60 Plainfield Ave #16 · West Haven, CT 06516

$159,900

1 bd · 1.0 ba · 584 sqft · Condo public records · 7 Days on market

Built 1983 $303/mo HOA · 18% of rent

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Why this score? — see what drove the D 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 +11.4/30.0
• ARV discount +7.5/15.0
• 1% rule +5.6/10.0
• Livability +4.2/5.0
• Rent growth +3.5/5.0
• DSCR +3.3/10.0
• Schools +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well maintained and clean unit is conveniently located to I95, rt. 15 and Yale University and Hospital. The complex is on a quiet side-street away from the noise of busy rt. 34. The unit is bright and open with a large living room, eat-in kitchen, and spacious bedroom. Also, there is a private porch that’s perfect for a quiet outdoor cup of coffee. This unit is priced to sell, and in this market will not last long. Make your appointment today to see for yourself.

Key facts

• Private deck
• Ranch-style condo
• Private storage unit

Tags

• RANCH-STYLE CONDO
• PRIVATE DECK
• IN-UNIT STACKABLE W D
• PRIVATE STORAGE UNIT
• EASY ACCESS TO SHOPPING
• EASY ACCESS TO DINING

Property features AI

Finance

• Other: Professionally managed off-site; Pets allowed with restrictions (see rules and regulations)
• HOA & community: Homeowners association with monthly fee; HOA covers grounds maintenance, trash pickup, snow removal, and property management

Exterior

• Parking: Assigned parking (1 space)
• Utilities: Public water connected; Public sewer connected; Natural gas service
• Home design: Condominium (Condo/Co-Op for sale); End unit located on 2nd floor
• Construction: Frame construction
• Exterior features: Wood siding; Deck; Treed, level lot

Interior

• Kitchen: Gas range; Refrigerator; Dishwasher
• Bedrooms: 1 bedroom
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating (natural gas); Wall AC unit; 40-gallon natural gas hot water tank
• Interior features: One-level unit; Partial shared basement with interior access and storage
• Laundry & utility: In-unit washer and dryer; Laundry on main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $160k.

Deal economics

• At list price, monthly cash flow is $-55 ($-654/yr) — negative.
• To cash-flow at today's rent, offer at most $150k (6.0% below list).
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $150k (6.0% below list) — sets the bar for cash-flow.
• Cap rate 5.9% vs local median 4.3% in West 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 83/100 on livability (#6 in CT, #915 nationally) — a professional / high-income tenant draw. Strengths: commute A+, housing A+, health & safety A+; Watch: schools D+, amenities D.
• West Haven School District (suburban): math 26% / reading 38% proficiency, ranked #121 of 153 in CT (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.9%/yr); 151 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y 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 $90k; list at $160k implies a 78% gain — meaningful room to come down on a strong offer.

Recommended offer $150,271 (6.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.06% ✓
• Cap rate: 5.88%
• Cash-on-cash: -1.46%
• DSCR: 0.93
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.9% rent growth · sell at horizon

5-year hold

• IRR: -17.3%
• Equity multiple: 0.38×
• Total profit: $-27,627
• Equity at exit: $23,842

10-year hold

• IRR: -7.1%
• Equity multiple: 0.53×
• Total profit: $-21,217
• Equity at exit: $13,825

Cash invested: $44,772 (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 06516

• Rents YoY: 3.9%
• Active inventory: 151
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,698 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$187 /mo · $2,249/yr
• Insurance: −$67
• HOA: −$303
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $-55

Break-even live

Break-even rent $1,767

Max offer price $150,271

Occupancy floor 98%

Sensitivity live

Price	-10% $36	-5% $-9	+0% $-55	+5% $-100	+10% $-145
Rent	-10% $-189	-5% $-122	+0% $-55	+5% $13	+10% $80
Rate	-1.0pp $26	-0.5pp $-14	base $-55	+0.5pp $-96	+1.0pp $-138

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
60 Plainfield Ave #10 West Haven, CT	2.0	1.0	718	$1,700	$2.37	45d	1	0.03mi
466 Derby Ave West Haven, CT	2.0	1.0	558	$1,895	$3.40	15d	1	0.37mi
1079 Ella T Grasso Blvd Unit 1079 New Haven, CT	1.0	1.0	500	$1,450	$2.90	24d	1	1.25mi

HOA detail condo

• Monthly dues: $303 · $3,636/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 11 events

1. 2026-05-15
   status Under Contract
2. 2026-05-08
   listed $159,900 Active
3. 2021-07-16
   soldstatus $90,000

   Show marketing remark (478 chars)

   This well maintained and clean unit is conveniently located to I95, rt. 15 and Yale University and Hospital. The complex is on a quiet side-street away from the noise of busy rt. 34. The unit is bright and open with a large living room, eat-in kitchen, and spacious bedroom. Also, there is a private porch that’s perfect for a quiet outdoor cup of coffee. This unit is priced to sell, and in this market will not last long. Make your appointment today to see for yourself.

