5 Kielwasser Rd · New Preston, CT 06794

$3,195,000

3 bd · 3.5 ba · 3,134 sqft · SingleFamily public records · 19 Days on market

Built 1986 6.00 ac lot

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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 +28.6/30.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +6.8/10.0
• Schools +6.3/10.0
• Appreciation +5.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Magical Barn-Style Home composed of 3 Barns and a Silo set on a manicured lawn and apple orchard. The 6-acre hilltop setting with views is fully enclosed by a gated deer fence and is in the heart of the Calhoun Street Historic District adjacent to Averill Farms Orchard. Flagstone Terraces, In-Ground Heated Pool, 60 Apple Trees, Blue Hydrangeas and Nantucket New Dawn Roses. Vaulted Cathedral Barn Ceilings, Exposed Posts and Beams, 5 Woodburning Fireplaces, Chef's Kitchen with Viking Gas Range, Sub-Zero Refrigerator. Currently functions as 5 Bedrooms. Hardwood Floors, Central Air Conditioning, 3-Car Garage. The perfect sophisticated country estate!

Key facts

• 60 apple trees
• Gated deer fence
• Chef's kitchen

Tags

• 6 ACRE HILLTOP SETTING
• GATED DEER FENCE
• IN GROUND HEATED POOL
• 60 APPLE TREES
• EXPOSED POSTS AND BEAMS
• CHEF'S KITCHEN

Property features AI

Exterior

• Parking: Attached garage with space for three cars
• Utilities: Private well water; Septic sewage system; Domestic hot water
• Home design: Single-family home
• Construction: Frame construction; Vertical wood siding; Wood siding; Wood shingle roof; Block and concrete foundation
• Exterior features: Open lot; In-ground heated swimming pool

Interior

• Kitchen: Gas cooktop; Gas range; Sub-Zero refrigerator; Icemaker; Dishwasher
• Bedrooms: Three bedrooms
• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Hot air heating (oil-fired); Above-ground fuel tank; Central air conditioning
• Interior features: Eight total rooms; Full walk-out basement; Five fireplaces; Central air conditioning
• Laundry & utility: Washer and dryer included; Laundry located on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/3.5-bath single-family listed at $3.19M.

Deal economics

• At list price, monthly cash flow is $11k ($127k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($38k rent vs $3.19M).
• Recommended offer: $3.15M (1.5% below list) — sets the bar for market timing.
• Cap rate 10.3% vs local median 4.0% in New Preston — 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 69/100 on livability (#105 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• 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.
• Market conditions: 15 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 154 units permitted in Northwest Hills Planning Region in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $28k of equity ($22k loan paydown + $5k appreciation (0.2% local appreciation)).
• At projected returns (0.2% appreciation + 3.0% rent growth), your $895k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$186k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($3.15M) is reasonable based on typical stale-listing flexibility.
• 14 sale attempts since 20y 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 $1.69M; list at $3.19M implies a 89% gain — meaningful room to come down on a strong offer.

Recommended offer $3,147,075 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 1.18% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.14%
• DSCR: 1.63
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.9%
• Equity multiple: 1.67×
• Total profit: $602,470
• Equity at exit: $954,931

10-year hold

• IRR: 18.3%
• Equity multiple: 3.05×
• Total profit: $1,832,701
• Equity at exit: $1,169,810

Cash invested: $894,600 (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 06794

• Home prices YoY: 0.1%
• Active inventory: 15
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $37,630 medium
• Mortgage (P&I): −$16,755
• Tax from tax record: −$1,097 /mo · $13,167/yr
• Insurance: −$1,331
• HOA: −$0
• Vacancy / Maint / Mgmt: −$7,902
• Net cashflow: $10,544

Break-even live

Break-even rent $24,283

Max offer price $3,195,000

Occupancy floor 67%

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: $798,750
• Closing costs: $95,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
45 Calhoun St Washington Depot, CT	3.0	3.5	4166	$34,900	$8.38	44d	1	1.21mi
49 Christian St New Preston Marble Dale, CT	4.0	4.0	3382	$40,000	$11.83	44d	1	1.30mi

