84 Nottingham Ter · Waterbury, CT 06704

$159,900

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 5 Days on market

Built 1918 6,534 sqft lot $190/sqft · 41% below area Est $271k · 41% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.8/30.0
• 1% rule +5.1/10.0
• Rent growth +4.5/5.0
• Livability +4.0/5.0
• DSCR +3.8/10.0
• Condition / age +2.5/5.0
• Appreciation +1.5/10.0
• Schools +1.5/10.0

Listing remarks MLS

The Stainless Stell Ref Isn't The One Staying There Will Be A White Ref Replacing The Current One Starter Home W/ 2 Car Detached Garage. Why Pay Rent When You Can Own For Less And Have A Tax Credit

Key facts

• 6,534 sq ft lot
• 2 garage spots
• Built 1918

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water connected; Public sewer connected; Natural gas available
• Home design: Single-family home
• Construction: Frame construction; Stone foundation; Built (year not provided)
• Exterior features: Lightly wooded, treed, level lot; Vinyl siding; Asphalt shingle roof

Interior

• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heating; Hot water: natural gas with 30-gallon tank
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $-13 ($-160/yr) — negative.
• To cash-flow at today's rent, offer at most $158k (1.5% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $158k (1.5% below list) — sets the bar for cash-flow.
• Cap rate 6.2% vs local median 3.5% 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); 103 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 in 5+ unit buildings).
• This rent runs 40% of the median local income ($49k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1918 — 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 $157,549 (1.5% 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. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 1.01% ✓
• Cap rate: 6.19%
• Cash-on-cash: -0.36%
• DSCR: 0.98
• GRM: 8.2

CMA / ARV

• ARV (median comp): $270,750
• List price: $159,900
• Delta: -40.94%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
84 Nottingham Ter	0.00mi	2/1.0	840 (0%)	0mo	$167,000	$199	100
590 Columbia Blvd Ext	0.27mi	3/2.0 (+1)	962 (+14%)	3mo	$281,000	$292	52
2308 N main St	0.60mi	3/1.0 (+1)	860 (+2%)	13mo	$165,000	$192	52
3 Herkimer St	0.43mi	2/2.0	960 (+14%)	3mo	$335,000	$349	50

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: -10.5%
• Equity multiple: 0.60×
• Total profit: $-18,044
• Equity at exit: $23,842

10-year hold

• IRR: 5.5%
• Equity multiple: 1.51×
• Total profit: $22,791
• Equity at exit: $13,825

Cash invested: $44,772 (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: 103
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,622 high
• Mortgage (P&I): −$839
• Tax from tax record: −$390 /mo · $4,677/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $-13

Break-even live

Break-even rent $1,639

Max offer price $157,549

Occupancy floor 96%

Sensitivity live

Price	-10% $77	-5% $32	+0% $-13	+5% $-59	+10% $-104
Rent	-10% $-141	-5% $-77	+0% $-13	+5% $51	+10% $115
Rate	-1.0pp $67	-0.5pp $27	base $-13	+0.5pp $-55	+1.0pp $-97

