10 Green Acres Ln · Danbury, CT 10509

$440,000

3 bd · 2.0 ba · 1,626 sqft · SingleFamily public records · 196 Days on market

Built 1980 0.86 ac lot $271/sqft · 20% below area Est $553k · 20% under

---

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).

• ARV discount +15.0/15.0
• Cash flow +6.6/30.0
• Schools +6.3/10.0
• Livability +3.8/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check out this commuter's dream close to train station and highways before it's gone! Step into this stunning 3-bedroom, 2-bath home, where an impressive open-concept layout and soaring cathedral ceilings create a sense of luxury from the moment you enter. Flooded with natural light and designed for effortless living and entertaining, this home delivers the space, style, and comfort buyers are searching for. Set on a serene 0.86-acre lot, the property offers exceptional privacy along with beautiful seasonal views—your own peaceful retreat just minutes from everyday essentials. Enjoy unbeatable convenience with quick access to the train schools, and premier shopping, making this an ideal location for commuters. With its modern interior, desirable layout, and perfect blend of tranquility and accessibility, this home is a must-see and won’t stay on the market for long.

Key facts

• Quiet street
• Private master suite
• Oversized deck

Tags

• CATHEDRAL CEILINGS
• SKYLIGHTS
• OVERSIZED DECK
• PRIVATE MASTER SUITE
• QUIET STREET
• COMMUTERS DREAM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $440k.

Deal economics

• At list price, monthly cash flow is $-725 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $312k (29.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $357k (18.8% below list).
• Recommended offer: $312k (29.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 76/100 on livability (#51 in CT, #3,379 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, housing A+, health & safety A+; Watch: schools D+, amenities F, cost of living F.
• Brewster Central School District (rural): math 73% / reading 68% proficiency, ranked #107 of 590 in NY (top 18%) — strong family-tenant draw, lease renewals of 3-5y typical; only 17% free/reduced lunch — higher-income household profile.
• Market conditions: 1 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 142 units permitted in Putnam County in 2024 (75 in 5+ unit buildings).
• This rent runs 37% of the median local income ($117k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.
• Putnam County population projected to shrink 3% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 196 days — a 12% lower offer ($387k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 20y ago; this cycle's ask has dropped $85k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $333k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price.

Recommended offer $311,882 (29.1% 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 196 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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. 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?
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 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: 0.81% ✗
• Cap rate: 4.31%
• Cash-on-cash: -7.06%
• DSCR: 0.69
• GRM: 10.3

CMA / ARV

• ARV (median comp): $552,983
• List price: $440,000
• Delta: -20.43%
• Verdict: UNDERPRICED
• Comps: 6 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -28.4%
• Equity multiple: 0.05×
• Total profit: $-117,124
• Equity at exit: $65,605

10-year hold

• IRR: -27.3%
• Equity multiple: -0.30×
• Total profit: $-159,982
• Equity at exit: $38,043

Cash invested: $123,200 (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 10509

• Home prices YoY: -15.2%
• Active inventory: 1
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $3,574 medium
• Mortgage (P&I): −$2,307
• Tax from tax record: −$1,058 /mo · $12,692/yr
• Insurance: −$183
• HOA: −$0
• Vacancy / Maint / Mgmt: −$750
• Net cashflow: $-725

Break-even live

Break-even rent $4,492

Max offer price $311,882

Occupancy floor —

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: $110,000
• Closing costs: $13,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 Cushing Dr Danbury, CT	4.0	2.0	1550	$6,500	$4.19	43d	1	1.27mi

