year hold

• IRR: 11.7%
• Equity multiple: 2.12×
• Total profit: $125,754
• Equity at exit: $34,576

Cash invested: $111,972 (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 06704

• Home prices YoY: -2.0%
• Rents YoY: 8.0%
• Active inventory: 100
• Price-to-rent: 16.8×

Monthly cashflow live

• Estimated rent: $3,971 high
• Mortgage (P&I): −$2,097
• Tax from tax record: −$375 /mo · $4,503/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$834
• Net cashflow: $498

Break-even live

Break-even rent $3,340

Max offer price $399,900

Occupancy floor 82%

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	1.5	$3,970
Total (2 units)			$3,971

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Niagara St Waterbury, CT	6.0	3.0	3156	$1,700	$0.54	3d	1	0.77mi

Listing history 20 events

1. 2026-06-05
   statusdays on market $399,900 Under Contract 29 DOM
2. 2026-06-03
   days on market $399,900 Active 28 DOM
3. 2026-06-03
   days on market $399,900 Active 27 DOM
4. 2026-06-01
   days on market $399,900 Active 26 DOM
5. 2026-05-31
   days on market $399,900 Active 25 DOM
6. 2026-05-06
   listed $399,900 Active 876-char remark
7. 2018-12-07
   soldstatus $48,000 Closed 428-char remark

   Show marketing remark (428 chars)

   MULTI-FAMILY HOUSE CONVENIENTLY LOCATED TO SHOPPING, RESTAURANTS, HIGHWAYS AND PUBLIC TRANSPORTATION... GREAT OPPORTUNITY FOR INVESTOR,CONTRACTORS. THIS IS A TWO FAMILY HOME IN NEED OF WORK WITH SPACIOUS ROOMS AND EXTRA SPACE IN THE FINISH ATTIC, NEWER WINDOWS. THIS IS CASH ONLY PROPERTY DUE TO CONDITION, WILL NOT QUALIFY FOR MOST FINANCING, SELLER WILL NOT ACTIVATE UTILITIES. PROPERTY SOLD AS IS...OWNER VERY MOTIVATE ...!!!

8. 2018-12-07
   soldstatus $48,000

   Show marketing remark (428 chars)

   MULTI-FAMILY HOUSE CONVENIENTLY LOCATED TO SHOPPING, RESTAURANTS, HIGHWAYS AND PUBLIC TRANSPORTATION... GREAT OPPORTUNITY FOR INVESTOR,CONTRACTORS. THIS IS A TWO FAMILY HOME IN NEED OF WORK WITH SPACIOUS ROOMS AND EXTRA SPACE IN THE FINISH ATTIC, NEWER WINDOWS. THIS IS CASH ONLY PROPERTY DUE TO CONDITION, WILL NOT QUALIFY FOR MOST FINANCING, SELLER WILL NOT ACTIVATE UTILITIES. PROPERTY SOLD AS IS...OWNER VERY MOTIVATE ...!!!

9. 2018-11-05
   status Active 428-char remark

   Show marketing remark (428 chars)

   MULTI-FAMILY HOUSE CONVENIENTLY LOCATED TO SHOPPING, RESTAURANTS, HIGHWAYS AND PUBLIC TRANSPORTATION... GREAT OPPORTUNITY FOR INVESTOR,CONTRACTORS. THIS IS A TWO FAMILY HOME IN NEED OF WORK WITH SPACIOUS ROOMS AND EXTRA SPACE IN THE FINISH ATTIC, NEWER WINDOWS. THIS IS CASH ONLY PROPERTY DUE TO CONDITION, WILL NOT QUALIFY FOR MOST FINANCING, SELLER WILL NOT ACTIVATE UTILITIES. PROPERTY SOLD AS IS...OWNER VERY MOTIVATE ...!!!

10. 2018-08-25
    historical 428-char remark

    Show marketing remark (428 chars)

    MULTI-FAMILY HOUSE CONVENIENTLY LOCATED TO SHOPPING, RESTAURANTS, HIGHWAYS AND PUBLIC TRANSPORTATION... GREAT OPPORTUNITY FOR INVESTOR,CONTRACTORS. THIS IS A TWO FAMILY HOME IN NEED OF WORK WITH SPACIOUS ROOMS AND EXTRA SPACE IN THE FINISH ATTIC, NEWER WINDOWS. THIS IS CASH ONLY PROPERTY DUE TO CONDITION, WILL NOT QUALIFY FOR MOST FINANCING, SELLER WILL NOT ACTIVATE UTILITIES. PROPERTY SOLD AS IS...OWNER VERY MOTIVATE ...!!!

11. 2018-06-26
    historical Under Contract - Continue to Show 428-char remark

    Show marketing remark (428 chars)

    MULTI-FAMILY HOUSE CONVENIENTLY LOCATED TO SHOPPING, RESTAURANTS, HIGHWAYS AND PUBLIC TRANSPORTATION... GREAT OPPORTUNITY FOR INVESTOR,CONTRACTORS. THIS IS A TWO FAMILY HOME IN NEED OF WORK WITH SPACIOUS ROOMS AND EXTRA SPACE IN THE FINISH ATTIC, NEWER WINDOWS. THIS IS CASH ONLY PROPERTY DUE TO CONDITION, WILL NOT QUALIFY FOR MOST FINANCING, SELLER WILL NOT ACTIVATE UTILITIES. PROPERTY SOLD AS IS...OWNER VERY MOTIVATE ...!!!

