45 Chalybes Rd · Bridgewater, CT 06783

$995,000

3 bd · 3.0 ba · 1,641 sqft · SingleFamily public records · 96 Days on market

Built 1973 2.97 ac lot $606/sqft · 50% above area Est $1101k · 10% under

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Why this score? — see what drove the F 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).

• ARV discount +11.8/15.0
• Schools +6.3/10.0
• Cash flow +6.2/30.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.5/10.0
• 1% rule +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Light-filled, modern living on a private nearly 3-acre corner lot - with room to grow. Set on a beautifully positioned corner parcel, this fully renovated home is defined by natural light and flexibility. Expansive windows and vaulted ceilings create a bright, open feel throughout the main living spaces, bringing in sunlight from multiple exposures and connecting the home to its surrounding landscape. Completely transformed with high-end finishes and energy-efficient upgrades, the home offers the ultimate floor plan, featuring two first-floor ensuite options and close proximity to Roxbury Market, town tennis courts and Hurlburt Park.Beyond what's already been thoughtfully updated, the property offers meaningful future potential. The grounds are well-suited for additional features creating an opportunity to further enhance the outdoor experience over time. Transition to outdoor living through the integrated open porch, featuring a dramatic black-vaulted ceiling and stone tile flooring-ideal for lounging or future screening. The finished lower level adds another layer of versatility, with walk-out access and the ability to evolve with your needs-whether as a pool house, gym, office, creative studio, or additional guest space. A rare combination of move-in-ready ease and long-term optionality, all set on a private and peaceful setting.

Key facts

• 2.97 acre lot
• Garage
• Built 1973

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $995k.

Deal economics

• At list price, monthly cash flow is $-2k ($-22k/yr) — negative.
• To cash-flow at today's rent, offer at most $672k (32.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $526k (47.1% below list).
• Recommended offer: $526k (47.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Regional School District 12 (rural): math 64% / reading 77% proficiency, ranked #20 of 153 in CT (top 13%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Shepaug Valley School (math 61% / reading 76%, grade B, #23 of 194 statewide, top 12%, 494 students, 21% FRL).
• Market conditions: 49 active listings in the ZIP; 154 units permitted in Northwest Hills Planning Region in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $7k of loan paydown is wiped out by about $30k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($905k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $200k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $450k; list at $995k implies a 121% gain — meaningful room to come down on a strong offer.

Recommended offer $526,134 (47.1% 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. It's been on market 96 days. Have you received any prior offers? Is the seller open to a 47% concession, seller financing, or rate buy-down credit?
3. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 0.53% ✗
• Cap rate: 4.08%
• Cash-on-cash: -7.89%
• DSCR: 0.65
• GRM: 15.8

CMA / ARV

• ARV (median comp): $1,101,318
• List price: $995,000
• Delta: -9.65%
• Verdict: FAIR
• Comps: 11 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -30.2%
• Equity multiple: 0.00×
• Total profit: $-278,302
• Equity at exit: $148,358

10-year hold

• IRR: -32.3%
• Equity multiple: -0.42×
• Total profit: $-394,381
• Equity at exit: $86,029

Cash invested: $278,600 (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 06783

• Home prices YoY: -24.7%
• Active inventory: 49
• Price-to-rent: 15.8×

Monthly cashflow live

• Estimated rent: $5,261 medium
• Mortgage (P&I): −$5,218
• Tax from tax record: −$355 /mo · $4,257/yr
• Insurance: −$415
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,105
• Net cashflow: $-1,831

Break-even live

Break-even rent $7,579

Max offer price $671,588

Occupancy floor —

Sensitivity live

Price	-10% $-1,268	-5% $-1,549	+0% $-1,831	+5% $-2,112	+10% $-2,394
Rent	-10% $-2,246	-5% $-2,039	+0% $-1,831	+5% $-1,623	+10% $-1,415
Rate	-1.0pp $-1,330	-0.5pp $-1,578	base $-1,831	+0.5pp $-2,089	+1.0pp $-2,351

