54 Woodside Ave · Ansonia, CT 06483

$425,000

5 bd · 2.0 ba · 2,551 sqft · MultiFamily public records · 23 Days on market

Built 1900 0.91 ac lot Est $566k · 25% under

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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 +22.2/30.0
• ARV discount +15.0/15.0
• DSCR +7.1/10.0
• 1% rule +5.7/10.0
• Appreciation +3.8/10.0
• Schools +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

2F home located on low traffic street with pond views. 1st floor has 3 bedrooms, large living room, dining rm and eat in kitchen. Pantry with washer/dryer hookups. 2nd flr unit has 2 bedrooms, living rm, dining rm, and eat in kitchen. Detached 1 car garage with shed/workshop. Rear decks for both units, roof approx 7 years old, both hot water tanks newer. 3 zone heat on 1st floor. Full unfinished attic space. 2nd flr unit needs updating. You will love the location.

Key facts

• Off street parking
• Extra large lr
• Laundry hook-up

Tags

• OFF STREET PARKING
• WALK-UP ATTIC
• LAUNDRY HOOK-UP
• EXTRA LARGE LR
• FORMAL DR.
• NICE KITCHEN WITH PANTRY

Property features AI

Finance

• Financial info: Assessed value listed

Exterior

• Parking: Detached garage (1); Paved driveway; Off-street parking with a total of 6 parking spaces
• Utilities: Public water connected; Public sewer connected; Electric service available
• Home design: Multi-family (2-family) property; Frame construction; White exterior color; Asphalt shingle roof; Private paved driveway
• Construction: Frame construction with concrete foundation; Asbestos siding
• Exterior features: Porch; Lightly wooded, level lot

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating; Oil-fired heat; fuel tank located in basement; Hot water via oil and electric domestic hot water
• Interior features: 11 total rooms; Full basement; Walk-up attic

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $425k.

Deal economics

• At list price, monthly cash flow is $691 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $425k).
• Recommended offer: $419k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.2% vs local median 3.8% in Ansonia — 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 71/100 on livability (#87 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, housing A-; Watch: employment C-, amenities F, commute F.
• Seymour School District (suburban): math 34% / reading 50% proficiency, ranked #93 of 153 in CT (top 61%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 19% free/reduced lunch — higher-income household profile.
• Zoned schools: Seymour High School (math 37% / reading 62%, grade D, #87 of 194 statewide, top 46%, 608 students, 42% FRL) — zoned schools average 42% FRL vs 19% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 55 active listings in the ZIP; solid renter incomes; 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 in 5+ unit buildings).
• At $4,540/mo this rent would consume 51% of the median local household income ($108k/yr) (locally 221% 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 (-2.4%/yr); year-one equity from $3k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($419k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y 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 $191k; list at $425k implies a 123% 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, 27% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $418,625 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 8.24%
• Cash-on-cash: 6.96%
• DSCR: 1.31
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $566,322
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
202 W Church St	0.66mi	4/3.0 (-1)	2,560 (+0%)	7mo	$568,000	$222	54
13-15 Bungay Rd	0.69mi	6/2.0 (+1)	2,440 (-4%)	18mo	$323,000	$132	40

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

Projected returns pro-forma

-2.41% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.88×
• Total profit: $-14,313
• Equity at exit: $74,573

10-year hold

• IRR: 5.6%
• Equity multiple: 1.45×
• Total profit: $53,538
• Equity at exit: $56,285

Cash invested: $119,000 (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 06483

• Home prices YoY: -0.8%
• Active inventory: 55
• Price-to-rent: 15.6×

Monthly cashflow live

• Estimated rent: $4,540 high
• Mortgage (P&I): −$2,229
• Tax from tax record: −$490 /mo · $5,883/yr
• Insurance: −$177
• HOA: −$0
• Vacancy / Maint / Mgmt: −$953
• Net cashflow: $691

Break-even live

Break-even rent $3,666

Max offer price $425,000

Occupancy floor 80%

Sensitivity live

Price	-10% $931	-5% $811	+0% $691	+5% $570	+10% $450
Rent	-10% $332	-5% $511	+0% $691	+5% $870	+10% $1,049
Rate	-1.0pp $905	-0.5pp $799	base $691	+0.5pp $580	+1.0pp $468

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$4,540
Total (2 units)			$4,540

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-13
   status $425,000 Under Contract 23 DOM
2. 2026-06-10
   days on market $425,000 Active 23 DOM
3. 2026-06-09
   days on market $425,000 Active 22 DOM
4. 2026-06-08
   days on market $425,000 Active 21 DOM
5. 2026-06-07
   days on market $425,000 Active 20 DOM
6. 2026-06-05
   days on market $425,000 Active 17 DOM
7. 2026-06-03
   days on market $425,000 Active 16 DOM
8. 2026-06-03
   days on market $425,000 Active 15 DOM
9. 2026-06-01
   days on market $425,000 Active 14 DOM
10. 2026-05-31
    days on market $425,000 Active 13 DOM
11. 2026-05-18
    listed $425,000 Active
12. 2018-08-24
    soldstatus $191,000 Closed 468-char remark

