84 Sylvan Ave · New Haven, CT 06519

$389,000

4 bd · 2.0 ba · 1,416 sqft · MultiFamily public records · 44 Days on market

Built 1900 5,227 sqft lot $275/sqft · 41% above area Est $275k · 41% 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 +24.9/30.0
• Appreciation +9.9/10.0
• DSCR +8.1/10.0
• 1% rule +6.0/10.0
• Livability +4.0/5.0
• 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

Strategic Multi-Family Investment in the Heart of New Haven's Medical District Unlock the full potential of 84 Sylvan Avenue, a high-demand two-unit multi-family residence perfectly positioned for both savvy investors and owner-occupants. This well-maintained property spans 1,416 square feet and features a proven layout consisting of two units, each offering a comfortable 2-bedroom, 1-bathroom configuration. The interiors provide an ideal canvas for modern urban living, while the full unfinished basement with hatchway access offers expansive storage solutions-a premium feature for any high-capacity rental property. The exterior is wrapped in durable, low-maintenance light blue vinyl siding

Key facts

• Flat backyard
• Two unit residence
• 5,227 sq ft lot

Tags

• MULTI FAMILY INVESTMENT
• TWO UNIT RESIDENCE
• FULL UNFINISHED BASEMENT
• EXPANSIVE STORAGE SOLUTIONS
• LOW MAINTENANCE VINYL SIDING
• FLAT BACKYARD

Property features AI

Exterior

• Utilities: Public water connected; Public sewer connected; Natural gas service
• Home design: Multi-family property (2-family)
• Construction: Frame and brick construction; Brick and concrete foundation; Asphalt shingle roof
• Exterior features: Level lot; Vinyl siding

Interior

• Bedrooms: Four bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Hot air heating; Natural gas hot water with 40-gallon tank
• Interior features: Nine total rooms; Full, unfinished basement with hatchway

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $389k.

Deal economics

• At list price, monthly cash flow is $831 ($10k/yr) — positive. Per door: $415/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $389k).
• Recommended offer: $377k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: Wilbur Cross High School (math 17% / reading 37%, grade F, #147 of 194 statewide, top 78%, 1,633 students, 76% FRL).
• 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 24d 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).

Forward outlook

• In year one you build about $41k of equity ($3k loan paydown + $38k appreciation (9.8% local appreciation)).
• At projected returns (9.8% appreciation + 3.3% rent growth), your $109k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$66k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($377k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 24y 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 $130k; list at $389k implies a 199% 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, 55% 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 $377,330 (3.0% 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 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.10% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.15%
• DSCR: 1.41
• GRM: 7.6

CMA / ARV

• ARV (median comp): $274,953
• List price: $389,000
• Delta: 41.48%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
262 Davenport Ave	0.24mi	4/2.0	1,440 (+2%)	4mo	$275,000	$191	83
163 West St	0.38mi	5/2.0 (+1)	1,404 (-1%)	3mo	$350,000	$249	74
43 Elliott St	0.08mi	5/2.0 (+1)	1,536 (+8%)	7mo	$265,000	$173	72
156 West St	0.40mi	3/2.0 (-1)	1,556 (+10%)	1mo	$210,000	$135	58
945 Ella T Grasso Blvd	0.50mi	4/2.0	1,484 (+5%)	12mo	$170,000	$115	58
20 Waverly St	0.23mi	4/2.0	1,626 (+15%)	22mo	$361,000	$222	46
53 Thorn St	0.52mi	5/2.0 (+1)	1,602 (+13%)	14mo	$350,000	$218	38
24 Batter Ter	0.51mi	3/2.5 (-1)	1,618 (+14%)	13mo	$320,000	$198	35

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: 30.7%
• Equity multiple: 3.40×
• Total profit: $260,970
• Equity at exit: $345,050

10-year hold

• IRR: 26.7%
• Equity multiple: 7.69×
• Total profit: $728,182
• Equity at exit: $738,449

Cash invested: $108,920 (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: 15.2×

Monthly cashflow live

• Estimated rent: $4,270 high
• Mortgage (P&I): −$2,040
• Tax from tax record: −$340 /mo · $4,086/yr
• Insurance: −$162
• HOA: −$0
• Vacancy / Maint / Mgmt: −$897
• Net cashflow: $831

Break-even live

Break-even rent $3,218

Max offer price $389,000

Occupancy floor 76%

Sensitivity live

Price	-10% $1,051	-5% $941	+0% $831	+5% $721	+10% $611
Rent	-10% $493	-5% $662	+0% $831	+5% $999	+10% $1,168
Rate	-1.0pp $1,027	-0.5pp $930	base $831	+0.5pp $730	+1.0pp $627

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$4,270
Total (2 units)			$4,270