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: $248,750
• Closing costs: $29,850
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-21
   days on market $995,000 Active 96 DOM
2. 2026-06-19
   days on market $995,000 Active 94 DOM
3. 2026-06-18
   days on market $995,000 Active 93 DOM
4. 2026-06-17
   days on market $995,000 Active 92 DOM
5. 2026-06-16
   days on market $995,000 Active 91 DOM
6. 2026-06-15
   days on market $995,000 Active 90 DOM
7. 2026-06-14
   days on market $995,000 Active 88 DOM
8. 2026-06-13
   days on market $995,000 Active 87 DOM
9. 2026-06-10
   days on market $995,000 Active 85 DOM
10. 2026-06-09
    days on market $995,000 Active 84 DOM
11. 2026-06-08
    days on market $995,000 Active 83 DOM
12. 2026-06-07
    days on market $995,000 Active 82 DOM
13. 2026-06-05
    days on market $995,000 Active 79 DOM
14. 2026-06-03
    days on market $995,000 Active 78 DOM
15. 2026-06-02
    days on market $995,000 Active 77 DOM
16. 2026-06-01
    days on market $995,000 Active 76 DOM
17. 2026-05-31
    days on market $995,000 Active 75 DOM
18. 2026-05-30
    statusdays on market $995,000 Active 74 DOM
19. 2026-04-17
    status Active 1354-char remark

    Show marketing remark (1354 chars)

    Light-filled, modern living on a private nearly 3-acre corner lot - with room to grow. Set on a beautifully positioned corner parcel, this fully renovated home is defined by natural light and flexibility. Expansive windows and vaulted ceilings create a bright, open feel throughout the main living spaces, bringing in sunlight from multiple exposures and connecting the home to its surrounding landscape. Completely transformed with high-end finishes and energy-efficient upgrades, the home offers the ultimate floor plan, featuring two first-floor ensuite options and close proximity to Roxbury Market, town tennis courts and Hurlburt Park.Beyond what's already been thoughtfully updated, the property offers meaningful future potential. The grounds are well-suited for additional features creating an opportunity to further enhance the outdoor experience over time. Transition to outdoor living through the integrated open porch, featuring a dramatic black-vaulted ceiling and stone tile flooring-ideal for lounging or future screening. The finished lower level adds another layer of versatility, with walk-out access and the ability to evolve with your needs-whether as a pool house, gym, office, creative studio, or additional guest space. A rare combination of move-in-ready ease and long-term optionality, all set on a private and peaceful setting.

20. 2026-04-15
    historical Under Contract - Continue to Show 1354-char remark

    Show marketing remark (1354 chars)

    Light-filled, modern living on a private nearly 3-acre corner lot - with room to grow. Set on a beautifully positioned corner parcel, this fully renovated home is defined by natural light and flexibility. Expansive windows and vaulted ceilings create a bright, open feel throughout the main living spaces, bringing in sunlight from multiple exposures and connecting the home to its surrounding landscape. Completely transformed with high-end finishes and energy-efficient upgrades, the home offers the ultimate floor plan, featuring two first-floor ensuite options and close proximity to Roxbury Market, town tennis courts and Hurlburt Park.Beyond what's already been thoughtfully updated, the property offers meaningful future potential. The grounds are well-suited for additional features creating an opportunity to further enhance the outdoor experience over time. Transition to outdoor living through the integrated open porch, featuring a dramatic black-vaulted ceiling and stone tile flooring-ideal for lounging or future screening. The finished lower level adds another layer of versatility, with walk-out access and the ability to evolve with your needs-whether as a pool house, gym, office, creative studio, or additional guest space. A rare combination of move-in-ready ease and long-term optionality, all set on a private and peaceful setting.

