205 Hawkins St · Derby, CT 06418

$625,000

6 bd · 3.0 ba · 3,881 sqft · MultiFamily public records · 50 Days on market

Built 1925 6,969 sqft lot $161/sqft · at area comps Est $483k · 29% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.7/5.0
• Schools +2.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Investors and first time home buyers your search is officially over with this fully rented out 3 family income earner. 3 large 2 bedroom 1 bath units, first floor has been completely gutted and redone with all new windows plumbing electrical and all appliances. Furnaces and hot water heater have been fully serviced every year and well maintained. These units has been rented out for many years with good paying tenants. This very well maintained property is located a few blocks away from the highway, restaurants and shopping. Great for investors who want a property that needs no work just collect rent ,or a first time home buyer who can live in one unit and collect on the rest. Property has paved driveway as well as off street parking with a huge yard double tier back yard for hosting family events. Don't miss out your new home awaits! Owner / Agent Related.

Key facts

• 6,969 sq ft lot
• 3 parking spots
• Built 1925

Property features AI

Exterior

• Parking: Driveway; 3 parking spaces
• Utilities: Public water connected; Public sewer connected; Above-ground fuel tank
• Home design: Multi-family property (3-family)
• Construction: Frame construction; Concrete foundation; Asphalt shingle roof; Vinyl siding
• Exterior features: Treed lot; Shared driveway

Interior

• Bedrooms: 5 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Hot air heating; Electric and oil fuel sources; 40-gallon hot water tank
• Interior features: 12 total rooms; Full basement

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/3.0-bath units multifamily listed at $625k.

Deal economics

• At list price, monthly cash flow is $3k ($41k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $625k).
• Recommended offer: $606k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 4.0% in Derby — 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 74/100 on livability (#64 in CT, #4,574 nationally) — a middle-class / working-renter tenant base. Strengths: housing A+, health & safety A+, cost of living B; Watch: crime D+, employment D+, amenities F.
• Derby School District (suburban): math 22% / reading 36% proficiency, ranked #127 of 153 in CT (top 83%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Derby High School (math 5% / reading 34%, grade F, #165 of 194 statewide, top 87%, 369 students, 51% FRL) — zoned schools at 51% FRL track the district average.
• Market conditions: 39 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 in 5+ unit buildings).
• At $9,491/mo this rent would consume 145% of the median local household income ($79k/yr) (locally 711% 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 $4k of loan paydown is wiped out by about $19k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $175k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($606k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 26y 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 $360k; list at $625k implies a 73% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — 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 $606,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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 1925 — 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 D 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: 1.52% ✓
• Cap rate: 12.87%
• Cash-on-cash: 23.47%
• DSCR: 2.04
• GRM: 5.5

CMA / ARV

• ARV (median comp): $482,888
• List price: $625,000
• Delta: 29.43%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
124 Smith St	0.18mi	6/3.0	3,600 (-7%)	1mo	$520,000	$144	79
70 Atwater Ave	0.21mi	7/3.0 (+1)	4,351 (+12%)	21mo	$580,000	$133	47
105 Olivia St	0.51mi	7/4.0 (+1)	3,402 (-12%)	14mo	$610,000	$179	35

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

Projected returns pro-forma

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

5-year hold

• IRR: 16.6%
• Equity multiple: 1.67×
• Total profit: $116,733
• Equity at exit: $93,190

10-year hold

• IRR: 25.1%
• Equity multiple: 3.18×
• Total profit: $382,353
• Equity at exit: $54,039

Cash invested: $175,000 (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 06418

• Home prices YoY: -19.5%
• Active inventory: 39
• Price-to-rent: 16.5×

Monthly cashflow live

• Estimated rent: $9,491 medium
• Mortgage (P&I): −$3,278
• Tax from tax record: −$537 /mo · $6,442/yr
• Insurance: −$260
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,993
• Net cashflow: $3,423

Break-even live

Break-even rent $5,158

Max offer price $625,000

Occupancy floor 59%

Sensitivity live

Price	-10% $3,777	-5% $3,600	+0% $3,423	+5% $3,246	+10% $3,069
Rent	-10% $2,673	-5% $3,048	+0% $3,423	+5% $3,798	+10% $4,173
Rate	-1.0pp $3,738	-0.5pp $3,582	base $3,423	+0.5pp $3,261	+1.0pp $3,096

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

Units	Beds	Baths	Est. rent
▸ 3× units	5	3	$9,492
Total (3 units)			$9,491

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: $156,250
• Closing costs: $18,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
145 Hawkins St Derby, CT	5.0	1.5	2632	$3,500	$1.33	24d	1	0.16mi