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: $97,250
• Closing costs: $11,670
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
87 Orchard St Unit 2 New Haven, CT	3.0	1.0	1044	$1,750	$1.68	19d	1	0.01mi
54 Orchard St Unit 52B New Haven, CT	3.0	2.0	1200	$2,600	$2.17	44d	1	0.07mi
46 Orchard St Unit 46B New Haven, CT	3.0	2.0	1200	$2,600	$2.17	24d	1	0.08mi
46 Orchard St Unit 46A New Haven, CT	3.0	2.0	1200	$2,600	$2.17	44d	1	0.08mi
32 Auburn St Unit 2 New Haven, CT	3.0	1.0	1300	$2,300	$1.77	24d	1	0.21mi
32 Auburn St Unit 2 New Haven, CT	4.0	1.0	1350	$2,200	$1.63	44d	1	0.21mi
408 Legion Ave Unit 2 New Haven, CT	3.0	1.0	1610	$2,000	$1.24	44d	1	0.21mi
108 Greenwood St New Haven, CT	3.0	1.0	1000	$2,100	$2.10	12d	1	0.27mi
5 Gilbert Ave Unit 1 New Haven, CT	3.0	1.0	1254	$2,000	$1.59	19d	1	0.29mi
5 Gilbert Ave Unit 3 New Haven, CT	5.0	2.0	1240	$1,700	$1.37	24d	1	0.29mi
5 Gilbert Ave Unit 1 New Haven, CT	3.0	1.0	1254	$2,000	$1.59	24d	1	0.29mi
92 Arch St Unit 2 New Haven, CT	3.0	1.0	1019	$2,000	$1.96	44d	1	0.31mi
546 Congress Ave Unit 2nd floor New Haven, CT	3.0	1.0	960	$1,700	$1.77	12d	1	0.33mi
185 Winthrop Ave Unit 1 New Haven, CT	3.0	1.0	1357	$2,100	$1.55	4d	1	0.37mi
29 White St Unit 3 New Haven, CT	3.0	1.0	1240	$1,750	$1.41	24d	1	0.40mi
33 Howe St Unit 33-3R New Haven, CT	3.0	1.0	1000	$2,295	$2.29	15d	1	0.41mi
106 Dwight St Unit 36 New Haven, CT	3.0	1.0	900	$960	$1.07	24d	1	0.41mi
41 Howe St New Haven, CT	4.0	2.0	1795	$3,750	$2.09	44d	1	0.42mi
41 Howe St Apt 2 New Haven, CT	3.0	1.0	1795	$3,200	$1.78	44d	1	0.42mi
41 Howe St Apt 2 New Haven, CT	3.0	1.0	1795	$3,200	$1.78	24d	1	0.42mi
120 Dwight St New Haven, CT	3.0	2.0	1750	$3,175	$1.81	22d	2	0.43mi
467 Columbus Ave Unit 1W New Haven, CT	3.0	1.0	932	$1,900	$2.04	44d	1	0.43mi
402 Crown St Unit 402-1 New Haven, CT	4.0	2.0	1275	$4,995	$3.92	44d	1	0.44mi
392 Crown St Unit 392-2 New Haven, CT	3.0	1.0	1150	$2,295	$2.00	44d	1	0.45mi
169 Gilbert Ave Unit 1 New Haven, CT	3.0	1.5	1008	$2,000	$1.98	44d	1	0.46mi
10 Kensington St New Haven, CT	3.0	2.0	1150	$2,195	$1.91	44d	1	0.48mi
15 Hallock St New Haven, CT	4.0	2.0	1221	$2,650	$2.17	12d	1	0.48mi
10 Batter Ter Unit 2 New Haven, CT	3.0	1.0	940	$1,800	$1.91	22d	1	0.51mi
1476 Chapel St Unit 301 New Haven, CT	4.0	1.5	1200	$1,800	$1.50	15d	1	0.52mi
365 Orchard St New Haven, CT	2.0–4.0	1.0	1175	$2,395	$2.04	15d	4	0.52mi
1476 Chapel St Unit 102 New Haven, CT	3.0	1.0	1000	$1,500	$1.50	44d	1	0.53mi
745 George St Unit 3rd Floor New Haven, CT	3.0	1.0	900	$1,450	$1.61	15d	1	0.54mi
1494 Chapel St Unit 1R New Haven, CT	3.0	1.0	1800	$2,000	$1.11	4d	1	0.55mi
1175 Chapel St Unit 100 New Haven, CT	3.0	1.0	1200	$2,800	$2.33	15d	1	0.57mi
66 Kensington St Unit 2 New Haven, CT	3.0	2.0	1800	$2,100	$1.17	24d	1	0.58mi
48 Miller St Unit 1 New Haven, CT	3.0	2.0	1500	$2,000	$1.33	44d	1	0.59mi
270 Edgewood Ave Unit 3 New Haven, CT	3.0	1.0	975	$2,000	$2.05	44d	1	0.61mi
65 Edgewood Ave New Haven, CT	3.0	2.0	1400	$2,695	$1.93	15d	1	0.61mi
188 Lafayette St Unit 1383006P New Haven, CT	2.0–3.0	1.0–2.0	1049	$5,539	$5.28	4d	2	0.64mi
107 Howe St Unit A New Haven, CT	3.0	2.5	1025	$3,600	$3.51	15d	1	0.66mi