    Show marketing remark (468 chars)

    2F home located on low traffic street with pond views. 1st floor has 3 bedrooms, large living room, dining rm and eat in kitchen. Pantry with washer/dryer hookups. 2nd flr unit has 2 bedrooms, living rm, dining rm, and eat in kitchen. Detached 1 car garage with shed/workshop. Rear decks for both units, roof approx 7 years old, both hot water tanks newer. 3 zone heat on 1st floor. Full unfinished attic space. 2nd flr unit needs updating. You will love the location.

13. 2018-08-16
    historical 468-char remark

    Show marketing remark (468 chars)

    2F home located on low traffic street with pond views. 1st floor has 3 bedrooms, large living room, dining rm and eat in kitchen. Pantry with washer/dryer hookups. 2nd flr unit has 2 bedrooms, living rm, dining rm, and eat in kitchen. Detached 1 car garage with shed/workshop. Rear decks for both units, roof approx 7 years old, both hot water tanks newer. 3 zone heat on 1st floor. Full unfinished attic space. 2nd flr unit needs updating. You will love the location.

14. 2018-06-16
    historical Under Contract - Continue to Show 468-char remark

    Show marketing remark (468 chars)

    2F home located on low traffic street with pond views. 1st floor has 3 bedrooms, large living room, dining rm and eat in kitchen. Pantry with washer/dryer hookups. 2nd flr unit has 2 bedrooms, living rm, dining rm, and eat in kitchen. Detached 1 car garage with shed/workshop. Rear decks for both units, roof approx 7 years old, both hot water tanks newer. 3 zone heat on 1st floor. Full unfinished attic space. 2nd flr unit needs updating. You will love the location.

15. 2018-06-13
    listed $199,900 Active 468-char remark

    Show marketing remark (468 chars)

    2F home located on low traffic street with pond views. 1st floor has 3 bedrooms, large living room, dining rm and eat in kitchen. Pantry with washer/dryer hookups. 2nd flr unit has 2 bedrooms, living rm, dining rm, and eat in kitchen. Detached 1 car garage with shed/workshop. Rear decks for both units, roof approx 7 years old, both hot water tanks newer. 3 zone heat on 1st floor. Full unfinished attic space. 2nd flr unit needs updating. You will love the location.

ⓘ 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: $5,883 · $490/mo
• Projected year-2 tax: $7,489 · $624/mo
• Expected delta: +$1,606/yr (+$134/mo · 27.3%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $54,480
• − Mortgage interest: −$23,807
• − Property taxes: −$5,883
• − Insurance: −$2,125
• − Repairs & maintenance: −$4,358
• − Management: −$4,358
• − Depreciation: −$12,364
• Taxable income: $1,585
• Est. tax owed @ 24.0%: −$380
• After-tax cash flow: $7,906/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: Seymour School District
• NCES district ID: 0903990
• Math proficiency: 34% ▼ -13.00%
• Reading proficiency: 50% ▼ -5.00%
• Median HH income: $71,700
• Composite: 38.17/100
• National rank: #4263
• State rank: #93 of 153 in CT

Livability — Ansonia

• Score: 71/100
• State rank: #87
• US rank: #6938

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: New Haven County · 688,236 people
• City population: 19,315
• Metro: New Haven-Milford, CT
• Population (ZIP): 16,889
• Household income: $107,708
• Rent vs Own: 25.8% rent · 74.2% own
• Severe rent burden: 221.0

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (67%)
• Race & ethnicity: White 67% Hispanic / Latino 19% Two or more races 16% Black 7% Asian 2%
• Hispanic origin (detail): Mexican 2% Puerto Rican 12%
• Common ancestry: Romanian 9% Scotch-Irish 3% Lithuanian 2%
• Foreign-born: 11% · Canada, Dominican Republic
• Languages at home: 83% English-only · Spanish 10% Russian/Polish/Slavic 3% Other Indo-European 3%

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: ▼ -2.41%
• Current HPI: 294.2705
• Rent YoY: —
• 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

+112.6% since first listed

5 events — show timeline

• 2026-05-18 Listed $425,000 Smart MLS
• 2018-08-24 Sold (MLS) $191,000 Smart MLS
• 2018-08-16 Listing Removed — Smart MLS
• 2018-06-16 Contingent — Smart MLS
• 2018-06-13 Listed $199,900 Smart MLS

Property tax history

+1.4%/yr

Latest (2023): $5,883 · +1.1% YoY. Source: county tax records.