94 Wilton Crst #94 · South Wilton, CT 06897

$295,000

1 bd · 1.0 ba · 685 sqft · Condo · 53 Days on market

Built 1974 $408/mo HOA · 12% of rent

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Why this score? — see what drove the C- 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 +18.4/30.0
• ARV discount +7.5/15.0
• Schools +7.0/10.0
• 1% rule +6.7/10.0
• DSCR +5.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 94 Wilton Crest, an updated and move-in ready end unit that is not to be missed in an ideal South Wilton location! This special condo is walking distance to Wilton center amenities such as shops, movie theatre, restaurants, parks, library and the Norwalk River Valley Trail. This one bedroom unit features newer kitchen cabinetry, appliances, and granite countertops! The living room wall unit which functions as both heating and cooling is newer along with the water heater located in the basement. There is a common laundry room and a private storage room in the lower level. The unit is also allowed access to both the pool and tennis court. Convenient access to Route 7, I-95, Merritt Parkway and Metro North train station.

Key facts

• Private balcony
• Community amenities
• Tennis courts

Tags

• PRIVATE BALCONY
• COMMUNITY AMENITIES
• POOL
• TENNIS COURTS
• BRAND NEW COMMON LAUNDRY
• PRIVATE STORAGE

Property features AI

Finance

• Other: Professional off-site property management; Pets allowed
• HOA & community: Homeowners association with monthly fee; Association fee covers tennis, grounds maintenance, trash pickup, and snow removal; Community amenities include pool and tennis courts

Exterior

• Parking: Paved parking lot with unassigned spaces; 2 total parking spaces
• Utilities: Public water connected; Public sewer connected; Electric service for heat and hot water
• Home design: Condominium (Condo/Co-Op for sale); Located in Wilton Crest complex; 2 levels in unit; End unit
• Construction: Concrete construction
• Exterior features: Brick siding; Balcony; Lightly wooded, level setting; In-ground swimming pool

Interior

• Kitchen: Oven/Range; Microwave; Refrigerator; Freezer
• Bedrooms: 1 bedroom (unit on 1st floor of the building; end unit)
• Bathrooms: 1 full bathroom
• Heating & cooling: Baseboard heat (electric); Ductless cooling; 40-gallon electric hot water tank
• Interior features: Ductless cooling; Shared basement with partial finish and storage; Common laundry area (laundry in basement off courtyard)
• Laundry & utility: Common laundry area (basement off courtyard)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $295k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $295k).
• Recommended offer: $286k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Wilton School District (suburban): math 65% / reading 76% proficiency, ranked #7 of 153 in CT (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 2% free/reduced lunch — higher-income household profile.
• Zoned schools: Wilton High School (math 70% / reading 92%, grade A, #5 of 194 statewide, top 2%, 1,231 students, 8% FRL).
• Market conditions: 107 active listings in the ZIP; 2 comparable units currently listed for rent nearby; high-income renter base; 1,151 units permitted in Western Connecticut Planning Region in 2024 (714 in 5+ unit buildings).
• This rent is only 17% of the median local income ($242k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 53 days — a 3% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 29y 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 $190k; list at $295k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $286,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.17% ✓
• Cap rate: 7.42%
• Cash-on-cash: 4.03%
• DSCR: 1.18
• GRM: 7.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -11.1%
• Equity multiple: 0.60×
• Total profit: $-33,356
• Equity at exit: $43,985

10-year hold

• IRR: -1.7%
• Equity multiple: 0.88×
• Total profit: $-9,509
• Equity at exit: $25,506

Cash invested: $82,600 (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 06897

• Active inventory: 107
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $3,448 medium
• Mortgage (P&I): −$1,547
• Tax est. 1.5%: −$369 /mo · $4,425/yr
• Insurance: −$123
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$408
• Vacancy / Maint / Mgmt: −$724
• Net cashflow: $222

Break-even live

Break-even rent $3,167

Max offer price $295,000

Occupancy floor 89%

Sensitivity live

Price	-10% $425	-5% $323	+0% $222	+5% $120	+10% $18
Rent	-10% $-51	-5% $85	+0% $222	+5% $358	+10% $494
Rate	-1.0pp $370	-0.5pp $297	base $222	+0.5pp $145	+1.0pp $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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33 Village Walk #33 Wilton, CT	1.0	1.0	698	$3,100	$4.44	44d	1	0.34mi
64 Danbury Rd Wilton, CT	1.0–3.0	1.0–2.5	1240	$3,427	$2.76	3d	32	0.57mi

HOA detail condo

• Monthly dues: $408 · $4,896/yr
• Likely covers: waterpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 13 events

1. 2026-06-02
   status $295,000 Under Contract 53 DOM
2. 2026-06-01
   days on market $295,000 Under Contract - Continue to Show 53 DOM
3. 2026-05-31
   days on market $295,000 Under Contract - Continue to Show 52 DOM
4. 2026-04-17
   historical Under Contract - Continue to Show
5. 2026-04-08
   listed $295,000 Active
6. 2019-05-01
   soldstatus $190,000 Closed 738-char remark

   Show marketing remark (738 chars)

   Welcome to 94 Wilton Crest, an updated and move-in ready end unit that is not to be missed in an ideal South Wilton location! This special condo is walking distance to Wilton center amenities such as shops, movie theatre, restaurants, parks, library and the Norwalk River Valley Trail. This one bedroom unit features newer kitchen cabinetry, appliances, and granite countertops! The living room wall unit which functions as both heating and cooling is newer along with the water heater located in the basement. There is a common laundry room and a private storage room in the lower level. The unit is also allowed access to both the pool and tennis court. Convenient access to Route 7, I-95, Merritt Parkway and Metro North train station.

