11 Middle St · New Milford, CT 06776

$650,000

6 bd · 2.5 ba · 3,536 sqft · MultiFamily public records · 80 Days on market

Built 1815 4,791 sqft lot $184/sqft · 10% below area Est $722k · 10% under

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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 +17.5/30.0
• ARV discount +12.0/15.0
• DSCR +5.5/10.0
• 1% rule +4.4/10.0
• Livability +4.3/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

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

Listing remarks MLS

Multi-family home located in the heart of New Milford, offering a walkable location close to the Village Green, train station, shopping, dining, theater, parks and local amenities. The property features two identical townhouse-style units with separate entrances, one in the front and one in the rear. Each unit includes three bedrooms and 2.5 bathrooms with a multi-level floor plan. The main level offers a living room, kitchen, dining area and half bath. The second level features two bedrooms, a shared Jack-and-Jill full bath, and in-unit washer and dryer. The third level offers a spacious primary bedroom suite with a full bath. Unit 2 is tenant occupied on month-to-month lease. Additional highlights include off-street parking with a desirable village location. Tenants pays for all utilities and owner pays sewer fees and snow removal.

Key facts

• Multi family home
• Separate entrances
• Walkable location

Tags

• MULTI FAMILY HOME
• WALKABLE LOCATION
• TOWNHOUSE STYLE UNITS
• SEPARATE ENTRANCES
• IN UNIT WASHER AND DRYER
• PRIMARY BEDROOM SUITE

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.5-bath units multifamily listed at $650k.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive. Per door: $252/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 $611k (6.0% below list).
• Recommended offer: $611k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.2% vs local median 3.6% in New Milford — 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 86/100 on livability (#2 in CT, #371 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, housing A+; Watch: cost of living C-, amenities D-.
• New Milford School District (suburban): math 29% / reading 47% proficiency, ranked #100 of 153 in CT (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 147 active listings in the ZIP; solid renter incomes; 1,151 units permitted in Western Connecticut Planning Region in 2024 (714 in 5+ unit buildings).
• At $6,111/mo this rent would consume 70% of the median local household income ($104k/yr) (locally 627% 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 $20k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($611k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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 $510k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1815 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $611,000 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% 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 1815 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 0.94% ✗
• Cap rate: 7.22%
• Cash-on-cash: 3.32%
• DSCR: 1.15
• GRM: 8.9

CMA / ARV

• ARV (median comp): $721,862
• List price: $650,000
• Delta: -9.96%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 East St	0.27mi	6/3.0	3,446 (-2%)	12mo	$361,000	$105	71

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: -11.1%
• Equity multiple: 0.60×
• Total profit: $-73,259
• Equity at exit: $96,917

10-year hold

• IRR: -1.8%
• Equity multiple: 0.88×
• Total profit: $-22,529
• Equity at exit: $56,200

Cash invested: $182,000 (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 06776

• Active inventory: 147
• Price-to-rent: 17.7×

Monthly cashflow live

• Estimated rent: $6,111 medium
• Mortgage (P&I): −$3,409
• Tax from tax record: −$644 /mo · $7,734/yr
• Insurance: −$271
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,283
• Net cashflow: $504

Break-even live

Break-even rent $5,473

Max offer price $650,000

Occupancy floor 87%

Sensitivity live

Price	-10% $872	-5% $688	+0% $504	+5% $320	+10% $136
Rent	-10% $21	-5% $262	+0% $504	+5% $745	+10% $986
Rate	-1.0pp $831	-0.5pp $669	base $504	+0.5pp $335	+1.0pp $164

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2.5	$6,112
Total (2 units)			$6,111

