343 Greenwich Ave · New Haven, CT 06519

$575,000

6 bd · 2.0 ba · 2,420 sqft · MultiFamily public records · 19 Days on market

Built 1900 7,405 sqft lot Est $394k · 46% over

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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 +15.0/30.0
• Appreciation +9.9/10.0
• DSCR +4.6/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Welcome to 343 Greenwich Ave! Located in the heart of The Hill, this newly updated 2-family offers turnkey living for investors or owner-occupants. Each unit features brand-new kitchens with updated appliances, modern bathrooms, new flooring, and fresh paint throughout, providing a clean, low-maintenance investment. A standout feature is the oversized 4-car garage-rare for the area-offering excellent potential for additional income through parking, storage, or possible conversion under New Haven's ADU initiative (buyer to perform due diligence). The property also includes a bonus room and full bathroom in the basement, adding flexibility and utility. Enjoy a spacious yard, perfect for outdo

Key facts

• 7,405 sq ft lot
• 4 garage spots
• Built 1900

Property features AI

Finance

• Other: Property located in New Haven County, Connecticut; Nearby amenities include medical facilities, park, playground/tot lot, public transportation, shopping/mall, and walkable bus lines; GPS-friendly directions available
• Financial info: No investor cash flow or income/expense details provided
• HOA & community: No HOA details provided

Exterior

• Parking: Detached garage; 4 garages; Total parking for 7 vehicles; Driveway parking
• Security: No security details provided
• Utilities: Public water connected; Public sewer connected; Natural gas service
• Home design: Multi-family property (2-family subtype); Multi-family for sale
• Construction: Frame construction; Aluminum exterior siding; Asphalt shingle roof; Stone foundation; Built area recorded (per public record) 2420
• Exterior features: Level lot; Private paved driveway; Paved surfaces and off-street parking

Interior

• Kitchen: No kitchen appliance details provided
• Bedrooms: 7 bedrooms
• Flooring: No flooring details provided
• Bathrooms: 3 full bathrooms
• Heating & cooling: Hot water heat; Natural gas for heat and hot water; Active solar energy features
• Interior features: 12 total rooms; Full basement with interior access, partially finished and full walk-out; Finished walk-up attic; 3 full bathrooms; 3 total units in the building
• Laundry & utility: Laundry in basement with basement hook-ups

What this means for you Summary

Snapshot

• This is a 2 × 4-bed/1.5-bath units multifamily listed at $575k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive. Per door: $91/mo.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $505k (12.2% below list).
• Recommended offer: $505k (12.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: schools D+, 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.
• Market conditions: Rents rising (+3.3%/yr); 46 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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 $5,049/mo this rent would consume 122% 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 $60k of equity ($4k loan paydown + $56k appreciation (9.8% local appreciation)).
• At projected returns (9.8% appreciation + 3.3% rent growth), your $161k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$97k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($566k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: 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 $504,900 (12.2% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — 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. 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?
7. 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?
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 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: 6.67%
• Cash-on-cash: 1.36%
• DSCR: 1.06
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $394,460
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
20-22 Hurlburt St	0.33mi	6/3.0	2,429 (+0%)	0mo	$362,500	$149	80
121 Plymouth St	0.17mi	5/2.0 (-1)	2,539 (+5%)	10mo	$355,000	$140	71
222 Howard Ave	0.09mi	5/3.0 (-1)	2,311 (-4%)	11mo	$470,000	$203	70
133 Plymouth St	0.17mi	6/3.0	2,100 (-13%)	4mo	$275,000	$131	63
272 Greenwich Ave	0.11mi	6/3.0	2,684 (+11%)	13mo	$450,000	$168	62
173 Rosette St	0.42mi	5/2.0 (-1)	2,312 (-4%)	13mo	$212,625	$92	57
152 Lamberton St	0.30mi	6/3.0	2,080 (-14%)	8mo	$340,000	$163	52
95 Frank St	0.65mi	6/3.0	2,243 (-7%)	2mo	$385,000	$172	52
210 Rosette St	0.44mi	6/3.0	2,205 (-9%)	12mo	$430,000	$195	51
109 Hurlburt St	0.49mi	6/3.0	2,677 (+11%)	9mo	$290,000	$108	48
28 Frank St	0.68mi	7/2.0 (+1)	2,282 (-6%)	8mo	$330,000	$145	48
45 Frank St	0.68mi	6/3.0	2,120 (-12%)	4mo	$430,000	$203	40