Listing history 42 events

1. 2026-06-18
   days on market $389,000 Active 44 DOM
2. 2026-06-17
   days on market $389,000 Active 43 DOM
3. 2026-06-16
   days on market $389,000 Active 42 DOM
4. 2026-06-15
   days on market $389,000 Active 41 DOM
5. 2026-06-14
   days on market $389,000 Active 39 DOM
6. 2026-06-13
   days on market $389,000 Active 38 DOM
7. 2026-06-10
   days on market $389,000 Active 36 DOM
8. 2026-06-09
   days on market $389,000 Active 35 DOM
9. 2026-06-08
   days on market $389,000 Active 34 DOM
10. 2026-06-07
    days on market $389,000 Active 33 DOM
11. 2026-06-05
    days on market $389,000 Active 30 DOM
12. 2026-06-03
    days on market $389,000 Active 29 DOM
13. 2026-06-03
    days on market $389,000 Active 28 DOM
14. 2026-06-01
    days on market $389,000 Active 27 DOM
15. 2026-05-31
    days on market $389,000 Active 26 DOM
16. 2026-05-01
    listed $389,000 Active 1494-char remark
17. 2026-04-13
    historical
18. 2026-03-23
    listed $319,900 Active
19. 2026-01-21
    historical
20. 2025-11-20
    price $309,900
21. 2025-11-19
    historical
22. 2025-11-19
    listed $319,900 Active
23. 2025-11-18
    price $309,900
24. 2025-05-20
    price $314,900
25. 2025-03-14
    listed $319,900 Active
26. 2020-12-03
    soldstatus $130,000
27. 2020-11-23
    soldstatus $130,000 Closed
28. 2020-08-20
    historical Under Contract - Continue to Show
29. 2020-08-20
    status Active
30. 2020-07-26
    historical Under Contract - Continue to Show
31. 2020-06-30
    listed $149,900 Active
32. 2006-12-31
    historical
33. 2006-06-22
    listed $169,900
34. 2004-08-02
    soldstatus $128,000
35. 2004-07-30
    soldstatus $128,000
36. 2004-03-01
    listed $129,900
37. 2003-01-09
    soldstatus $58,000
38. 2002-10-04
    listed $56,000
39. 1999-10-14
    soldstatus $67,774
40. 1999-07-01
    soldstatus $67,000
41. 1988-02-02
    soldstatus $135,000
42. 1987-10-13
    soldstatus $54,000

ⓘ 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: $4,086 · $340/mo
• Projected year-2 tax: $6,205 · $517/mo
• Expected delta: +$2,119/yr (+$177/mo · 51.9%)

ⓘ 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 · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 55% 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: $51,240
• − Mortgage interest: −$21,790
• − Property taxes: −$4,086
• − Insurance: −$1,945
• − Repairs & maintenance: −$4,099
• − Management: −$4,099
• − Depreciation: −$11,316
• Taxable income: $3,904
• Est. tax owed @ 24.0%: −$937
• After-tax cash flow: $9,032/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

+620.4% since first listed

27 events — show timeline

• 2026-05-01 Listed $389,000 Smart MLS
• 2026-04-13 Listing Removed — Smart MLS
• 2026-03-23 Listed $319,900 Smart MLS
• 2026-01-21 Listing Removed — Smart MLS
• 2025-11-20 Price Changed $309,900 Smart MLS
• 2025-11-19 Listing Removed — Smart MLS
• 2025-11-19 Listed $319,900 Smart MLS
• 2025-11-18 Price Changed $309,900 Smart MLS
• 2025-05-20 Price Changed $314,900 Smart MLS
• 2025-03-14 Listed $319,900 Smart MLS
• 2020-12-03 Sold (Public Records) $130,000 Public Records
• 2020-11-23 Sold (MLS) $130,000 Smart MLS
• 2020-08-20 Contingent — Smart MLS
• 2020-08-20 Relisted — Smart MLS
• 2020-07-26 Contingent — Smart MLS
• 2020-06-30 Listed $149,900 Smart MLS
• 2006-12-31 Listing Removed — Smart MLS
• 2006-06-22 Listed $169,900 Smart MLS
• 2004-08-02 Sold (Public Records) $128,000 Public Records
• 2004-07-30 Sold (MLS) $128,000 Smart MLS
• 2004-03-01 Listed $129,900 Smart MLS
• 2003-01-09 Sold (MLS) $58,000 Smart MLS
• 2002-10-04 Listed $56,000 Smart MLS
• 1999-10-14 Sold (Public Records) $67,774 Public Records
• 1999-07-01 Sold (Public Records) $67,000 Public Records
• 1988-02-02 Sold (Public Records) $135,000 Public Records
• 1987-10-13 Sold (Public Records) $54,000 Public Records

Property tax history

+6.5%/yr

Latest (2023): $4,086 · -6.4% YoY. Source: county tax records.