7. 2019-04-04
   historical 738-char remark

   Show marketing remark (738 chars)

   Welcome to 94 Wilton Crest, an updated and move-in ready end unit that is not to be missed in an ideal South Wilton location! This special condo is walking distance to Wilton center amenities such as shops, movie theatre, restaurants, parks, library and the Norwalk River Valley Trail. This one bedroom unit features newer kitchen cabinetry, appliances, and granite countertops! The living room wall unit which functions as both heating and cooling is newer along with the water heater located in the basement. There is a common laundry room and a private storage room in the lower level. The unit is also allowed access to both the pool and tennis court. Convenient access to Route 7, I-95, Merritt Parkway and Metro North train station.

8. 2019-03-05
   historical Under Contract - Continue to Show 738-char remark

   Show marketing remark (738 chars)

   Welcome to 94 Wilton Crest, an updated and move-in ready end unit that is not to be missed in an ideal South Wilton location! This special condo is walking distance to Wilton center amenities such as shops, movie theatre, restaurants, parks, library and the Norwalk River Valley Trail. This one bedroom unit features newer kitchen cabinetry, appliances, and granite countertops! The living room wall unit which functions as both heating and cooling is newer along with the water heater located in the basement. There is a common laundry room and a private storage room in the lower level. The unit is also allowed access to both the pool and tennis court. Convenient access to Route 7, I-95, Merritt Parkway and Metro North train station.

9. 2019-02-12
   listed $189,900 Active 738-char remark

   Show marketing remark (738 chars)

   Welcome to 94 Wilton Crest, an updated and move-in ready end unit that is not to be missed in an ideal South Wilton location! This special condo is walking distance to Wilton center amenities such as shops, movie theatre, restaurants, parks, library and the Norwalk River Valley Trail. This one bedroom unit features newer kitchen cabinetry, appliances, and granite countertops! The living room wall unit which functions as both heating and cooling is newer along with the water heater located in the basement. There is a common laundry room and a private storage room in the lower level. The unit is also allowed access to both the pool and tennis court. Convenient access to Route 7, I-95, Merritt Parkway and Metro North train station.

10. 2001-07-31
    soldstatus $157,000 246-char remark

    Show marketing remark (246 chars)

    Great Opportunity To Live In Wilton. Totally Remodeled In Neutral Colors, New Carpet, New Appliances, New Vanity& Sinkceramic Tile In Kithen, Bath,Hall. Complex Has Pool & Tennisclose To Shoppin & Train. Call Alison Healy 203-372-6500

11. 2001-05-25
    listed $164,900 246-char remark

    Show marketing remark (246 chars)

    Great Opportunity To Live In Wilton. Totally Remodeled In Neutral Colors, New Carpet, New Appliances, New Vanity& Sinkceramic Tile In Kithen, Bath,Hall. Complex Has Pool & Tennisclose To Shoppin & Train. Call Alison Healy 203-372-6500

12. 1997-05-06
    historical
13. 1997-03-20
    listed $128,994

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $41,373
• − Mortgage interest: −$16,525
• − Property taxes: −$4,425
• − Insurance: −$2,142
• − Repairs & maintenance: −$3,310
• − Management: −$3,310
• − HOA: −$4,896
• − Depreciation: −$8,582
• Taxable loss: −$1,815
• Est. tax savings @ 24.0%: +$436
• After-tax cash flow: $3,094/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: Wilton School District
• NCES district ID: 0905130
• Math proficiency: 65% ▼ -10.00%
• Reading proficiency: 76% ▼ -7.00%
• Median HH income: $161,504
• Composite: 70.4/100
• National rank: #267
• State rank: #7 of 153 in CT

Livability — South Wilton

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

Census & demographics

• Census place: South Wilton, CT
• County: Fairfield County · 765,532 people
• Metro: Bridgeport-Stamford-Norwalk, CT
• Population (ZIP): 18,777
• Household income: $242,199
• Rent vs Own: 11.4% rent · 88.6% own
• Severe rent burden: 264.0

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 11% Hispanic / Latino 6% Asian 6% Black 4%
• Common ancestry: Romanian 6% Scotch-Irish 3% Slovak 2%
• Foreign-born: 17% · Canada, China, Jamaica
• Languages at home: 83% English-only · Other Indo-European 6% Spanish 3% French/Haitian/Cajun 2%

Political lean MEDSL · Western Connecticut

• 2024 margin: D (+19.1) · D 58.8% · R 39.7% · Other 1.6%
• All cycles: 2024: D+19.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -439.88%
• Current HPI: 215.5175
• Rent YoY: —
• Metro: Bridgeport-Stamford-Norwalk, CT
• 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

+128.7% since first listed

10 events — show timeline

• 2026-04-17 Contingent — Smart MLS
• 2026-04-08 Listed $295,000 Smart MLS
• 2019-05-01 Sold (MLS) $190,000 Smart MLS
• 2019-04-04 Listing Removed — Smart MLS
• 2019-03-05 Contingent — Smart MLS
• 2019-02-12 Listed $189,900 Smart MLS
• 2001-07-31 Sold (MLS) $157,000 Smart MLS
• 2001-05-25 Listed $164,900 Smart MLS
• 1997-05-06 Listing Removed — Smart MLS
• 1997-03-20 Listed $128,994 Smart MLS