Listing history 29 events

1. 2026-06-18
   days on market $440,000 Active 196 DOM
2. 2026-06-17
   days on market $440,000 Active 195 DOM
3. 2026-06-16
   days on market $440,000 Active 194 DOM
4. 2026-06-15
   days on market $440,000 Active 193 DOM
5. 2026-06-13
   days on market $440,000 Active 191 DOM
6. 2026-06-10
   days on market $440,000 Active 188 DOM
7. 2026-06-09
   days on market $440,000 Active 187 DOM
8. 2026-06-08
   days on market $440,000 Active 186 DOM
9. 2026-06-07
   days on market $440,000 Active 185 DOM
10. 2026-06-03
    days on market $440,000 Active 181 DOM
11. 2026-06-03
    days on market $440,000 Active 180 DOM
12. 2026-06-01
    days on market $440,000 Active 179 DOM
13. 2026-05-31
    days on market $440,000 Active 178 DOM
14. 2026-05-06
    price $450,000 895-char remark

    Show marketing remark (895 chars)

    Come check out this commuter's dream close to train station and highways before it's gone! Step into this stunning 3-bedroom, 2-bath home, where an impressive open-concept layout and soaring cathedral ceilings create a sense of luxury from the moment you enter. Flooded with natural light and designed for effortless living and entertaining, this home delivers the space, style, and comfort buyers are searching for. Set on a serene 0.86-acre lot, the property offers exceptional privacy along with beautiful seasonal views—your own peaceful retreat just minutes from everyday essentials. Enjoy unbeatable convenience with quick access to the train schools, and premier shopping, making this an ideal location for commuters. With its modern interior, desirable layout, and perfect blend of tranquility and accessibility, this home is a must-see and won’t stay on the market for long.

15. 2026-04-12
    price $465,000 895-char remark

    Show marketing remark (895 chars)

    Come check out this commuter's dream close to train station and highways before it's gone! Step into this stunning 3-bedroom, 2-bath home, where an impressive open-concept layout and soaring cathedral ceilings create a sense of luxury from the moment you enter. Flooded with natural light and designed for effortless living and entertaining, this home delivers the space, style, and comfort buyers are searching for. Set on a serene 0.86-acre lot, the property offers exceptional privacy along with beautiful seasonal views—your own peaceful retreat just minutes from everyday essentials. Enjoy unbeatable convenience with quick access to the train schools, and premier shopping, making this an ideal location for commuters. With its modern interior, desirable layout, and perfect blend of tranquility and accessibility, this home is a must-see and won’t stay on the market for long.

16. 2026-03-04
    price $475,000 895-char remark

    Show marketing remark (895 chars)

    Come check out this commuter's dream close to train station and highways before it's gone! Step into this stunning 3-bedroom, 2-bath home, where an impressive open-concept layout and soaring cathedral ceilings create a sense of luxury from the moment you enter. Flooded with natural light and designed for effortless living and entertaining, this home delivers the space, style, and comfort buyers are searching for. Set on a serene 0.86-acre lot, the property offers exceptional privacy along with beautiful seasonal views—your own peaceful retreat just minutes from everyday essentials. Enjoy unbeatable convenience with quick access to the train schools, and premier shopping, making this an ideal location for commuters. With its modern interior, desirable layout, and perfect blend of tranquility and accessibility, this home is a must-see and won’t stay on the market for long.

17. 2026-02-19
    price $489,999 895-char remark

    Show marketing remark (895 chars)

    Come check out this commuter's dream close to train station and highways before it's gone! Step into this stunning 3-bedroom, 2-bath home, where an impressive open-concept layout and soaring cathedral ceilings create a sense of luxury from the moment you enter. Flooded with natural light and designed for effortless living and entertaining, this home delivers the space, style, and comfort buyers are searching for. Set on a serene 0.86-acre lot, the property offers exceptional privacy along with beautiful seasonal views—your own peaceful retreat just minutes from everyday essentials. Enjoy unbeatable convenience with quick access to the train schools, and premier shopping, making this an ideal location for commuters. With its modern interior, desirable layout, and perfect blend of tranquility and accessibility, this home is a must-see and won’t stay on the market for long.

