172 Carlisle St · New Haven, CT 06519

$215,000

2 bd · 1.0 ba · 705 sqft · SingleFamily public records · 46 Days on market

Built 1900 3,920 sqft lot $305/sqft · 13% above area Est $190k · 13% over

---

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 +23.5/30.0
• Appreciation +9.9/10.0
• DSCR +7.6/10.0
• 1% rule +5.8/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Schools +1.5/10.0

Listing remarks

Welcome to 172 Carlisle Street in New Haven, a great opportunity to own a single-family home ideal for a first-time buyer or small family looking to put down roots. This 2-bedroom, 1-bath home offers a functional layout with plenty of natural light and is ready for your personal touch. The property is currently vacant, allowing for a smooth and flexible transition for its next owner. Step outside to a private backyard with the potential to be transformed into a beautiful outdoor space-perfect for entertaining, relaxing, or creating your own garden retreat. Conveniently located near major roads, downtown New Haven, and local amenities, this home combines affordability, accessibility, and opp

Key facts

• Vacant property
• Private backyard
• Near major roads

Tags

• PRIVATE BACKYARD
• NATURAL LIGHT
• FUNCTIONAL LAYOUT
• VACANT PROPERTY
• NEAR MAJOR ROADS
• NEAR DOWNTOWN

Property features AI

Exterior

• Parking: Paved driveway parking; 2 total parking spaces
• Utilities: Public water connected; Public sewer connected; Fuel tank located in basement
• Home design: Single-family home
• Construction: Frame construction; Asbestos siding; Asphalt shingle roof; Concrete foundation; White exterior color
• Exterior features: Level lot; Private paved driveway

Interior

• Kitchen: Oven/Range; Refrigerator
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot air heating; Natural gas and oil fuel options; 50-gallon hot water tank
• Interior features: 4 total rooms; Basement with crawl space, full finish and hatchway
• Laundry & utility: Laundry in basement / lower level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $209k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 4.8% 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: Hill Central Music Academy (math 3% / reading 9%, grade F, #544 of 553 statewide, top 98%, 423 students, 86% FRL); Wilbur Cross High School (math 17% / reading 37%, grade F, #147 of 194 statewide, top 78%, 1,633 students, 76% FRL) — zoned schools average 81% FRL vs 66% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+3.3%/yr); 46 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 in 5+ unit buildings).
• At $2,317/mo this rent would consume 56% of the median local household income ($50k/yr) (locally 1321% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $23k of equity ($1k loan paydown + $21k appreciation (9.8% local appreciation)).
• At projected returns (9.8% appreciation + 3.3% rent growth), your $60k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $55k; list at $215k implies a 291% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 58% 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 $208,550 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 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. 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. 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?
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 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: 1.08% ✓
• Cap rate: 8.54%
• Cash-on-cash: 8.01%
• DSCR: 1.36
• GRM: 7.7

CMA / ARV

• ARV (median comp): $190,221
• List price: $215,000
• Delta: 13.03%
• Verdict: OVERPRICED
• Comps: 4 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 Salem St	0.03mi	2/1.0	748 (+6%)	7mo	$168,000	$225	82

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

9.81% appreciation · 3.3% rent growth · sell at horizon

5-year hold

• IRR: 29.9%
• Equity multiple: 3.34×
• Total profit: $140,603
• Equity at exit: $190,709

10-year hold

• IRR: 26.1%
• Equity multiple: 7.56×
• Total profit: $394,620
• Equity at exit: $408,140

Cash invested: $60,200 (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 06519

• Home prices YoY: 2.7%
• Rents YoY: 3.3%
• Active inventory: 46
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,317 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$211 /mo · $2,536/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$487
• Net cashflow: $402

