5 Glen St #204 · Greenwich, CT 06830

$1,000,000

2 bd · 2.5 ba · 2,004 sqft · Condo public records · 30 Days on market

Built 1984 $499/sqft · at area comps Est $1010k · at est. $466/mo HOA · 12% of rent

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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).

• Appreciation +8.4/10.0
• ARV discount +7.9/15.0
• Schools +6.6/10.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Cash flow +2.7/30.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Fully Renovated Coastal View Townhouse with 3 parking spaces. Welcome to 5 Glen St #204, a beautifully renovated 2-bedroom, 2.5-bath townhouse offering style, comfort & an unbeatable location on a private dead-end street. This light-filled home features hardwood floors throughout & an open living/dining area enhanced with custom shiplap & seamless flow for entertaining. The updated kitchen includes a modern yet timeless subway tile backsplash, stainless steel appliances. Upstairs, the spacious bedrooms offer comfort & convenience, including a renovated primary bath with a large custom shower & a hallway bath featuring a relaxing jacuzzi tub. A standout upper-level loft provides incredible flexibility-perfect as a 3rd Bedroom showcasing stunning views of the Long Island Sound & NYC skyline.

Key facts

• $466 HOA
• Garage
• Built 1984

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath condo listed at $1.00M.

Deal economics

• At list price, monthly cash flow is $-3k ($-41k/yr) — negative.
• To cash-flow at today's rent, offer at most $401k (59.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $399k (60.1% below list).
• Recommended offer: $399k (60.1% below list) — sets the bar for 1% rule.
• Cap rate 2.2% vs local median 1.1% in Greenwich — 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.

Location & tenants

• Location reads 80/100 on livability (#23 in CT, #1,655 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, health & safety A+; Watch: amenities D, cost of living F.
• Greenwich School District (suburban): math 64% / reading 73% proficiency, ranked #12 of 153 in CT (top 8%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 11% free/reduced lunch — higher-income household profile.
• Zoned schools: Hamilton Avenue School (math 32% / reading 47%, grade F, #298 of 553 statewide, top 56%, 294 students, 56% FRL); Western Middle School (math 50% / reading 59%, grade B-, #67 of 175 statewide, top 39%, 617 students, 38% FRL); Greenwich High School (math 59% / reading 78%, grade B, #23 of 194 statewide, top 12%, 2,668 students, 20% FRL) — zoned schools average 38% FRL vs 11% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 54% at this address vs 68% district-wide (-14 pts) — the specific schools serving this property underperform the Greenwich School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising (+3.4%/yr); 128 active listings in the ZIP; 34 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,151 units permitted in Western Connecticut Planning Region in 2024 (714 in 5+ unit buildings).
• This rent runs 33% of the median local income ($147k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $76k of equity ($7k loan paydown + $69k appreciation (6.9% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$121k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($985k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 32y 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 $630k; list at $1.00M implies a 59% gain — meaningful room to come down on a strong offer.

Recommended offer $399,489 (60.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-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?
6. 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?
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: 0.40% ✗
• Cap rate: 2.23%
• Cash-on-cash: -14.52%
• DSCR: 0.35
• GRM: 20.9

CMA / ARV

• ARV (median comp): $1,009,629
• List price: $1,000,000
• Delta: -0.95%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

6.89% appreciation · 3.36% rent growth · sell at horizon

5-year hold

• IRR: 6.4%
• Equity multiple: 1.46×
• Total profit: $128,045
• Equity at exit: $685,916

10-year hold

• IRR: 8.5%
• Equity multiple: 2.92×
• Total profit: $537,069
• Equity at exit: $1,296,588

Cash invested: $280,000 (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 06830

• Home prices YoY: 4.1%
• Rents YoY: 3.4%
• Active inventory: 128
• Price-to-rent: 20.9×

Monthly cashflow live

• Estimated rent: $3,995 medium
• Mortgage (P&I): −$5,244
• Tax from tax record: −$418 /mo · $5,010/yr
• Insurance: −$417
• HOA: −$466
• Vacancy / Maint / Mgmt: −$839
• Net cashflow: $-3,388