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: $162,500
• Closing costs: $19,500
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-13
   statusdays on market $650,000 Under Contract 80 DOM
2. 2026-06-10
   days on market $650,000 Under Contract - Continue to Show 79 DOM
3. 2026-06-09
   days on market $650,000 Under Contract - Continue to Show 78 DOM
4. 2026-06-08
   days on market $650,000 Under Contract - Continue to Show 77 DOM
5. 2026-06-07
   days on market $650,000 Under Contract - Continue to Show 76 DOM
6. 2026-06-05
   days on market $650,000 Under Contract - Continue to Show 73 DOM
7. 2026-06-03
   days on market $650,000 Under Contract - Continue to Show 72 DOM
8. 2026-06-02
   days on market $650,000 Under Contract - Continue to Show 71 DOM
9. 2026-06-01
   days on market $650,000 Under Contract - Continue to Show 70 DOM
10. 2026-05-31
    days on market $650,000 Under Contract - Continue to Show 69 DOM
11. 2026-05-30
    days on market $650,000 Under Contract - Continue to Show 68 DOM
12. 2026-05-06
    historical Under Contract - Continue to Show 845-char remark

    Show marketing remark (845 chars)

    Multi-family home located in the heart of New Milford, offering a walkable location close to the Village Green, train station, shopping, dining, theater, parks and local amenities. The property features two identical townhouse-style units with separate entrances, one in the front and one in the rear. Each unit includes three bedrooms and 2.5 bathrooms with a multi-level floor plan. The main level offers a living room, kitchen, dining area and half bath. The second level features two bedrooms, a shared Jack-and-Jill full bath, and in-unit washer and dryer. The third level offers a spacious primary bedroom suite with a full bath. Unit 2 is tenant occupied on month-to-month lease. Additional highlights include off-street parking with a desirable village location. Tenants pays for all utilities and owner pays sewer fees and snow removal.

13. 2026-04-29
    price $650,000 845-char remark

    Show marketing remark (845 chars)

    Multi-family home located in the heart of New Milford, offering a walkable location close to the Village Green, train station, shopping, dining, theater, parks and local amenities. The property features two identical townhouse-style units with separate entrances, one in the front and one in the rear. Each unit includes three bedrooms and 2.5 bathrooms with a multi-level floor plan. The main level offers a living room, kitchen, dining area and half bath. The second level features two bedrooms, a shared Jack-and-Jill full bath, and in-unit washer and dryer. The third level offers a spacious primary bedroom suite with a full bath. Unit 2 is tenant occupied on month-to-month lease. Additional highlights include off-street parking with a desirable village location. Tenants pays for all utilities and owner pays sewer fees and snow removal.

14. 2026-04-20
    status Active 845-char remark

    Show marketing remark (845 chars)

    Multi-family home located in the heart of New Milford, offering a walkable location close to the Village Green, train station, shopping, dining, theater, parks and local amenities. The property features two identical townhouse-style units with separate entrances, one in the front and one in the rear. Each unit includes three bedrooms and 2.5 bathrooms with a multi-level floor plan. The main level offers a living room, kitchen, dining area and half bath. The second level features two bedrooms, a shared Jack-and-Jill full bath, and in-unit washer and dryer. The third level offers a spacious primary bedroom suite with a full bath. Unit 2 is tenant occupied on month-to-month lease. Additional highlights include off-street parking with a desirable village location. Tenants pays for all utilities and owner pays sewer fees and snow removal.

15. 2026-02-11
    status Under Contract 845-char remark

    Show marketing remark (845 chars)

    Multi-family home located in the heart of New Milford, offering a walkable location close to the Village Green, train station, shopping, dining, theater, parks and local amenities. The property features two identical townhouse-style units with separate entrances, one in the front and one in the rear. Each unit includes three bedrooms and 2.5 bathrooms with a multi-level floor plan. The main level offers a living room, kitchen, dining area and half bath. The second level features two bedrooms, a shared Jack-and-Jill full bath, and in-unit washer and dryer. The third level offers a spacious primary bedroom suite with a full bath. Unit 2 is tenant occupied on month-to-month lease. Additional highlights include off-street parking with a desirable village location. Tenants pays for all utilities and owner pays sewer fees and snow removal.

