48 Temple St · Waterbury, CT 06706

$329,900

5 bd · 3.0 ba · 3,003 sqft · MultiFamily public records · 4 Days on market

Built 1927 7,405 sqft lot Est $393k · 16% 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 +17.7/30.0
• ARV discount +14.8/15.0
• 1% rule +6.3/10.0
• Appreciation +5.7/10.0
• DSCR +5.6/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Multi-family units

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

Listing remarks MLS

Large 2-family in hopeville section;owned by one family for 50 years; well maintained and cared for;central a/c on first floor;newer 3rd floor addition is master suite w/private bath;new roof;ideal for large family.

Key facts

• 2 family property
• Rental potential
• Additional storage

Tags

• 2 FAMILY PROPERTY
• THIRD FLOOR OPPORTUNITY
• DETACHED GARAGE
• ADDITIONAL STORAGE
• RENTAL POTENTIAL

Property features AI

Finance

• Financial info: Assessed value: $180,880

Exterior

• Parking: Detached garage; 3-car garage
• Utilities: Public water connected; Public sewer connected
• Home design: Multi-family (2-family); Multi-family property for sale
• Construction: Frame construction; Stone foundation; Asphalt shingle roof; Built steel: information not provided
• Exterior features: Level lot; Vinyl siding

Interior

• Bedrooms: 5 bedrooms total
• Bathrooms: 3 full bathrooms
• Heating & cooling: Hot air heat; Heat fuel: Electric and Natural Gas; Hot water: Natural Gas
• Interior features: Full basement
• Laundry & utility: In-unit laundry hook-ups in both units

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/?-bath units multifamily listed at $330k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive. Per door: $134/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $330k).
• Cap rate 7.3% vs local median 3.5% in Waterbury — 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 (#32 in CT, #2,205 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime D, employment D.
• Waterbury School District (suburban): math 12% / reading 23% proficiency, ranked #148 of 153 in CT (top 97%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 73% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Hopeville School (math 12% / reading 17%, grade F, #475 of 553 statewide, top 87%, 303 students, 73% FRL); West Side Middle School (math 8% / reading 23%, grade F, #165 of 175 statewide, top 94%, 817 students, 81% FRL); John F. Kennedy High School (math 17% / reading 37%, grade F, #147 of 194 statewide, top 78%, 1,297 students, 79% FRL).
• Market conditions: 43 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 in 5+ unit buildings).
• At $3,738/mo this rent would consume 86% of the median local household income ($52k/yr) (locally 801% 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 $7k of equity ($2k loan paydown + $5k appreciation (1.4% local appreciation)).
• At projected returns (1.4% appreciation + 3.0% rent growth), your $92k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $330k implies a 155% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $329,900

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 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.13% ✓
• Cap rate: 7.27%
• Cash-on-cash: 3.49%
• DSCR: 1.16
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $393,393
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
13 Simons Ave	0.13mi	5/3.0	3,038 (+1%)	12mo	$400,000	$132	82
73 South St	0.69mi	6/3.0 (+1)	3,240 (+8%)	2mo	$399,900	$123	48
29 Madison St	0.50mi	6/3.0 (+1)	2,710 (-10%)	11mo	$400,000	$148	46
73 Lounsbury St	0.61mi	6/3.0 (+1)	3,096 (+3%)	20mo	$350,000	$113	44
80 Lounsbury Ave	0.72mi	6/3.0 (+1)	2,988 (-0%)	22mo	$390,000	$131	43

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

Projected returns pro-forma

1.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.2%
• Equity multiple: 1.32×
• Total profit: $29,992
• Equity at exit: $119,435

10-year hold

• IRR: 10.2%
• Equity multiple: 2.29×
• Total profit: $119,359
• Equity at exit: $164,127

Cash invested: $92,372 (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 06706

• Home prices YoY: 0.5%
• Active inventory: 43
• Price-to-rent: 14.7×

Monthly cashflow live

• Estimated rent: $3,738 high
• Mortgage (P&I): −$1,730
• Tax from tax record: −$817 /mo · $9,802/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$785
• Net cashflow: $269

Break-even live

Break-even rent $3,398

Max offer price $329,900

Occupancy floor 88%

Sensitivity live

Price	-10% $455	-5% $362	+0% $269	+5% $175	+10% $82
Rent	-10% $-27	-5% $121	+0% $269	+5% $416	+10% $564
Rate	-1.0pp $435	-0.5pp $353	base $269	+0.5pp $183	+1.0pp $96

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	—	$3,738
Total (2 units)			$3,738

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
218 Charles St Waterbury, CT	4.0	1.5	2600	$2,800	$1.08	45d	1	0.69mi
14 Niagara St Waterbury, CT	6.0	3.0	3156	$1,700	$0.54	5d	1	1.37mi

Listing history 5 events

1. 2026-06-16
   status $329,900 Under Contract 4 DOM
2. 2026-06-15
   days on market $329,900 Active 4 DOM
3. 2026-06-14
   days on market $329,900 Active 2 DOM
4. 2026-06-13
   remarks 699-char remark
5. 2026-06-13
   listed $329,900 Active 1 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: $9,802 · $817/mo
• Projected year-2 tax: $9,802 · $817/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major 7 d/yr ≥96°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $44,856
• − Mortgage interest: −$18,480
• − Property taxes: −$9,802
• − Insurance: −$1,650
• − Repairs & maintenance: −$3,588
• − Management: −$3,588
• − Depreciation: −$9,597
• Taxable loss: −$1,849
• Est. tax savings @ 24.0%: +$444
• After-tax cash flow: $3,668/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: Waterbury School District
• NCES district ID: 0904830
• Math proficiency: 12% ▼ -7.00%
• Reading proficiency: 23% ▼ -8.00%
• Median HH income: $40,040
• Composite: 14.85/100
• National rank: #9380
• State rank: #148 of 153 in CT

Livability — Waterbury

• Score: 79/100
• State rank: #32
• US rank: #2205

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Waterbury, CT
• County: New Haven County · 688,236 people
• City population: 115,012
• Metro: New Haven-Milford, CT
• Population (ZIP): 15,551
• Household income: $52,242
• Rent vs Own: 59.2% rent · 40.8% own
• Severe rent burden: 801.0

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.72)
• Race & ethnicity: Hispanic / Latino 35% White 31% Black 25% Two or more races 12% Asian 3%
• Hispanic origin (detail): Puerto Rican 25% Dominican 4%
• Common ancestry: Lithuanian 3% Estonian 2% Romanian 1%
• Foreign-born: 20% · Canada, Jamaica
• Languages at home: 60% English-only · Spanish 27% Other Indo-European 11% Other Asian/Pacific 1%

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: ▲ 1.39%
• Current HPI: 309.8467
• 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

+154.7% since first listed

4 events — show timeline

• 2026-06-11 Listed $329,900 Smart MLS
• 2003-02-02 Sold (Public Records) $129,500 Public Records
• 2003-01-30 Sold (MLS) $129,500 Smart MLS
• 2002-12-09 Listed $129,500 Smart MLS

Property tax history

+5.9%/yr

Latest (2023): $9,802 · +78.5% YoY. Source: county tax records.