95 Haven St · New Haven, CT 06511

$185,000

4 bd · 1.0 ba · 1,624 sqft · SingleFamily public records · 36 Days on market

Built 1900 3,484 sqft lot ↓ 36% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +4.0/5.0
• Rent growth +3.2/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity Knocks! This charming, four bedroom colonial home with a detached two car garage located in a quiet desirable neighborhood and is bursting with potential this property does need TLC and updates and some renovations making a perfect opportunity for investor, first time homebuyer or someone ready to create their dream home this property is your chance to build instant equity. Major upgrades are already in place, including a brand, new roof and solar panels. Giving you peace of mind and long term energy savings. One of the home most exciting features is the unfinished walk up attic waiting to be transformed into a vibrant game room, a cozy reading nook, or peaceful relaxation/medit

Key facts

• Solar panels
• New roof
• 3,484 sq ft lot

Tags

• DETACHED TWO CAR GARAGE
• NEW ROOF
• SOLAR PANELS
• UNFINISHED WALK UP ATTIC

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $185k).
• Recommended offer: $179k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.3% vs local median 4.5% in New Haven — 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 (#31 in CT, #2,190 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: employment D, crime F.
• New Haven School District (urban): math 12% / reading 25% proficiency, ranked #147 of 153 in CT (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 66% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Betsy Ross Arts Magnet School (math 12% / reading 27%, grade F, #161 of 175 statewide, top 93%, 327 students, 70% FRL) — zoned schools at 70% FRL track the district average.
• Market conditions: Rents rising (+2.6%/yr); 140 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 in 5+ unit buildings).
• At $2,803/mo this rent would consume 56% of the median local household income ($60k/yr) (locally 4999% 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; flood insurance adds $460/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); major wind risk, 56% 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 $179,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. Crime grade is F 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?
8. 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.
9. 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.
10. 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: 1.52% ✓
• Cap rate: 11.32%
• Cash-on-cash: 17.94%
• DSCR: 1.80
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $514,808
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
14 Eld St	0.67mi	3/1.5 (-1)	1,628 (+0%)	1mo	$900,000	$553	61
23 Market St	0.19mi	3/1.5 (-1)	1,452 (-11%)	12mo	$300,000	$207	57
111 Pine St	0.57mi	4/2.0	1,728 (+6%)	2mo	$289,000	$167	56
24 Eld St	0.70mi	3/2.0 (-1)	1,644 (+1%)	23mo	$660,000	$401	37
64 Clark St	0.67mi	3/1.5 (-1)	1,497 (-8%)	20mo	$475,000	$317	32
25 Warren Pl	0.69mi	3/2.0 (-1)	1,384 (-15%)	17mo	$220,000	$159	20

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 · 2.6% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.79×
• Total profit: $-10,669
• Equity at exit: $27,584

10-year hold

• IRR: 3.7%
• Equity multiple: 1.26×
• Total profit: $13,624
• Equity at exit: $15,995

Cash invested: $51,800 (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 06511

• Home prices YoY: -20.8%
• Rents YoY: 2.6%
• Active inventory: 140
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,803 high
• Mortgage (P&I): −$970
• Tax from tax record: −$393 /mo · $4,713/yr
• Insurance: −$77
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$589
• Net cashflow: $314

Break-even live

Break-even rent $2,406

Max offer price $185,000

Occupancy floor 84%

Sensitivity live

Price	-10% $419	-5% $367	+0% $314	+5% $262	+10% $209
Rent	-10% $93	-5% $203	+0% $314	+5% $425	+10% $536
Rate	-1.0pp $407	-0.5pp $361	base $314	+0.5pp $266	+1.0pp $217