Break-even live

Break-even rent $1,808

Max offer price $215,000

Occupancy floor 78%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
440 Howard Ave Unit 3 New Haven, CT	1.0	1.0	648	$1,500	$2.31	43d	1	0.20mi
148 Rosette St New Haven, CT	3.0	1.0	625	$2,100	$3.36	14d	1	0.30mi
69 Frank St Unit 1 New Haven, CT	2.0	1.0	694	$1,800	$2.59	3d	1	0.35mi
69 Frank St Unit 3 New Haven, CT	2.0	1.0	694	$1,725	$2.49	3d	1	0.35mi
9 Tower Ln New Haven, CT	3.0	1.0–2.0	1054	$4,345	$4.12	2d	74	0.38mi
32 Redfield St Unit 2 New Haven, CT	2.0	1.0	696	$1,700	$2.44	23d	1	0.43mi
32 Redfield St New Haven, CT	2.0	1.0	620	$1,750	$2.82	43d	1	0.43mi
196 Crown St New Haven, CT	1.0–3.0	1.0	993	$2,225	$2.24	2d	2	0.67mi
90 Crown St New Haven, CT	2.0	1.0–2.0	780	$2,435	$3.12	43d	7	0.68mi
274 Crown St New Haven, CT	2.0	1.0–2.5	1155	$4,279	$3.70	3d	28	0.71mi
152 Temple St New Haven, CT	1.0	1.0	632	$2,877	$4.55	3d	1	0.73mi
20 Fair St New Haven, CT	2.0	1.0–2.0	921	$3,985	$4.32	2d	146	0.74mi
37 Center St New Haven, CT	1.0	1.0	675	$2,450	$3.63	43d	3	0.74mi
271 Crown St Unit 271-1 New Haven, CT	1.0	1.0	550	$1,695	$3.08	19d	1	0.74mi
87 Union St New Haven, CT	4.0	1.0–4.0	959	$3,519	$3.67	3d	16	0.78mi
32 High St New Haven, CT	1.0	1.0	415	$2,562	$6.17	21d	10	0.78mi
265 College St New Haven, CT	2.0	1.0–1.5	821	$3,355	$4.09	2d	62	0.79mi
804 Chapel St Unit 203 New Haven, CT	1.0	1.0	700	$2,000	$2.86	3d	1	0.79mi
804 Chapel St Unit 302 New Haven, CT	1.0	1.0	700	$2,000	$2.86	23d	1	0.79mi
270 College St Unit 3 New Haven, CT	1.0	1.0	400	$2,000	$5.00	14d	1	0.79mi
360 State St New Haven, CT	3.0	1.0–2.0	907	$3,975	$4.38	2d	63	0.82mi
129 Church St New Haven, CT	1.0	1.0	455	$1,875	$4.12	23d	1	0.83mi
630 Chapel St New Haven, CT	2.0	1.0–2.0	827	$3,668	$4.44	3d	21	0.83mi
122 Court St Unit 406 New Haven, CT	2.0	1.0	750	$2,350	$3.13	43d	1	0.87mi
199 Wooster St New Haven, CT	1.0	1.0	772	$1,772	$2.29	23d	2	0.89mi
105 Court St New Haven, CT	1.0	1.0	583	$2,160	$3.70	14d	7	0.89mi
202 Park St Unit 1 New Haven, CT	1.0	1.0	650	$1,695	$2.61	14d	1	0.92mi
98 Olive St New Haven, CT	1.0–2.0	1.0	708	$2,495	$3.52	14d	3	0.94mi
5 Gilbert Ave Unit 3 New Haven, CT	2.0	1.0	650	$1,700	$2.62	3d	1	0.95mi
541 Chapel St Unit B New Haven, CT	1.0	1.5	709	$1,750	$2.47	21d	1	1.00mi
120 Wooster St Unit P New Haven, CT	1.0	1.0	490	$1,450	$2.96	2d	1	1.01mi
43 Chestnut St New Haven, CT	1.0	1.0	695	$1,925	$2.77	23d	1	1.01mi
43 Chestnut St #307 New Haven, CT	1.0	1.0	585	$1,890	$3.23	14d	1	1.01mi
284 Orange St Unit 204 New Haven, CT	1.0	1.0	749	$2,200	$2.94	21d	1	1.03mi
98 Howe St New Haven, CT	1.0	1.0	420	$1,700	$4.05	14d	1	1.04mi
98 Howe St Unit 5 New Haven, CT	1.0	1.0	700	$1,800	$2.57	23d	1	1.04mi
227 Church St New Haven, CT	2.0	1.0–2.0	742	$4,095	$5.52	3d	26	1.05mi
104 Howe St New Haven, CT	2.0	1.0–2.0	732	$3,295	$4.50	11d	7	1.05mi
245 Dwight St Unit 2 New Haven, CT	1.0	1.0	550	$1,900	$3.45	43d	1	1.11mi
260 Dwight St New Haven, CT	1.0–3.0	1.0	655	$2,325	$3.55	19d	1	1.16mi

Listing history 17 events

1. 2026-06-18
   days on market $215,000 Active 46 DOM
2. 2026-06-17
   days on market $215,000 Active 45 DOM
3. 2026-06-16
   days on market $215,000 Active 44 DOM
4. 2026-06-15
   days on market $215,000 Active 43 DOM
5. 2026-06-14
   days on market $215,000 Active 41 DOM
6. 2026-06-13
   days on market $215,000 Active 40 DOM
7. 2026-06-10
   days on market $215,000 Active 38 DOM
8. 2026-06-09
   days on market $215,000 Active 37 DOM
9. 2026-06-08
   days on market $215,000 Active 36 DOM
10. 2026-06-07
    days on market $215,000 Active 35 DOM
11. 2026-06-05
    days on market $215,000 Active 32 DOM
12. 2026-06-03
    days on market $215,000 Active 31 DOM
13. 2026-06-03
    days on market $215,000 Active 30 DOM
14. 2026-06-01
    days on market $215,000 Active 29 DOM
15. 2026-05-31
    days on market $215,000 Active 28 DOM
16. 2026-04-24
    listed $215,000 Active 842-char remark
17. 1987-05-05
    soldstatus $55,000

ⓘ 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: $2,536 · $211/mo
• Projected year-2 tax: $3,568 · $297/mo
• Expected delta: +$1,032/yr (+$86/mo · 40.7%)

ⓘ 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 7/10 Severe 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% 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: $27,805
• − Mortgage interest: −$12,043
• − Property taxes: −$2,536
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,224
• − Management: −$2,224
• − Depreciation: −$6,255
• Taxable income: $1,447
• Est. tax owed @ 24.0%: −$347
• After-tax cash flow: $4,478/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): 15,605
• Household income: $49,619
• Rent vs Own: 73.7% rent · 26.3% own
• Severe rent burden: 1321.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.67)
• Race & ethnicity: Hispanic / Latino 49% Black 26% White 15% Two or more races 13% Asian 4% Native American 1%
• Hispanic origin (detail): Mexican 15% Puerto Rican 25% Dominican 3%
• Common ancestry: Romanian 1% Lithuanian 1%
• Foreign-born: 25% · Canada, Jamaica, China
• Languages at home: 50% English-only · Spanish 42% Other Indo-European 4% Arabic 1%

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: ▲ 9.81%
• Current HPI: 377.4885
• Rent YoY: ▲ 3.30%
• 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

+290.9% since first listed

2 events — show timeline

• 2026-04-24 Listed $215,000 Smart MLS
• 1987-05-05 Sold (Public Records) $55,000 Public Records

Property tax history

+4.4%/yr

Latest (2023): $2,536 · -6.4% YoY. Source: county tax records.