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: 25.0%
• Equity multiple: 2.98×
• Total profit: $318,810
• Equity at exit: $510,035

10-year hold

• IRR: 22.1%
• Equity multiple: 6.78×
• Total profit: $930,812
• Equity at exit: $1,091,537

Cash invested: $161,000 (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 06519

• Home prices YoY: 2.7%
• Rents YoY: 3.3%
• Active inventory: 46
• Price-to-rent: 19.0×

Monthly cashflow live

• Estimated rent: $5,049 high
• Mortgage (P&I): −$3,015
• Tax from tax record: −$551 /mo · $6,612/yr
• Insurance: −$240
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,060
• Net cashflow: $183

Break-even live

Break-even rent $4,818

Max offer price $575,000

Occupancy floor 91%

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

Units	Beds	Baths	Est. rent
▸ 2× units	4	1.5	$5,048
Total (2 units)			$5,049

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: $143,750
• Closing costs: $17,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
34 Cassius St Unit 36 New Haven, CT	5.0	2.0	1872	$2,300	$1.23	43d	1	0.29mi
37 Center St Unit 2 West Haven, CT	5.0	2.0	2500	$3,300	$1.32	2d	1	0.83mi
395 Crown St New Haven, CT	6.0	3.5	2889	$7,195	$2.49	43d	1	1.42mi
131 Dwight St Unit 1 New Haven, CT	6.0	3.0	3097	$6,250	$2.02	23d	1	1.48mi
131 Dwight St Unit 1 New Haven, CT	6.0	3.0	3000	$6,250	$2.08	14d	1	1.48mi

Listing history 12 events

1. 2026-06-18
   days on market $575,000 Active 19 DOM
2. 2026-06-17
   days on market $575,000 Active 18 DOM
3. 2026-06-16
   days on market $575,000 Active 17 DOM
4. 2026-06-15
   days on market $575,000 Active 16 DOM
5. 2026-06-14
   days on market $575,000 Active 14 DOM
6. 2026-06-13
   days on market $575,000 Active 13 DOM
7. 2026-06-10
   days on market $575,000 Active 11 DOM
8. 2026-06-09
   days on market $575,000 Active 10 DOM
9. 2026-06-08
   days on market $575,000 Active 9 DOM
10. 2026-06-07
    days on market $575,000 Active 8 DOM
11. 2026-06-05
    remarks 699-char remark
12. 2026-06-05
    listed $575,000 Active 5 DOM

ⓘ 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: $6,612 · $551/mo
• Projected year-2 tax: $9,458 · $788/mo
• Expected delta: +$2,846/yr (+$237/mo · 43.1%)

ⓘ 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 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: $60,588
• − Mortgage interest: −$32,209
• − Property taxes: −$6,612
• − Insurance: −$2,875
• − Repairs & maintenance: −$4,847
• − Management: −$4,847
• − Depreciation: −$16,727
• Taxable loss: −$7,529
• Est. tax savings @ 24.0%: +$1,807
• After-tax cash flow: $4,000/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

+155.6% since first listed

6 events — show timeline

• 2026-06-05 Relisted — Smart MLS
• 2026-04-26 Listing Removed — Smart MLS
• 2026-04-22 Listed $575,000 Smart MLS
• 2026-04-10 Coming Soon $575,000 Smart MLS
• 2024-10-03 Listing Removed — Smart MLS
• 2024-09-11 Listed $225,000 Smart MLS

Property tax history

+5.6%/yr

Latest (2023): $6,612 · -6.4% YoY. Source: county tax records.