Listing history 16 events

1. 2026-06-19
   days on market $3,195,000 Active 19 DOM
2. 2026-06-18
   days on market $3,195,000 Active 18 DOM
3. 2026-06-17
   days on market $3,195,000 Active 17 DOM
4. 2026-06-16
   days on market $3,195,000 Active 16 DOM
5. 2026-06-15
   days on market $3,195,000 Active 15 DOM
6. 2026-06-14
   days on market $3,195,000 Active 13 DOM
7. 2026-06-13
   days on market $3,195,000 Active 12 DOM
8. 2026-06-10
   days on market $3,195,000 Active 10 DOM
9. 2026-06-09
   days on market $3,195,000 Active 9 DOM
10. 2026-06-08
    days on market $3,195,000 Active 8 DOM
11. 2026-06-07
    days on market $3,195,000 Active 7 DOM
12. 2026-06-05
    days on market $3,195,000 Active 4 DOM
13. 2026-06-03
    days on market $3,195,000 Active 3 DOM
14. 2026-06-02
    days on market $3,195,000 Active 2 DOM
15. 2026-05-31
    remarks 654-char remark
16. 2026-05-31
    listed $3,195,000 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: $13,167 · $1,097/mo
• Projected year-2 tax: $40,770 · $3,398/mo
• Expected delta: +$27,603/yr (+$2,300/mo · 209.6%)

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

Taxation est. · year 1

• Rental income: $451,561
• − Mortgage interest: −$178,970
• − Property taxes: −$13,167
• − Insurance: −$15,975
• − Repairs & maintenance: −$36,125
• − Management: −$36,125
• − Depreciation: −$92,945
• Taxable income: $78,254
• Est. tax owed @ 24.0%: −$18,781
• After-tax cash flow: $107,751/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 — New Preston

• Score: 69/100
• State rank: #105
• US rank: #9031

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Preston, CT
• City population: 1,802
• Population (ZIP): 953

Population outlook (Northwest Hills County) Hauer SSP2

• By 2040: 118,998

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Hispanic / Latino 23% Two or more races 14%
• Hispanic origin (detail): Dominican 10%
• Common ancestry: Lithuanian 7% Romanian 6% Iranian 3%
• Foreign-born: 20% · Canada
• Languages at home: 69% English-only · Spanish 26% French/Haitian/Cajun 2% German/W. Germanic 2%

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: ▲ 0.17%
• Current HPI: 215.191
• 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

+77.5% since first listed

30 events — show timeline

• 2026-05-31 Listed $3,195,000 Smart MLS
• 2026-01-03 Listing Removed — Smart MLS
• 2025-11-19 Listed $3,195,000 Smart MLS
• 2024-09-11 Rental Removed $11,900 SMARTMLS
• 2024-09-11 Listing Removed — Smart MLS
• 2024-09-09 Listed $3,195,000 Smart MLS
• 2024-08-19 Price Changed $11,900 SMARTMLS
• 2024-05-31 Listed for Rent $36,900 SMARTMLS
• 2024-03-20 Rental Removed $36,900 SMARTMLS
• 2024-03-20 Listing Removed — Smart MLS
• 2024-02-22 Relisted — Smart MLS
• 2024-01-01 Listed for Rent $36,900 SMARTMLS
• 2024-01-01 Listing Removed — Smart MLS
• 2023-10-15 Relisted — Smart MLS
• 2023-08-30 Rental Removed $36,900 SMARTMLS
• 2023-07-21 Listed for Rent $36,900 SMARTMLS
• 2023-06-02 Listing Removed — Smart MLS
• 2023-01-18 Price Changed $3,295,000 Smart MLS
• 2022-12-07 Relisted — Smart MLS
• 2022-12-07 Listing Removed — Smart MLS
• 2022-10-31 Listed $3,595,000 Smart MLS
• 2012-08-28 Listing Removed — Smart MLS
• 2011-08-02 Listing Removed — Smart MLS
• 2011-03-01 Listed $1,995,000 Smart MLS
• 2011-03-01 Listed $1,995,000 Smart MLS
• 2010-12-01 Listing Removed — Smart MLS
• 2010-02-18 Listed $2,395,000 Smart MLS
• 2007-01-02 Sold (MLS) $1,687,500 Smart MLS
• 2006-12-28 Sold (Public Records) $1,678,500 Public Records
• 2006-05-07 Listed $1,800,000 Smart MLS

Property tax history

+0.6%/yr

Latest (2023): $13,167 · +0.6% YoY. Source: county tax records.