12. 2018-06-12
    price $54,900 428-char remark

    Show marketing remark (428 chars)

    MULTI-FAMILY HOUSE CONVENIENTLY LOCATED TO SHOPPING, RESTAURANTS, HIGHWAYS AND PUBLIC TRANSPORTATION... GREAT OPPORTUNITY FOR INVESTOR,CONTRACTORS. THIS IS A TWO FAMILY HOME IN NEED OF WORK WITH SPACIOUS ROOMS AND EXTRA SPACE IN THE FINISH ATTIC, NEWER WINDOWS. THIS IS CASH ONLY PROPERTY DUE TO CONDITION, WILL NOT QUALIFY FOR MOST FINANCING, SELLER WILL NOT ACTIVATE UTILITIES. PROPERTY SOLD AS IS...OWNER VERY MOTIVATE ...!!!

13. 2018-05-16
    price $56,900 428-char remark

    Show marketing remark (428 chars)

    MULTI-FAMILY HOUSE CONVENIENTLY LOCATED TO SHOPPING, RESTAURANTS, HIGHWAYS AND PUBLIC TRANSPORTATION... GREAT OPPORTUNITY FOR INVESTOR,CONTRACTORS. THIS IS A TWO FAMILY HOME IN NEED OF WORK WITH SPACIOUS ROOMS AND EXTRA SPACE IN THE FINISH ATTIC, NEWER WINDOWS. THIS IS CASH ONLY PROPERTY DUE TO CONDITION, WILL NOT QUALIFY FOR MOST FINANCING, SELLER WILL NOT ACTIVATE UTILITIES. PROPERTY SOLD AS IS...OWNER VERY MOTIVATE ...!!!

14. 2018-03-16
    listed $59,900 Active 428-char remark

    Show marketing remark (428 chars)

    MULTI-FAMILY HOUSE CONVENIENTLY LOCATED TO SHOPPING, RESTAURANTS, HIGHWAYS AND PUBLIC TRANSPORTATION... GREAT OPPORTUNITY FOR INVESTOR,CONTRACTORS. THIS IS A TWO FAMILY HOME IN NEED OF WORK WITH SPACIOUS ROOMS AND EXTRA SPACE IN THE FINISH ATTIC, NEWER WINDOWS. THIS IS CASH ONLY PROPERTY DUE TO CONDITION, WILL NOT QUALIFY FOR MOST FINANCING, SELLER WILL NOT ACTIVATE UTILITIES. PROPERTY SOLD AS IS...OWNER VERY MOTIVATE ...!!!

15. 2008-04-18
    historical
16. 2007-10-18
    listed $245,999
17. 2004-10-17
    historical
18. 2004-09-07
    listed $114,900
19. 2004-06-15
    soldstatus $70,000
20. 1987-09-24
    soldstatus $79,900

ⓘ 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: $4,503 · $375/mo
• Projected year-2 tax: $6,530 · $544/mo
• Expected delta: +$2,027/yr (+$169/mo · 45.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥96°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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $47,652
• − Mortgage interest: −$22,401
• − Property taxes: −$4,503
• − Insurance: −$2,000
• − Repairs & maintenance: −$3,812
• − Management: −$3,812
• − Depreciation: −$11,633
• Taxable loss: −$509
• Est. tax savings @ 24.0%: +$122
• After-tax cash flow: $6,099/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: Waterbury School District
• NCES district ID: 0904830
• Math proficiency: 12% ▼ -7.00%
• Reading proficiency: 23% ▼ -8.00%
• Median HH income: $40,040
• Composite: 14.85/100
• National rank: #9380
• State rank: #148 of 153 in CT

Livability — Waterbury

• Score: 79/100
• State rank: #32
• US rank: #2205

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waterbury, CT
• County: New Haven County · 688,236 people
• City population: 115,012
• Metro: New Haven-Milford, CT
• Population (ZIP): 31,713
• Household income: $48,718
• Rent vs Own: 54.7% rent · 45.3% own
• Severe rent burden: 1981.0

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.66)
• Race & ethnicity: Hispanic / Latino 48% Black 28% Two or more races 20% White 18% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 30% Dominican 8%
• Common ancestry: Romanian 2% Lithuanian 1% Russian 1%
• Foreign-born: 16% · Canada, South Korea
• Languages at home: 56% English-only · Spanish 38% Other Indo-European 3% French/Haitian/Cajun 1%

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: ▼ -7.05%
• Current HPI: 340.0917
• Rent YoY: ▲ 8.02%
• 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

+400.5% since first listed

16 events — show timeline

• 2026-06-05 Pending — Smart MLS
• 2026-05-06 Listed $399,900 Smart MLS
• 2018-12-07 Sold (Public Records) $48,000 Public Records
• 2018-12-07 Sold (MLS) $48,000 Smart MLS
• 2018-11-05 Relisted — Smart MLS
• 2018-08-25 Listing Removed — Smart MLS
• 2018-06-26 Contingent — Smart MLS
• 2018-06-12 Price Changed $54,900 Smart MLS
• 2018-05-16 Price Changed $56,900 Smart MLS
• 2018-03-16 Listed $59,900 Smart MLS
• 2008-04-18 Listing Removed — Smart MLS
• 2007-10-18 Listed $245,999 Smart MLS
• 2004-10-17 Listing Removed — Smart MLS
• 2004-09-07 Listed $114,900 Smart MLS
• 2004-06-15 Sold (Public Records) $70,000 Public Records
• 1987-09-24 Sold (Public Records) $79,900 Public Records

Property tax history

+8.3%/yr

Latest (2023): $4,503 · +150.7% YoY. Source: county tax records.