91 Amenia Rd · Sharon, CT 06069

$299,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 15 Days on market

Built 1875 8,712 sqft lot Est $416k · 28% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +5.1/10.0
• Appreciation +3.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming antique colonial in move in condition. Refinished wood floors, large dressing room, laundry room. Updates include: septic 2002, boiler 2004, well 2004. Fenced in yard. A must see. Owners relocating. Won't last long at this price!

Key facts

• Covered front porch
• Country kitchen
• Manageable lot

Tags

• COVERED FRONT PORCH
• COUNTRY KITCHEN
• SUNLIT SUNROOM
• DEDICATED LAUNDRY AREA
• WOOD BURNING OVEN
• MANAGEABLE LOT

Property features AI

Finance

• Financial info: Assessed value listed (public record)

Exterior

• Utilities: Private well water; Septic sewage system; Fuel tank located in basement
• Home design: Single-family home
• Construction: Frame construction; Wood and shingle exterior siding; Stone foundation; Asphalt shingle roof; Tan exterior color; Built-in living area approximately 1008 (public record)
• Exterior features: Level lot; Porch; Shed

Interior

• Kitchen: Cooktop; Microwave; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil-fired heat (baseboard and hot air); Window unit cooling
• Interior features: Laundry room on the main level; Mud room; Full unfinished basement with interior access and partial hatchway
• Laundry & utility: Washer and dryer included (main level); Domestic electric hot water

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $2k ($22k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $299k).
• Recommended offer: $295k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 59/100 on livability (#141 in CT) — a working-class tenant base; expect higher turnover. Strengths: employment A+, crime A, cost of living B+; Watch: amenities F, commute D-, housing F.
• Sharon School District (rural): math 50% / reading 60% proficiency, ranked #110 of 192 in CT (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: 36 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 (-2.2%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• At projected returns (-2.2% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 29y ago; this cycle's ask has dropped $70k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $202k; 48% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1875 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $294,515 (1.5% below list)

Questions for the listing agent

1. Built in 1875 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 1.56% ✓
• Cap rate: 13.76%
• Cash-on-cash: 26.68%
• DSCR: 2.19
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $416,304
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
74 Hilltop Rd	0.62mi	2/1.0	1,004 (-0%)	19mo	$415,000	$413	55
99 King Hill Rd	0.59mi	2/1.0	1,150 (+14%)	20mo	$300,000	$261	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 1.96×
• Total profit: $80,487
• Equity at exit: $55,700

10-year hold

• IRR: 29.3%
• Equity multiple: 3.77×
• Total profit: $231,675
• Equity at exit: $45,361

Cash invested: $83,720 (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 06069

• Home prices YoY: -0.7%
• Active inventory: 36
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $4,664 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$130 /mo · $1,564/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$979
• Net cashflow: $1,862

Break-even live

Break-even rent $2,307

Max offer price $299,000

Occupancy floor 55%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-19
   days on market $299,000 Active 15 DOM
2. 2026-06-18
   days on market $299,000 Active 14 DOM
3. 2026-06-17
   days on market $299,000 Active 13 DOM
4. 2026-06-16
   days on market $299,000 Active 12 DOM
5. 2026-06-15
   days on market $299,000 Active 11 DOM
6. 2026-06-13
   pricedays on market $299,000 Active 9 DOM
7. 2026-06-12
   days on market $335,000 Active 8 DOM
8. 2026-06-10
   days on market $335,000 Active 6 DOM
9. 2026-06-09
   days on market $335,000 Active 5 DOM
10. 2026-06-08
    days on market $335,000 Active 4 DOM
11. 2026-06-07
    days on market $335,000 Active 3 DOM
12. 2026-06-05
    pricedays on marketlisting id $335,000 Active 1 DOM
13. 2026-06-02
    days on market $369,000 Active 14 DOM
14. 2026-06-01
    days on market $369,000 Active 13 DOM
15. 2026-05-31
    days on market $369,000 Active 12 DOM
16. 2026-05-30
    days on market $369,000 Active 11 DOM
17. 2026-05-19
    listed $369,000 Active
18. 2006-08-09
    soldstatus $202,460
19. 2006-08-08
    soldstatus $202,460 238-char remark

    Show marketing remark (238 chars)

    Charming antique colonial in move in condition. Refinished wood floors, large dressing room, laundry room. Updates include: septic 2002, boiler 2004, well 2004. Fenced in yard. A must see. Owners relocating. Won't last long at this price!

20. 2005-12-17
    listed $189,900 238-char remark

    Show marketing remark (238 chars)

    Charming antique colonial in move in condition. Refinished wood floors, large dressing room, laundry room. Updates include: septic 2002, boiler 2004, well 2004. Fenced in yard. A must see. Owners relocating. Won't last long at this price!

21. 2004-04-05
    soldstatus $160,000
22. 1998-05-21
    soldstatus $80,000
23. 1997-08-20
    historical
24. 1997-07-23
    listed $99,900

ⓘ 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: $1,564 · $130/mo
• Projected year-2 tax: $3,981 · $332/mo
• Expected delta: +$2,417/yr (+$201/mo · 154.6%)

ⓘ 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 3/10 Moderate 7 d/yr ≥95°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $55,967
• − Mortgage interest: −$16,749
• − Property taxes: −$1,564
• − Insurance: −$1,495
• − Repairs & maintenance: −$4,477
• − Management: −$4,477
• − Depreciation: −$8,698
• Taxable income: $18,506
• Est. tax owed @ 24.0%: −$4,442
• After-tax cash flow: $17,898/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: Sharon School District
• NCES district ID: 0904020
• Math proficiency: 50% ▲ 10.00%
• Reading proficiency: 60% ▲ 15.00%
• Median HH income: $72,415
• Composite: 50.86/100
• National rank: #3869
• State rank: #110 of 192 in CT

Livability — Sharon

• Score: 59/100
• State rank: #141
• US rank: #20344

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sharon, CT
• Population (ZIP): 2,562

Population outlook (Northwest Hills County) Hauer SSP2

• By 2040: 118,998

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Asian 5% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Italian 5% Russian 4% Slovak 3%
• Foreign-born: 18% · Canada, South Korea
• Languages at home: 83% English-only · Other Indo-European 9% French/Haitian/Cajun 3% Korean 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: ▼ -2.17%
• Current HPI: 321.8949
• 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

+269.4% since first listed

8 events — show timeline

• 2026-05-19 Listed $369,000 Smart MLS
• 2006-08-09 Sold (Public Records) $202,460 Public Records
• 2006-08-08 Sold (MLS) $202,460 Smart MLS
• 2005-12-17 Listed $189,900 Smart MLS
• 2004-04-05 Sold (Public Records) $160,000 Public Records
• 1998-05-21 Sold (Public Records) $80,000 Public Records
• 1997-08-20 Listing Removed — Smart MLS
• 1997-07-23 Listed $99,900 Smart MLS

Property tax history

+1.4%/yr

Latest (2023): $1,564 · +0.0% YoY. Source: county tax records.