37 Eastview Dr · New Fairfield, CT 06812

$200,000

3 bd · 2.5 ba · 1,912 sqft · SingleFamily public records · 11 Days on market

Built 1979 1.01 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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +7.5/15.0
• Schools +5.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover an exceptional opportunity at 37 Eastview Drive in New Fairfield, perfectly set in a peaceful wooded neighborhood just minutes from Candlewood Lake. This property offers incredible potential for investors, builders, or buyers looking for a project in a highly desirable location. The home features multiple levels of living space, an under-house garage, a walkout lower level, and an upper deck area, all situated on a generous lot surrounded by mature trees that provide privacy and natural beauty. With a strong footprint, appealing setting, and desirable neighborhood, this is a rare chance to create something truly special. Whether you're envisioning a modern rebuild or a full renovat

Key facts

• Generous lot
• Walkout lower level
• Upper deck area

Tags

• UNDER-HOUSE GARAGE
• WALKOUT LOWER LEVEL
• UPPER DECK AREA
• GENEROUS LOT
• MATURE TREES
• CLOSE TO TOWN AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $636 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $200k).

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• New Fairfield School District (suburban): math 53% / reading 66% proficiency, ranked #41 of 153 in CT (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Consolidated School (483 students, 16% FRL); New Fairfield High School (math 57% / reading 77%, grade B, #26 of 194 statewide, top 16%, 686 students, 15% FRL).
• Market conditions: 82 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price.

Recommended offer $200,000

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.47% ✓
• Cap rate: 10.11%
• Cash-on-cash: 13.63%
• DSCR: 1.61
• GRM: 5.6

CMA / ARV

• ARV (on-the-fly): $544,920
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70 Possum Dr	0.34mi	3/2.0	2,000 (+5%)	6mo	$415,000	$208	70
36 Musket Ridge Rd	0.32mi	3/3.0	2,101 (+10%)	10mo	$579,500	$276	58
28 Musket Ridge Rd	0.35mi	3/3.0	2,190 (+14%)	9mo	$625,000	$285	50
12 Bear Mountain Rd	0.19mi	4/3.0 (+1)	2,191 (+15%)	12mo	$850,000	$388	50
38 Wilkes Rd	0.40mi	3/2.0	1,684 (-12%)	21mo	$406,500	$241	42
7 Bear Mountain Rd	0.43mi	2/2.0 (-1)	2,035 (+6%)	24mo	$687,000	$338	42

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

Projected returns pro-forma

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

5-year hold

• IRR: 3.9%
• Equity multiple: 1.15×
• Total profit: $8,341
• Equity at exit: $29,821

10-year hold

• IRR: 13.4%
• Equity multiple: 2.08×
• Total profit: $60,391
• Equity at exit: $17,292

Cash invested: $56,000 (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 06812

• Home prices YoY: -34.2%
• Active inventory: 82
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,950 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$562 /mo · $6,747/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$620
• Net cashflow: $636

Break-even live

Break-even rent $2,145

Max offer price $200,000

Occupancy floor 73%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Snug Harbor Dr Danbury, CT	3.0	3.0	1639	$2,950	$1.80	2d	1	1.43mi

Listing history 4 events

1. 2025-12-11
   status Under Contract
2. 2025-12-08
   historical Under Contract - Continue to Show
3. 2025-12-06
   status Under Contract
4. 2025-11-28
   listed $200,000 Active

ⓘ 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: $6,747 · $562/mo
• Projected year-2 tax: $6,747 · $562/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $35,400
• − Mortgage interest: −$11,203
• − Property taxes: −$6,747
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,832
• − Management: −$2,832
• − Depreciation: −$5,818
• Taxable income: $4,968
• Est. tax owed @ 24.0%: −$1,192
• After-tax cash flow: $6,441/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: New Fairfield School District
• NCES district ID: 0902730
• Math proficiency: 53% ▼ -11.00%
• Reading proficiency: 66% ▼ -8.00%
• Median HH income: $99,909
• Composite: 55.38/100
• National rank: #1253
• State rank: #41 of 153 in CT

Livability — New Fairfield

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

Census & demographics

• Population (ZIP): 13,558

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% Hispanic / Latino 13% Two or more races 8% Black 4% Asian 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 4% Iranian 3% Scotch-Irish 2%
• Foreign-born: 12% · Canada, Jamaica, Mexico
• Languages at home: 86% English-only · Spanish 9% Other Indo-European 2% German/W. Germanic 1%

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: ▼ -123.77%
• Current HPI: 238.3277
• 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

4 events — show timeline

• 2025-12-11 Pending — Smart MLS
• 2025-12-08 Contingent — Smart MLS
• 2025-12-06 Pending — Smart MLS
• 2025-11-28 Listed $200,000 Smart MLS

Property tax history

+1.3%/yr

Latest (2022): $6,747 · +3.1% YoY. Source: county tax records.