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
20 Maltby Pl New Haven, CT	3.0	1.0	1100	$1,900	$1.73	5d	1	0.10mi
262 Lloyd St Unit 1 New Haven, CT	3.0	2.0	1460	$2,400	$1.64	5d	1	0.14mi
342 Exchange St Unit 2 New Haven, CT	3.0	2.0	1200	$2,300	$1.92	45d	1	0.24mi
302 Exchange St Unit 2 New Haven, CT	5.0	2.0	1800	$2,500	$1.39	45d	1	0.27mi
18 Woolsey St New Haven, CT	5.0	2.0	1446	$2,900	$2.01	13d	1	0.35mi
426 Poplar St Unit 2 New Haven, CT	4.0	2.0	1405	$1,800	$1.28	4d	1	0.37mi
426 Poplar St New Haven, CT	3.0	1.0	1658	$1,800	$1.09	45d	1	0.37mi
115 Lloyd St #2 New Haven, CT	4.0	2.0	2100	$2,500	$1.19	45d	1	0.43mi
132 Saltonstall Ave Unit 3 New Haven, CT	3.0	1.0	1160	$1,850	$1.59	16d	1	0.44mi
483 Ferry St #1 New Haven, CT	4.0	1.0	1100	$2,310	$2.10	45d	1	0.45mi
34 Wolcott St #3 New Haven, CT	3.0	1.0	1115	$1,700	$1.52	25d	1	0.48mi
1050 State St New Haven, CT	3.0	1.0–2.0	919	$4,854	$5.28	4d	21	0.51mi
902 State St #2 New Haven, CT	3.0	2.5	1950	$3,750	$1.92	25d	1	0.51mi
28 Edwards St Unit 2 New Haven, CT	4.0	2.0	1800	$3,850	$2.14	16d	1	0.54mi
54 Mechanic St Unit 2nd floor New Haven, CT	4.0	2.0	1412	$3,600	$2.55	45d	1	0.58mi
60 Mechanic St Unit 2 New Haven, CT	4.0	2.0	1050	$3,195	$3.04	45d	1	0.58mi
47 Edwards St Unit 2 New Haven, CT	3.0	1.0	1170	$2,200	$1.88	45d	1	0.59mi
31 Clark St New Haven, CT	4.0	2.0	1694	$4,200	$2.48	5d	1	0.60mi
74 Mechanic St Unit 1L New Haven, CT	3.0	1.0	1100	$2,095	$1.90	16d	1	0.60mi
122 Atwater St New Haven, CT	3.0	1.0	1274	$2,300	$1.81	5d	1	0.61mi
441 Chapel St Unit 2A1 (shared) New Haven, CT	4.0	4.0	2151	$3,600	$1.67	4d	1	0.61mi
641 Ferry St New Haven, CT	4.0	1.0	1200	$2,100	$1.75	45d	1	0.61mi
59 Clark St New Haven, CT	4.0	1.0	1541	$3,250	$2.11	25d	1	0.65mi
86 Edwards St Unit 1 New Haven, CT	4.0	2.0	1080	$4,500	$4.17	45d	1	0.65mi
48 Lyon St Unit 1 New Haven, CT	3.0	1.0	1402	$2,950	$2.10	20d	1	0.67mi
239 Saint John St Unit 2 New Haven, CT	3.0	2.0	1350	$3,295	$2.44	45d	1	0.68mi
37 E Pearl St New Haven, CT	3.0	1.0	1600	$2,595	$1.62	45d	1	0.70mi
28 Eld St New Haven, CT	3.0	1.0	1100	$3,500	$3.18	5d	1	0.71mi
106 Lawrence St Unit 1 New Haven, CT	3.0	1.0	1200	$3,295	$2.75	45d	1	0.71mi
526 Chapel St Unit B New Haven, CT	3.0	2.0	1450	$3,500	$2.41	23d	1	0.78mi
506 Orange St Unit 2 New Haven, CT	3.0	1.5	1553	$3,600	$2.32	45d	1	0.79mi
399 Orange St New Haven, CT	4.0	1.5	1650	$3,200	$1.94	13d	1	0.81mi
395 Orange St Unit 2 New Haven, CT	4.0	1.5	1650	$3,000	$1.82	45d	1	0.82mi
367 Orange St New Haven, CT	3.0	1.0–2.0	1075	$4,973	$4.63	4d	43	0.82mi
23 Brown St Unit 3 New Haven, CT	3.0	1.0	1300	$2,650	$2.04	16d	1	0.85mi
23 Brown St New Haven, CT	3.0	2.0	1350	$2,650	$1.96	5d	1	0.85mi
751 Orange St Unit 1ST New Haven, CT	3.0	1.0	1344	$3,200	$2.38	45d	1	0.86mi
751 Orange St Unit 2nd floor New Haven, CT	3.0	1.0	1090	$3,000	$2.75	45d	1	0.86mi
239 Bradley St Unit 2 New Haven, CT	3.0	1.0	1384	$3,500	$2.53	45d	1	0.86mi
239 Bradley St Unit 1 New Haven, CT	3.0	1.0	1982	$3,650	$1.84	45d	1	0.86mi

Listing history 3 events

1. 2026-03-28
   status Under Contract
2. 2026-03-19
   price $185,000
3. 2026-02-20
   listed $289,000 Active

ⓘ 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: $4,713 · $393/mo
• Projected year-2 tax: $4,713 · $393/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 6/10 Major FEMA zone AE · 55% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,639
• − Mortgage interest: −$10,363
• − Property taxes: −$4,713
• − Insurance: −$6,450
• − Repairs & maintenance: −$2,691
• − Management: −$2,691
• − Depreciation: −$5,382
• Taxable income: $1,349
• Est. tax owed @ 24.0%: −$324
• After-tax cash flow: $3,446/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: New Haven School District
• NCES district ID: 0902790
• Math proficiency: 12% ▼ -10.00%
• Reading proficiency: 25% ▼ -10.00%
• Median HH income: $38,058
• Composite: 15.48/100
• National rank: #9308
• State rank: #147 of 153 in CT

Livability — New Haven

• Score: 79/100
• State rank: #31
• US rank: #2190

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Haven, CT
• County: New Haven County · 688,236 people
• City population: 132,813
• Metro: New Haven-Milford, CT
• Population (ZIP): 54,730
• Household income: $59,969
• Rent vs Own: 80.3% rent · 19.7% own
• Severe rent burden: 4999.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: Black 34% White 32% Hispanic / Latino 21% Two or more races 8% Asian 7%
• Hispanic origin (detail): Mexican 4% Puerto Rican 10% Dominican 2%
• Common ancestry: Romanian 2% Lithuanian 1% Russian 1%
• Foreign-born: 17% · Canada, China, South Korea
• Languages at home: 74% English-only · Spanish 15% Chinese 3% Other Indo-European 2%

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: ▼ -86.05%
• Current HPI: 328.1353
• Rent YoY: ▲ 2.60%
• 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

-36.0% since first listed

3 events — show timeline

• 2026-03-28 Pending — Smart MLS
• 2026-03-19 Price Changed $185,000 Smart MLS
• 2026-02-20 Listed $289,000 Smart MLS

Property tax history

+4.4%/yr

Latest (2023): $4,713 · -6.4% YoY. Source: county tax records.