213 White St · Danbury, CT 06810

$799,900

3 bd · 2.5 ba · 3,316 sqft · MultiFamily · 44 Days on market

Built 1920 Fair condition 0.26 ac lot $241/sqft · 5% below area Est $845k · 5% under

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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 +13.6/30.0
• ARV discount +9.9/15.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Livability +3.8/5.0
• Rent growth +3.3/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0
• 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

Great opportunity for investors to own this versatile mixed-use property. Property features a fully leased store front on ground level with excellent visibility and foot traffic, plus 2 fully rented residential units. Perfect for generating multiple steams of income. Unit 3 is a retail unit

Key facts

• Excellent visibility
• Retail unit
• Foot traffic

Tags

• MIXED-USE PROPERTY
• FULLY LEASED STORE FRONT
• EXCELLENT VISIBILITY
• FOOT TRAFFIC
• FULLY RENTED RESIDENTIAL UNITS
• RETAIL UNIT

Property features AI

Exterior

• Utilities: Public water connected; Public sewer connected; Electric service
• Home design: Multi-family 3-family property
• Construction: Frame construction; Stone foundation; Asphalt shingle roof; Built as a multi-family structure
• Exterior features: Level lot; Vinyl siding

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Hot air heating (electric); 40-gallon electric hot water tank; Wall unit cooling
• Interior features: Full unfinished basement; Total of 10 rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath multifamily listed at $800k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $47 ($565/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $706k (11.8% below list).
• Recommended offer: $706k (11.8% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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); 200 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,151 units permitted in Western Connecticut Planning Region in 2024 (714 in 5+ unit buildings).
• At $7,057/mo this rent would consume 110% 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 $6k of loan paydown is wiped out by about $24k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($776k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $705,700 (11.8% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1920 — 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. 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?
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: 0.88% ✗
• Cap rate: 6.36%
• Cash-on-cash: 0.25%
• DSCR: 1.01
• GRM: 9.4

CMA / ARV

• ARV (median comp): $844,859
• List price: $799,900
• Delta: -5.32%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.08% rent growth · sell at horizon

5-year hold

• IRR: -15.8%
• Equity multiple: 0.44×
• Total profit: $-125,943
• Equity at exit: $119,268

10-year hold

• IRR: -7.2%
• Equity multiple: 0.54×
• Total profit: $-103,037
• Equity at exit: $69,161

Cash invested: $223,972 (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 06810

• Rents YoY: 3.1%
• Active inventory: 200
• Price-to-rent: 27.7×

Monthly cashflow live

• Estimated rent: $7,057 high
• Mortgage (P&I): −$4,195
• Tax est. 1.5%: −$1,000 /mo · $11,998/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,482
• Net cashflow: $47

Break-even live

Break-even rent $6,997

Max offer price $799,900

Occupancy floor 94%

Sensitivity live

Price	-10% $600	-5% $323	+0% $47	+5% $-229	+10% $-506
Rent	-10% $-510	-5% $-232	+0% $47	+5% $326	+10% $605
Rate	-1.0pp $450	-0.5pp $251	base $47	+0.5pp $-160	+1.0pp $-371

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$4,806
1× unit	0	0	$2,250
Total (3 units)			$7,057

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: $199,975
• Closing costs: $23,997
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Homestead Ave Danbury, CT	2.0	2.0	3240	$3,600	$1.11	5d	1	0.20mi
18 Grandview Ave Danbury, CT	2.0	1.0	3063	$2,400	$0.78	25d	1	1.27mi
2 Blackstone Ct Danbury, CT	4.0	3.5	3491	$5,500	$1.58	45d	1	1.33mi

Listing history 16 events

1. 2026-06-22
   days on market $799,900 Active 44 DOM
2. 2026-06-18
   days on market $799,900 Active 41 DOM
3. 2026-06-17
   days on market $799,900 Active 40 DOM
4. 2026-06-16
   days on market $799,900 Active 39 DOM
5. 2026-06-15
   days on market $799,900 Active 38 DOM
6. 2026-06-13
   days on market $799,900 Active 36 DOM
7. 2026-06-10
   days on market $799,900 Active 33 DOM
8. 2026-06-09
   days on market $799,900 Active 32 DOM
9. 2026-06-08
   days on market $799,900 Active 31 DOM
10. 2026-06-07
    days on market $799,900 Active 30 DOM
11. 2026-06-05
    days on market $799,900 Active 27 DOM
12. 2026-06-03
    days on market $799,900 Active 26 DOM
13. 2026-06-03
    days on market $799,900 Active 25 DOM
14. 2026-06-01
    days on market $799,900 Active 24 DOM
15. 2026-05-31
    days on market $799,900 Active 23 DOM
16. 2026-05-07
    listed $799,900 Active 291-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $84,684
• − Mortgage interest: −$44,807
• − Property taxes: −$11,998
• − Insurance: −$4,000
• − Repairs & maintenance: −$6,775
• − Management: −$6,775
• − Depreciation: −$23,270
• Taxable loss: −$12,940
• Est. tax savings @ 24.0%: +$3,106
• After-tax cash flow: $3,671/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.

Condition & rehab AI · 8 photos

Fair 45/100 Moderate rehab

This mixed-use property offers a good investment opportunity with moderate rehab needs. The retail unit is fully leased, while the residential units are fully rented. Upgrades to the interior and exterior will significantly enhance its value.

Repairs flagged

• Moderate Kitchen cabinets — Worn and dated
• Moderate Bathroom fixtures — Old and in need of replacement

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace dated kitchen cabinets — Modern cabinets improve functionality and appeal
• Both Replace dated bathroom fixtures — New fixtures improve functionality and appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Worn and dated	Moderate	$3,000–15,000
Bathroom fixtures · Old and in need of replacement	Moderate	$3,000–15,000
Total estimated repair cost · 2 items		$6,000–30,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace dated kitchen cabinets — Modern cabinets improve functionality and appeal ↑
• Both Replace dated bathroom fixtures — New fixtures improve functionality and appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-07 Listed $799,900 Smart MLS