21. 2026-04-08
    price $995,000 1354-char remark

    Show marketing remark (1354 chars)

    Light-filled, modern living on a private nearly 3-acre corner lot - with room to grow. Set on a beautifully positioned corner parcel, this fully renovated home is defined by natural light and flexibility. Expansive windows and vaulted ceilings create a bright, open feel throughout the main living spaces, bringing in sunlight from multiple exposures and connecting the home to its surrounding landscape. Completely transformed with high-end finishes and energy-efficient upgrades, the home offers the ultimate floor plan, featuring two first-floor ensuite options and close proximity to Roxbury Market, town tennis courts and Hurlburt Park.Beyond what's already been thoughtfully updated, the property offers meaningful future potential. The grounds are well-suited for additional features creating an opportunity to further enhance the outdoor experience over time. Transition to outdoor living through the integrated open porch, featuring a dramatic black-vaulted ceiling and stone tile flooring-ideal for lounging or future screening. The finished lower level adds another layer of versatility, with walk-out access and the ability to evolve with your needs-whether as a pool house, gym, office, creative studio, or additional guest space. A rare combination of move-in-ready ease and long-term optionality, all set on a private and peaceful setting.

22. 2026-03-18
    listed $1,195,000 Active 1354-char remark

    Show marketing remark (1354 chars)

    Light-filled, modern living on a private nearly 3-acre corner lot - with room to grow. Set on a beautifully positioned corner parcel, this fully renovated home is defined by natural light and flexibility. Expansive windows and vaulted ceilings create a bright, open feel throughout the main living spaces, bringing in sunlight from multiple exposures and connecting the home to its surrounding landscape. Completely transformed with high-end finishes and energy-efficient upgrades, the home offers the ultimate floor plan, featuring two first-floor ensuite options and close proximity to Roxbury Market, town tennis courts and Hurlburt Park.Beyond what's already been thoughtfully updated, the property offers meaningful future potential. The grounds are well-suited for additional features creating an opportunity to further enhance the outdoor experience over time. Transition to outdoor living through the integrated open porch, featuring a dramatic black-vaulted ceiling and stone tile flooring-ideal for lounging or future screening. The finished lower level adds another layer of versatility, with walk-out access and the ability to evolve with your needs-whether as a pool house, gym, office, creative studio, or additional guest space. A rare combination of move-in-ready ease and long-term optionality, all set on a private and peaceful setting.

23. 2026-03-12
    historical $1,195,000 1354-char remark

    Show marketing remark (1354 chars)

    Light-filled, modern living on a private nearly 3-acre corner lot - with room to grow. Set on a beautifully positioned corner parcel, this fully renovated home is defined by natural light and flexibility. Expansive windows and vaulted ceilings create a bright, open feel throughout the main living spaces, bringing in sunlight from multiple exposures and connecting the home to its surrounding landscape. Completely transformed with high-end finishes and energy-efficient upgrades, the home offers the ultimate floor plan, featuring two first-floor ensuite options and close proximity to Roxbury Market, town tennis courts and Hurlburt Park.Beyond what's already been thoughtfully updated, the property offers meaningful future potential. The grounds are well-suited for additional features creating an opportunity to further enhance the outdoor experience over time. Transition to outdoor living through the integrated open porch, featuring a dramatic black-vaulted ceiling and stone tile flooring-ideal for lounging or future screening. The finished lower level adds another layer of versatility, with walk-out access and the ability to evolve with your needs-whether as a pool house, gym, office, creative studio, or additional guest space. A rare combination of move-in-ready ease and long-term optionality, all set on a private and peaceful setting.

24. 2023-01-05
    soldstatus $450,000
25. 2022-12-29
    status Under Contract 571-char remark

    Show marketing remark (571 chars)

    Secluded ranch style home on 2.97 acres located in a nice section of Roxbury. First floor primary bedroom with full bath. Hardwood floors throughout most of the main level. Two fireplaces, sliders to a wrap around deck and attached 2 car garage. The home also features a lower level walkout basement with a small kitchen for guests or other family members. The land is fairly level with a garden area and gazebo. Property being sold in "as is" condition. This is a diamond in the rough with a great deal of potential. There is also central air and a new furnace