18. 2026-01-05
    price $499,999 895-char remark

    Show marketing remark (895 chars)

    Come check out this commuter's dream close to train station and highways before it's gone! Step into this stunning 3-bedroom, 2-bath home, where an impressive open-concept layout and soaring cathedral ceilings create a sense of luxury from the moment you enter. Flooded with natural light and designed for effortless living and entertaining, this home delivers the space, style, and comfort buyers are searching for. Set on a serene 0.86-acre lot, the property offers exceptional privacy along with beautiful seasonal views—your own peaceful retreat just minutes from everyday essentials. Enjoy unbeatable convenience with quick access to the train schools, and premier shopping, making this an ideal location for commuters. With its modern interior, desirable layout, and perfect blend of tranquility and accessibility, this home is a must-see and won’t stay on the market for long.

19. 2025-12-03
    listed $525,000 Active 895-char remark

    Show marketing remark (895 chars)

    Come check out this commuter's dream close to train station and highways before it's gone! Step into this stunning 3-bedroom, 2-bath home, where an impressive open-concept layout and soaring cathedral ceilings create a sense of luxury from the moment you enter. Flooded with natural light and designed for effortless living and entertaining, this home delivers the space, style, and comfort buyers are searching for. Set on a serene 0.86-acre lot, the property offers exceptional privacy along with beautiful seasonal views—your own peaceful retreat just minutes from everyday essentials. Enjoy unbeatable convenience with quick access to the train schools, and premier shopping, making this an ideal location for commuters. With its modern interior, desirable layout, and perfect blend of tranquility and accessibility, this home is a must-see and won’t stay on the market for long.

20. 2014-03-15
    price $333,000 518-char remark

    Show marketing remark (518 chars)

    WOW, what a fantastic home--VERY private, yet close to all. Many updates--New kitchen, New master bath, huge livingroom with soaring cathedral ceiling & Wood burning stove, 3 bedrooms(one is best suited for office/den), skylts, Private master suite, oversized deck overlooking the forrest. This house is situated on a quiet country lane, but is close to shopping, train, highways, & schools. No reasonable offer refused. .. .. come and take a look before it is gone. SF includes basement. taxes without STAR

21. 2008-09-25
    soldstatus $333,000
22. 2008-09-19
    soldstatus $333,000 518-char remark

    Show marketing remark (518 chars)

    WOW, what a fantastic home--VERY private, yet close to all. Many updates--New kitchen, New master bath, huge livingroom with soaring cathedral ceiling & Wood burning stove, 3 bedrooms(one is best suited for office/den), skylts, Private master suite, oversized deck overlooking the forrest. This house is situated on a quiet country lane, but is close to shopping, train, highways, & schools. No reasonable offer refused. .. .. come and take a look before it is gone. SF includes basement. taxes without STAR

23. 2008-09-19
    historical 518-char remark

    Show marketing remark (518 chars)

    WOW, what a fantastic home--VERY private, yet close to all. Many updates--New kitchen, New master bath, huge livingroom with soaring cathedral ceiling & Wood burning stove, 3 bedrooms(one is best suited for office/den), skylts, Private master suite, oversized deck overlooking the forrest. This house is situated on a quiet country lane, but is close to shopping, train, highways, & schools. No reasonable offer refused. .. .. come and take a look before it is gone. SF includes basement. taxes without STAR

24. 2008-08-15
    price $349,000 518-char remark

    Show marketing remark (518 chars)

    WOW, what a fantastic home--VERY private, yet close to all. Many updates--New kitchen, New master bath, huge livingroom with soaring cathedral ceiling & Wood burning stove, 3 bedrooms(one is best suited for office/den), skylts, Private master suite, oversized deck overlooking the forrest. This house is situated on a quiet country lane, but is close to shopping, train, highways, & schools. No reasonable offer refused. .. .. come and take a look before it is gone. SF includes basement. taxes without STAR

25. 2008-03-10
    listed $349,000 518-char remark

    Show marketing remark (518 chars)

