18 Cartbridge Rd

Weston, CT 06883

$795,000C

3 bd · 2.0 ba · 2,039 sqft · Built 1951 · SingleFamily · Under Contract · 28 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $7,900/mo
• Mortgage (P&I): −$4,169
• Tax + insurance: −$1,296
• HOA: −$0
• Vac / Maint / Mgmt: −$1,659
• Net cashflow: $776/mo
• Annual: $9,316/yr
• Cap rate: 7.46%
• Cash-on-cash: 4.19%
• DSCR: 1.19
• 1% rule: 0.99%
• Cash to close: $222,600

Investor read

• This is a 3-bed/2.0-bath single-family listed at $795k.
• At list price, monthly cash flow is $776 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $790k (0.6% below list).
• It's been on market 28 days — a 2% lower offer ($783k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $783k (1.5% below list) — sets the bar for market timing.
• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $24k of value loss. Plan a longer hold.
• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Weston School District (suburban): math 68% / reading 77% proficiency, ranked #4 of 153 in CT (top 3%) — strong family-tenant draw, lease renewals of 3-5y typical; only 1% free/reduced lunch — higher-income household profile.
• Zoned schools: Hurlbutt Elementary School (473 students, 1% FRL); Weston Middle School (math 60% / reading 73%, grade A-, #23 of 175 statewide, top 13%, 534 students, 1% FRL); Weston High School (math 82% / reading 87%, grade A, #1 of 194 statewide, top 1%, 722 students, 1% FRL) — zoned schools at 1% FRL track the district average.
• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 73 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,151 units permitted in Western Connecticut Planning Region in 2024 (714 in 5+ unit buildings).
• 7 sale attempts since 31y ago; this cycle's ask has dropped $74k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $567k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.
• Cap rate 7.5% vs local median 3.1% in Weston — 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.

Questions for listing agent

• Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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.
• 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.
• 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.