26. 2022-12-29
    soldstatus $450,000 Closed 571-char remark

    Show marketing remark (571 chars)

    Secluded ranch style home on 2.97 acres located in a nice section of Roxbury. First floor primary bedroom with full bath. Hardwood floors throughout most of the main level. Two fireplaces, sliders to a wrap around deck and attached 2 car garage. The home also features a lower level walkout basement with a small kitchen for guests or other family members. The land is fairly level with a garden area and gazebo. Property being sold in "as is" condition. This is a diamond in the rough with a great deal of potential. There is also central air and a new furnace

27. 2022-11-15
    historical Under Contract - Continue to Show 571-char remark

    Show marketing remark (571 chars)

    Secluded ranch style home on 2.97 acres located in a nice section of Roxbury. First floor primary bedroom with full bath. Hardwood floors throughout most of the main level. Two fireplaces, sliders to a wrap around deck and attached 2 car garage. The home also features a lower level walkout basement with a small kitchen for guests or other family members. The land is fairly level with a garden area and gazebo. Property being sold in "as is" condition. This is a diamond in the rough with a great deal of potential. There is also central air and a new furnace

28. 2022-11-10
    listed $475,000 Active 571-char remark

    Show marketing remark (571 chars)

    Secluded ranch style home on 2.97 acres located in a nice section of Roxbury. First floor primary bedroom with full bath. Hardwood floors throughout most of the main level. Two fireplaces, sliders to a wrap around deck and attached 2 car garage. The home also features a lower level walkout basement with a small kitchen for guests or other family members. The land is fairly level with a garden area and gazebo. Property being sold in "as is" condition. This is a diamond in the rough with a great deal of potential. There is also central air and a new furnace

ⓘ 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: $4,257 · $355/mo
• Projected year-2 tax: $12,775 · $1,065/mo
• Expected delta: +$8,518/yr (+$710/mo · 200.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% 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: $63,136
• − Mortgage interest: −$55,735
• − Property taxes: −$4,257
• − Insurance: −$4,975
• − Repairs & maintenance: −$5,051
• − Management: −$5,051
• − Depreciation: −$28,945
• Taxable loss: −$40,879
• Est. tax savings @ 24.0%: +$9,811
• After-tax cash flow: $-12,158/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: Regional School District 12
• NCES district ID: 0903530
• Math proficiency: 64% ▼ -9.00%
• Reading proficiency: 77% ▬ 0.00%
• Median HH income: $86,065
• Composite: 63.18/100
• National rank: #638
• State rank: #20 of 153 in CT

Livability — Bridgewater

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 2,184

Population outlook (Northwest Hills County) Hauer SSP2

• By 2040: 118,998

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 7% Hispanic / Latino 5% Two or more races 3% Asian 3%
• Common ancestry: Slovak 8% Romanian 7% Hispanic 5%
• Foreign-born: 14% · Canada
• Languages at home: 82% English-only · French/Haitian/Cajun 6% Other Indo-European 4% Spanish 3%

Political lean MEDSL · Northwest Hills

• 2024 margin: Toss-up / Even · D 48.6% · R 49.9% · Other 1.6%
• All cycles: 2024: R+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -55.80%
• Current HPI: 170.3789
• Rent YoY: —
• Metro: —
• 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

+109.5% since first listed

10 events — show timeline

• 2026-04-17 Relisted — Smart MLS
• 2026-04-15 Contingent — Smart MLS
• 2026-04-08 Price Changed $995,000 Smart MLS
• 2026-03-18 Listed $1,195,000 Smart MLS
• 2026-03-12 Coming Soon $1,195,000 Smart MLS
• 2023-01-05 Sold (Public Records) $450,000 Public Records
• 2022-12-29 Pending — Smart MLS
• 2022-12-29 Sold (MLS) $450,000 Smart MLS
• 2022-11-15 Contingent — Smart MLS
• 2022-11-10 Listed $475,000 Smart MLS

Property tax history

-0.4%/yr

Latest (2023): $4,257 · -6.5% YoY. Source: county tax records.