16. 2026-01-28
    historical Under Contract - Continue to Show 845-char remark

    Show marketing remark (845 chars)

    Multi-family home located in the heart of New Milford, offering a walkable location close to the Village Green, train station, shopping, dining, theater, parks and local amenities. The property features two identical townhouse-style units with separate entrances, one in the front and one in the rear. Each unit includes three bedrooms and 2.5 bathrooms with a multi-level floor plan. The main level offers a living room, kitchen, dining area and half bath. The second level features two bedrooms, a shared Jack-and-Jill full bath, and in-unit washer and dryer. The third level offers a spacious primary bedroom suite with a full bath. Unit 2 is tenant occupied on month-to-month lease. Additional highlights include off-street parking with a desirable village location. Tenants pays for all utilities and owner pays sewer fees and snow removal.

17. 2026-01-14
    listed $680,000 Active 845-char remark

    Show marketing remark (845 chars)

    Multi-family home located in the heart of New Milford, offering a walkable location close to the Village Green, train station, shopping, dining, theater, parks and local amenities. The property features two identical townhouse-style units with separate entrances, one in the front and one in the rear. Each unit includes three bedrooms and 2.5 bathrooms with a multi-level floor plan. The main level offers a living room, kitchen, dining area and half bath. The second level features two bedrooms, a shared Jack-and-Jill full bath, and in-unit washer and dryer. The third level offers a spacious primary bedroom suite with a full bath. Unit 2 is tenant occupied on month-to-month lease. Additional highlights include off-street parking with a desirable village location. Tenants pays for all utilities and owner pays sewer fees and snow removal.

18. 2021-12-14
    soldstatus $510,000
19. 2005-10-02
    historical
20. 2005-04-23
    listed $550,000
21. 2003-10-07
    soldstatus $140,000
22. 2003-10-07
    soldstatus $140,000
23. 2003-06-11
    listed $150,000

ⓘ 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: $7,734 · $644/mo
• Projected year-2 tax: $10,822 · $902/mo
• Expected delta: +$3,088/yr (+$257/mo · 39.9%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 8 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 24% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $73,332
• − Mortgage interest: −$36,410
• − Property taxes: −$7,734
• − Insurance: −$3,250
• − Repairs & maintenance: −$5,867
• − Management: −$5,867
• − Depreciation: −$18,909
• Taxable loss: −$4,704
• Est. tax savings @ 24.0%: +$1,129
• After-tax cash flow: $7,173/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 Milford School District
• NCES district ID: 0902850
• Math proficiency: 29% ▼ -22.00%
• Reading proficiency: 47% ▼ -11.00%
• Median HH income: $81,576
• Composite: 35.78/100
• National rank: #4839
• State rank: #100 of 153 in CT

Livability — New Milford

• Score: 86/100
• State rank: #2
• US rank: #371

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Milford, CT
• County: Litchfield County · 81,203 people
• City population: 27,010
• Metro: Torrington, CT
• Population (ZIP): 27,010
• Household income: $104,112
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 627.0

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 12% Two or more races 7% Black 4% Asian 4%
• Hispanic origin (detail): Puerto Rican 4% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 3% Italian 2%
• Foreign-born: 12% · Canada, China
• Languages at home: 86% English-only · Spanish 6% Other Indo-European 3% Chinese 1%

Political lean MEDSL · Western Connecticut

• 2024 margin: D (+19.1) · D 58.8% · R 39.7% · Other 1.6%
• All cycles: 2024: D+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -264.52%
• Current HPI: 305.6036
• Rent YoY: —
• Metro: Torrington, 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

+333.3% since first listed

12 events — show timeline

• 2026-05-06 Contingent — Smart MLS
• 2026-04-29 Price Changed $650,000 Smart MLS
• 2026-04-20 Relisted — Smart MLS
• 2026-02-11 Pending — Smart MLS
• 2026-01-28 Contingent — Smart MLS
• 2026-01-14 Listed $680,000 Smart MLS
• 2021-12-14 Sold (Public Records) $510,000 Public Records
• 2005-10-02 Listing Removed — Smart MLS
• 2005-04-23 Listed $550,000 Smart MLS
• 2003-10-07 Sold (Public Records) $140,000 Public Records
• 2003-10-07 Sold (MLS) $140,000 Smart MLS
• 2003-06-11 Listed $150,000 Smart MLS

Property tax history

+3.1%/yr

Latest (2023): $7,734 · +2.2% YoY. Source: county tax records.