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
446 Perkins Ave Unit 8H Waterbury, CT	2.0	1.5	1035	$1,950	$1.88	3d	1	0.13mi
16 Byron St Waterbury, CT	2.0	1.0	1000	$1,550	$1.55	12d	1	0.30mi
12 Harvard St Waterbury, CT	2.0	1.0	1000	$1,700	$1.70	3d	1	0.47mi
185 Monmouth Ave Waterbury, CT	2.0	1.0	900	$1,500	$1.67	3d	1	0.84mi
25 Lisa Ct #11 Waterbury, CT	1.0	1.0	730	$1,500	$2.05	3d	1	0.99mi
200 Hill St Unit 1R Waterbury, CT	2.0	1.0	800	$1,550	$1.94	44d	1	1.16mi
33 Pilgrim Ave Waterbury, CT	2.0	1.0	744	$1,300	$1.75	24d	1	1.16mi
364 Colonial Ave Unit 7B Waterbury, CT	1.0	1.0	540	$1,200	$2.22	24d	1	1.20mi
62 Brookfield Rd Waterbury, CT	3.0	1.0	978	$2,200	$2.25	2d	1	1.20mi
315 Bishop St Waterbury, CT	1.0	1.0	700	$1,100	$1.57	44d	1	1.23mi
54 Buckridge Rd Waterbury, CT	2.0	1.5	1100	$1,600	$1.45	20d	1	1.28mi
233 Cooke St Unit 3 Waterbury, CT	3.0	1.0	1000	$2,000	$2.00	24d	1	1.36mi
417 N Walnut St Unit 2 Waterbury, CT	3.0	1.0	950	$1,600	$1.68	15d	1	1.38mi
232 Waterville St #2 Waterbury, CT	2.0	1.0	987	$1,395	$1.41	44d	1	1.41mi
247 Willow St Waterbury, CT	2.0	1.0	1100	$1,300	$1.18	24d	1	1.42mi
247 Willow St Waterbury, CT	2.0	1.0	1100	$1,300	$1.18	15d	1	1.42mi
219 Woodlawn Ter Unit 3rd floor Waterbury, CT	3.0	1.0	1076	$1,500	$1.39	44d	1	1.43mi
27 Beacon St Unit 3 Waterbury, CT	2.0	1.0	1000	$1,395	$1.40	44d	1	1.43mi
184 Buckingham St Unit 3 Waterbury, CT	2.0	1.0	1000	$1,600	$1.60	24d	1	1.46mi
150 Chestnut Ave Unit 3 Waterbury, CT	2.0	1.0	1000	$1,250	$1.25	4d	1	1.47mi
22 Wyman St Unit S2 Waterbury, CT	2.0	1.0	1100	$1,500	$1.36	44d	1	1.49mi

Listing history 11 events

1. 2026-05-12
   status Under Contract 725-char remark
2. 2026-05-07
   listed $159,900 Active 725-char remark
3. 2009-06-12
   soldstatus $89,900 218-char remark

   Show marketing remark (218 chars)

   The Stainless Stell Ref Isn't The One Staying There Will Be A White Ref Replacing The Current One Starter Home W/ 2 Car Detached Garage. Why Pay Rent When You Can Own For Less And Have A Tax Credit

4. 2009-06-12
   soldstatus $89,900

   Show marketing remark (218 chars)

   The Stainless Stell Ref Isn't The One Staying There Will Be A White Ref Replacing The Current One Starter Home W/ 2 Car Detached Garage. Why Pay Rent When You Can Own For Less And Have A Tax Credit

5. 2009-03-03
   listed $89,900 218-char remark

   Show marketing remark (218 chars)

   The Stainless Stell Ref Isn't The One Staying There Will Be A White Ref Replacing The Current One Starter Home W/ 2 Car Detached Garage. Why Pay Rent When You Can Own For Less And Have A Tax Credit

6. 2009-02-18
   historical
7. 2008-08-18
   listed $100,000
8. 2004-05-14
   soldstatus $63,000
9. 2004-05-14
   soldstatus $63,000
10. 2004-03-25
    listed $55,200
11. 1999-01-15
    soldstatus $65,900

ⓘ 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: $4,677 · $390/mo
• Projected year-2 tax: $4,677 · $390/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% 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: $19,467
• − Mortgage interest: −$8,957
• − Property taxes: −$4,677
• − Insurance: −$800
• − Repairs & maintenance: −$1,557
• − Management: −$1,557
• − Depreciation: −$4,652
• Taxable loss: −$2,732
• Est. tax savings @ 24.0%: +$656
• After-tax cash flow: $496/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

+153.4% since first listed

12 events — show timeline

• 2026-06-05 Sold (MLS) $167,000 Smart MLS
• 2026-05-12 Pending — Smart MLS
• 2026-05-07 Listed $159,900 Smart MLS
• 2009-06-12 Sold (Public Records) $89,900 Public Records
• 2009-06-12 Sold (MLS) $89,900 Smart MLS
• 2009-03-03 Listed $89,900 Smart MLS
• 2009-02-18 Listing Removed — Smart MLS
• 2008-08-18 Listed $100,000 Smart MLS
• 2004-05-14 Sold (Public Records) $63,000 Public Records
• 2004-05-14 Sold (MLS) $63,000 Smart MLS
• 2004-03-25 Listed $55,200 Smart MLS
• 1999-01-15 Sold (Public Records) $65,900 Public Records

Property tax history

+2.9%/yr

Latest (2023): $4,677 · +41.6% YoY. Source: county tax records.