422 N Brooksvale Rd · Cheshire Village, CT 06410

$225,000

3 bd · None ba · 1,562 sqft · SingleFamily public records · 35 Days on market

Built 1860 0.46 ac lot ↓ 13% since listing

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Why this score? — see what drove the B- 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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• ARV discount +7.5/15.0
• Schools +6.5/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investors take notice. House needs total renovation. Being sold as is where is including contents. Cash Offers Only Highest and best offers by 4:00pm on Monday 3/30/2026

Key facts

• 0.46 acre lot
• Built 1860
• Listed 35 days

Property features AI

Finance

• Financial info: Assessed value available

Exterior

• Utilities: Public water connected; Public sewer connected; Sewer usage fee assessed annually
• Home design: Single-family home
• Construction: Frame construction; Concrete and stone foundation; Built before or by public records (living area listed)
• Exterior features: Level lot; Wood siding; Asphalt shingle roof

Interior

• Bedrooms: 3 bedrooms
• Heating & cooling: No heat; No hot water
• Interior features: 7 total rooms; Full basement; Attic with walk-up access

What this means for you Summary

Snapshot

• This is a 3-bed/?-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $719 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $218k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.1% vs local median 2.3% in Cheshire Village — 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 (#29 in CT, #2,087 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living D-.
• Cheshire School District (suburban): math 64% / reading 76% proficiency, ranked #15 of 153 in CT (top 10%) — strong family-tenant draw, lease renewals of 3-5y typical; only 6% free/reduced lunch — higher-income household profile.
• Zoned schools: Norton School (math 73% / reading 81%, grade A, #28 of 553 statewide, top 7%, 429 students, 15% FRL); Dodd Middle School (math 61% / reading 73%, grade A-, #21 of 175 statewide, top 12%, 622 students, 16% FRL); Cheshire High School (math 46% / reading 73%, grade C+, #45 of 194 statewide, top 25%, 1,239 students, 16% FRL).
• Market conditions: 112 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 502 units permitted in Naugatuck Valley Planning Region in 2024 (171 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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 1860 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 8→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $218,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1860 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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.
6. 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.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.33% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.69%
• DSCR: 1.61
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $468,600
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31 Roslyn Dr	0.25mi	3/2.0	1,556 (-0%)	10mo	$500,000	$321	79
825 Farmington Dr	0.33mi	3/1.5	1,688 (+8%)	1mo	$506,000	$300	70
136 Crescent Cir	0.20mi	3/1.5	1,706 (+9%)	9mo	$450,000	$264	68
32 Rockview Dr	0.34mi	3/1.0	1,576 (+1%)	18mo	$425,000	$270	67
120 Hilltop Rd	0.36mi	3/2.0	1,564 (+0%)	21mo	$465,000	$297	65
143 Rockview Dr	0.43mi	3/1.0	1,416 (-9%)	9mo	$430,000	$304	57
7 Bayberry Rd	0.42mi	3/1.5	1,341 (-14%)	1mo	$462,000	$345	56
239 Bates Dr	0.70mi	3/2.5	1,646 (+5%)	8mo	$370,000	$225	52
1244 Long Hill Rd	0.57mi	3/1.5	1,356 (-13%)	1mo	$457,000	$337	50
278 Elmwood Cir	0.74mi	3/2.0	1,674 (+7%)	23mo	$490,000	$293	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: 3.9%
• Equity multiple: 1.15×
• Total profit: $9,421
• Equity at exit: $33,548

10-year hold

• IRR: 13.4%
• Equity multiple: 2.07×
• Total profit: $67,552
• Equity at exit: $19,454

Cash invested: $63,000 (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 06410

• Active inventory: 112
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,986 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$366 /mo · $4,394/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$627
• Net cashflow: $719

Break-even live

Break-even rent $2,076

Max offer price $225,000

Occupancy floor 71%

Sensitivity live

Price	-10% $846	-5% $783	+0% $719	+5% $655	+10% $591
Rent	-10% $483	-5% $601	+0% $719	+5% $837	+10% $955
Rate	-1.0pp $832	-0.5pp $776	base $719	+0.5pp $661	+1.0pp $601

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
85 Brentwood Dr Cheshire, CT	4.0	3.0	2095	$4,200	$2.00	4d	1	0.60mi

Listing history 4 events

1. 2026-04-29
   status Under Contract
2. 2026-03-25
   listed $225,000 Active
3. 2010-05-31
   historical
4. 2010-02-03
   listed $259,900

ⓘ 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: $4,394 · $366/mo
• Projected year-2 tax: $4,604 · $384/mo
• Expected delta: +$210/yr (+$18/mo · 4.8%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 8 d/yr ≥98°F today · 18 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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $35,828
• − Mortgage interest: −$12,603
• − Property taxes: −$4,394
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,866
• − Management: −$2,866
• − Depreciation: −$6,545
• Taxable income: $5,428
• Est. tax owed @ 24.0%: −$1,303
• After-tax cash flow: $7,323/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: Cheshire School District
• NCES district ID: 0900750
• Math proficiency: 64% ▼ -9.00%
• Reading proficiency: 76% ▼ -6.00%
• Median HH income: $107,049
• Composite: 64.78/100
• National rank: #519
• State rank: #15 of 153 in CT

Livability — Cheshire Village

• Score: 79/100
• State rank: #29
• US rank: #2087

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: New Haven County · 688,236 people
• City population: 28,792
• Metro: New Haven-Milford, CT
• Population (ZIP): 28,904
• Household income: $145,179
• Rent vs Own: 13.3% rent · 86.7% own
• Severe rent burden: 234.0

Population outlook (Naugatuck Valley County) Hauer SSP2

• By 2040: 496,846

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (73%)
• Race & ethnicity: White 73% Two or more races 10% Asian 10% Hispanic / Latino 7% Black 3%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Romanian 6% Lithuanian 4% Scotch-Irish 3%
• Foreign-born: 13% · China, Canada, South Korea
• Languages at home: 85% English-only · Chinese 4% Other Indo-European 3% Spanish 3%

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: ▼ -321.35%
• Current HPI: 244.0737
• 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

-13.4% since first listed

4 events — show timeline

• 2026-04-29 Pending — Smart MLS
• 2026-03-25 Listed $225,000 Smart MLS
• 2010-05-31 Listing Removed — Smart MLS
• 2010-02-03 Listed $259,900 Smart MLS

Property tax history

-0.4%/yr

Latest (2023): $4,394 · +2.3% YoY. Source: county tax records.