Listing history 20 events

1. 2026-06-18
   days on market $625,000 Active 50 DOM
2. 2026-06-17
   days on market $625,000 Active 49 DOM
3. 2026-06-16
   days on market $625,000 Active 48 DOM
4. 2026-06-15
   days on market $625,000 Active 47 DOM
5. 2026-06-14
   days on market $625,000 Active 45 DOM
6. 2026-06-10
   days on market $625,000 Active 42 DOM
7. 2026-06-09
   days on market $625,000 Active 41 DOM
8. 2026-06-08
   days on market $625,000 Active 40 DOM
9. 2026-06-07
   days on market $625,000 Active 39 DOM
10. 2026-06-03
    days on market $625,000 Active 35 DOM
11. 2026-06-03
    days on market $625,000 Active 34 DOM
12. 2026-06-01
    days on market $625,000 Active 33 DOM
13. 2026-05-31
    days on market $625,000 Active 32 DOM
14. 2026-04-29
    listed $625,000 Active 94-char remark
15. 2021-02-03
    soldstatus $360,500 Closed 869-char remark

    Show marketing remark (869 chars)

    Investors and first time home buyers your search is officially over with this fully rented out 3 family income earner. 3 large 2 bedroom 1 bath units, first floor has been completely gutted and redone with all new windows plumbing electrical and all appliances. Furnaces and hot water heater have been fully serviced every year and well maintained. These units has been rented out for many years with good paying tenants. This very well maintained property is located a few blocks away from the highway, restaurants and shopping. Great for investors who want a property that needs no work just collect rent ,or a first time home buyer who can live in one unit and collect on the rest. Property has paved driveway as well as off street parking with a huge yard double tier back yard for hosting family events. Don't miss out your new home awaits! Owner / Agent Related.

16. 2020-10-11
    listed $349,500 Active 869-char remark

    Show marketing remark (869 chars)

    Investors and first time home buyers your search is officially over with this fully rented out 3 family income earner. 3 large 2 bedroom 1 bath units, first floor has been completely gutted and redone with all new windows plumbing electrical and all appliances. Furnaces and hot water heater have been fully serviced every year and well maintained. These units has been rented out for many years with good paying tenants. This very well maintained property is located a few blocks away from the highway, restaurants and shopping. Great for investors who want a property that needs no work just collect rent ,or a first time home buyer who can live in one unit and collect on the rest. Property has paved driveway as well as off street parking with a huge yard double tier back yard for hosting family events. Don't miss out your new home awaits! Owner / Agent Related.

17. 2003-10-31
    soldstatus $250,000
18. 2001-04-24
    soldstatus $165,000
19. 2001-04-23
    soldstatus $165,000
20. 2000-08-11
    listed $172,000

ⓘ 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: $6,442 · $537/mo
• Projected year-2 tax: $9,908 · $826/mo
• Expected delta: +$3,466/yr (+$289/mo · 53.8%)

ⓘ 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 6/10 Major 7 d/yr ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $113,892
• − Mortgage interest: −$35,010
• − Property taxes: −$6,442
• − Insurance: −$3,125
• − Repairs & maintenance: −$9,111
• − Management: −$9,111
• − Depreciation: −$18,182
• Taxable income: $32,911
• Est. tax owed @ 24.0%: −$7,899
• After-tax cash flow: $33,178/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: Derby School District
• NCES district ID: 0901110
• Math proficiency: 22% ▼ -8.00%
• Reading proficiency: 36% ▼ -1.00%
• Median HH income: $52,988
• Composite: 25.61/100
• National rank: #7410
• State rank: #127 of 153 in CT

Livability — Derby

• Score: 74/100
• State rank: #64
• US rank: #4574

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Derby, CT
• County: New Haven County · 688,236 people
• City population: 12,205
• Metro: New Haven-Milford, CT
• Population (ZIP): 12,205
• Household income: $78,542
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 711.0

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 60% Hispanic / Latino 21% Black 10% Two or more races 8% Asian 2%
• Hispanic origin (detail): Puerto Rican 12% Dominican 3%
• Common ancestry: Romanian 8% Russian 3% Slovak 2%
• Foreign-born: 12% · Canada, China, Jamaica
• Languages at home: 78% English-only · Spanish 16% Other Indo-European 2% Russian/Polish/Slavic 2%

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: ▼ -49.06%
• Current HPI: 202.3832
• 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

+263.4% since first listed

7 events — show timeline

• 2026-04-29 Listed $625,000 Smart MLS
• 2021-02-03 Sold (MLS) $360,500 Smart MLS
• 2020-10-11 Listed $349,500 Smart MLS
• 2003-10-31 Sold (Public Records) $250,000 Public Records
• 2001-04-24 Sold (Public Records) $165,000 Public Records
• 2001-04-23 Sold (MLS) $165,000 Smart MLS
• 2000-08-11 Listed $172,000 Smart MLS

Property tax history

+4.1%/yr

Latest (2022): $6,442 · +0.0% YoY. Source: county tax records.