    WOW, what a fantastic home--VERY private, yet close to all. Many updates--New kitchen, New master bath, huge livingroom with soaring cathedral ceiling & Wood burning stove, 3 bedrooms(one is best suited for office/den), skylts, Private master suite, oversized deck overlooking the forrest. This house is situated on a quiet country lane, but is close to shopping, train, highways, & schools. No reasonable offer refused. .. .. come and take a look before it is gone. SF includes basement. taxes without STAR

26. 2007-10-31
    historical
27. 2007-05-04
    listed
28. 2007-01-31
    historical
29. 2006-07-18
    listed

ⓘ 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: $12,692 · $1,058/mo
• Projected year-2 tax: $12,692 · $1,058/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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $42,884
• − Mortgage interest: −$24,647
• − Property taxes: −$12,692
• − Insurance: −$2,200
• − Repairs & maintenance: −$3,431
• − Management: −$3,431
• − Depreciation: −$12,800
• Taxable loss: −$16,317
• Est. tax savings @ 24.0%: +$3,916
• After-tax cash flow: $-4,787/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: Brewster Central School District
• NCES district ID: 3605310
• Math proficiency: 73% ▲ 20.00%
• Reading proficiency: 68% ▲ 20.00%
• Median HH income: $87,515
• Composite: 63.4/100
• National rank: #622
• State rank: #107 of 590 in NY

Livability — Danbury

• Score: 76/100
• State rank: #51
• US rank: #3379

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Putnam County
• City population: 87,061
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 20,046
• Household income: $116,831
• Rent vs Own: 21.2% rent · 78.8% own
• Severe rent burden: 293.0

Population outlook (Putnam County) Hauer SSP2

• Today (2025): 99,705 people
• By 2030: 99,650 · -0.1%
• By 2040: 98,641 · -1.1%
• By 2050: 96,348 · -3.4%
• By 2075: 94,412 · -5.3%
• By 2100: 88,728 · -11.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority White (61%)
• Race & ethnicity: White 61% Hispanic / Latino 30% Two or more races 8% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Dominican 1% Salvadoran 2%
• Common ancestry: Romanian 2% Iranian 1% Slovak 1%
• Foreign-born: 20% · Canada, China, Jamaica
• Languages at home: 70% English-only · Spanish 21% Other Indo-European 4% Chinese 2%

Political lean MEDSL · Putnam

• 2024 margin: R (+13.7) · D 43.2% · R 56.8%
• 2008→2024 swing: -6.2pp toward R · 2008: -7.5pp · 2024: -13.7pp
• All cycles: 2024: R+13.7 2020: R+7.9 2016: R+17.8 2012: R+11.2 2008: R+7.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.47%
• Current HPI: 230.3877
• Rent YoY: —
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• 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

+28.9% since first listed

16 events — show timeline

• 2026-05-06 Price Changed $450,000 OneKey® MLS as Distributed by MLS Grid
• 2026-04-12 Price Changed $465,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-04 Price Changed $475,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-19 Price Changed $489,999 OneKey® MLS as Distributed by MLS Grid
• 2026-01-05 Price Changed $499,999 OneKey® MLS as Distributed by MLS Grid
• 2025-12-03 Listed $525,000 OneKey® MLS as Distributed by MLS Grid
• 2014-03-15 Price Changed $333,000 HGMLS
• 2008-09-25 Sold (Public Records) $333,000 Public Records
• 2008-09-19 Delisted — HGMLS
• 2008-09-19 Sold (MLS) $333,000 HGMLS
• 2008-08-15 Price Changed $349,000 HGMLS
• 2008-03-10 Listed $349,000 HGMLS
• 2007-10-31 Delisted — HGMLS
• 2007-05-04 Listed — HGMLS
• 2007-01-31 Delisted — HGMLS
• 2006-07-18 Listed — HGMLS

Property tax history

+14.0%/yr

Latest (2025): $12,692 · -0.3% YoY. Source: county tax records.