4. 2021-07-16
   historical 478-char remark

   Show marketing remark (478 chars)

   This well maintained and clean unit is conveniently located to I95, rt. 15 and Yale University and Hospital. The complex is on a quiet side-street away from the noise of busy rt. 34. The unit is bright and open with a large living room, eat-in kitchen, and spacious bedroom. Also, there is a private porch that’s perfect for a quiet outdoor cup of coffee. This unit is priced to sell, and in this market will not last long. Make your appointment today to see for yourself.

5. 2021-07-15
   soldstatus $90,000 Closed 478-char remark

   Show marketing remark (478 chars)

   This well maintained and clean unit is conveniently located to I95, rt. 15 and Yale University and Hospital. The complex is on a quiet side-street away from the noise of busy rt. 34. The unit is bright and open with a large living room, eat-in kitchen, and spacious bedroom. Also, there is a private porch that’s perfect for a quiet outdoor cup of coffee. This unit is priced to sell, and in this market will not last long. Make your appointment today to see for yourself.

6. 2021-06-24
   historical Under Contract - Continue to Show 478-char remark

   Show marketing remark (478 chars)

   This well maintained and clean unit is conveniently located to I95, rt. 15 and Yale University and Hospital. The complex is on a quiet side-street away from the noise of busy rt. 34. The unit is bright and open with a large living room, eat-in kitchen, and spacious bedroom. Also, there is a private porch that’s perfect for a quiet outdoor cup of coffee. This unit is priced to sell, and in this market will not last long. Make your appointment today to see for yourself.

7. 2021-06-16
   listed $90,000 Active 478-char remark

   Show marketing remark (478 chars)

   This well maintained and clean unit is conveniently located to I95, rt. 15 and Yale University and Hospital. The complex is on a quiet side-street away from the noise of busy rt. 34. The unit is bright and open with a large living room, eat-in kitchen, and spacious bedroom. Also, there is a private porch that’s perfect for a quiet outdoor cup of coffee. This unit is priced to sell, and in this market will not last long. Make your appointment today to see for yourself.

8. 2016-03-04
   historical
9. 2016-02-20
   listed $57,500
10. 2014-03-31
    historical
11. 2013-08-28
    listed $60,000

ⓘ 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: $2,249 · $187/mo
• Projected year-2 tax: $2,835 · $236/mo
• Expected delta: +$586/yr (+$49/mo · 26.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,371
• − Mortgage interest: −$8,957
• − Property taxes: −$2,249
• − Insurance: −$800
• − Repairs & maintenance: −$1,630
• − Management: −$1,630
• − HOA: −$3,636
• − Depreciation: −$4,652
• Taxable loss: −$3,182
• Est. tax savings @ 24.0%: +$764
• After-tax cash flow: $109/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: West Haven School District
• NCES district ID: 0904950
• Math proficiency: 26% ▼ -13.00%
• Reading proficiency: 38% ▼ -11.00%
• Median HH income: $52,405
• Composite: 28.05/100
• National rank: #6840
• State rank: #121 of 153 in CT

Livability — West Haven

• Score: 83/100
• State rank: #6
• US rank: #915

Category grades

Amenities D Commute A+ Cost of living B 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: West Haven, CT
• County: New Haven County · 688,236 people
• City population: 55,351
• Metro: New Haven-Milford, CT
• Population (ZIP): 55,351
• Household income: $74,382
• Rent vs Own: 49.4% rent · 50.6% own
• Severe rent burden: 2671.0

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 47% Hispanic / Latino 26% Black 18% Two or more races 10% Asian 5%
• Hispanic origin (detail): Mexican 3% Puerto Rican 11% Dominican 1%
• Common ancestry: Romanian 4% Lithuanian 3% Russian 2%
• Foreign-born: 21% · Canada, Jamaica, China
• Languages at home: 70% English-only · Spanish 17% Other Indo-European 5% Arabic 3%

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: ▼ -312.86%
• Current HPI: 307.0655
• Rent YoY: ▲ 3.90%
• 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

+166.5% since first listed

11 events — show timeline

• 2026-05-15 Pending — Smart MLS
• 2026-05-08 Listed $159,900 Smart MLS
• 2021-07-16 Sold (Public Records) $90,000 Public Records
• 2021-07-16 Listing Removed — Smart MLS
• 2021-07-15 Sold (MLS) $90,000 Smart MLS
• 2021-06-24 Contingent — Smart MLS
• 2021-06-16 Listed $90,000 Smart MLS
• 2016-03-04 Listing Removed — Smart MLS
• 2016-02-20 Listed $57,500 Smart MLS
• 2014-03-31 Listing Removed — Smart MLS
• 2013-08-28 Listed $60,000 Smart MLS

Property tax history

-0.9%/yr

Latest (2023): $2,249 · +1.8% YoY. Source: county tax records.