Break-even live

Break-even rent $8,284

Max offer price $401,440

Occupancy floor —

Sensitivity live

Price	-10% $-2,822	-5% $-3,105	+0% $-3,388	+5% $-3,671	+10% $-3,954
Rent	-10% $-3,704	-5% $-3,546	+0% $-3,388	+5% $-3,231	+10% $-3,073
Rate	-1.0pp $-2,885	-0.5pp $-3,134	base $-3,388	+0.5pp $-3,647	+1.0pp $-3,911

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: $250,000
• Closing costs: $30,000
• Reserves months: —
• Total cash needed: —

Rent comps 34 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
37 Gerry St Unit A Greenwich, CT	3.0	2.0	1700	$4,975	$2.93	45d	1	0.14mi
16 Harold Ave Apt 2 Greenwich, CT	3.0	1.0	1686	$2,800	$1.66	45d	1	0.22mi
12 Artic St Unit 1 Greenwich, CT	3.0	2.0	1900	$4,850	$2.55	25d	1	0.24mi
147 Holly Hill Ln #2 Greenwich, CT	2.0	2.5	2200	$12,000	$5.45	25d	1	0.26mi
147 Holly Hill Ln #9 Greenwich, CT	2.0	2.5	2200	$9,000	$4.09	25d	1	0.26mi
147 Holly Hill Ln Greenwich, CT	2.0	2.5	1611	$11,000	$6.83	45d	2	0.26mi
56 Old Field Point Rd Unit 4 Greenwich, CT	3.0	2.0	1800	$12,000	$6.67	5d	1	0.39mi
26 Edgewood Ave #1 Greenwich, CT	2.0	2.5	1981	$5,500	$2.78	21d	1	0.51mi
9 1/2 Putnam Grn Greenwich, CT	1.0–3.0	1.0–2.5	1234	$4,930	$3.99	0d	17	0.52mi
124 Ritch Ave W Greenwich, CT	1.0–3.0	1.0–2.0	1238	$6,150	$4.97	0d	3	0.62mi
37 Windy Knls Greenwich, CT	3.0	2.0	2600	$5,100	$1.96	5d	1	0.63mi
14 Idar Ct Unit 1 Greenwich, CT	3.0	2.0	1500	$4,900	$3.27	45d	1	0.64mi
34 Windy Knls Unit A Greenwich, CT	3.0	3.0	2146	$7,500	$3.49	4d	1	0.66mi
32 Reynolds Pl Unit A Greenwich, CT	2.0	2.5	2530	$9,750	$3.85	3d	1	0.70mi
81 Pemberwick Rd Unit A Greenwich, CT	2.0	3.5	2092	$4,950	$2.37	45d	1	0.80mi
52 Brookside Dr Unit A Greenwich, CT	2.0	2.5	2000	$8,400	$4.20	25d	1	0.82mi
24 Hollow Wood Ln Unit 2 Greenwich, CT	3.0	2.5	2350	$4,600	$1.96	13d	1	0.85mi
89 View St W Unit 2nd floor Greenwich, CT	3.0	2.0	1870	$5,450	$2.91	20d	1	0.86mi
70 Riverdale Ave #1001 Greenwich, CT	2.0	2.5	1960	$5,500	$2.81	16d	1	0.91mi
409 Greenwich Ave Unit A Greenwich, CT	2.0	2.5	1700	$11,000	$6.47	45d	1	0.93mi
19 Edison Pl Unit 2 Port Chester, NY	3.0	2.0	1500	$3,800	$2.53	15d	1	1.01mi
347 Delavan Ave Unit A Greenwich, CT	3.0	2.5	2158	$5,500	$2.55	20d	1	1.07mi
47 Indian Harbor Dr #7 Greenwich, CT	3.0	3.5	2200	$10,000	$4.55	45d	1	1.10mi
319 Delavan Ave Unit 1 Greenwich, CT	3.0	1.0	2580	$3,500	$1.36	25d	1	1.12mi
257 Bruce Park Ave Unit B Greenwich, CT	3.0	3.5	2270	$11,750	$5.18	16d	1	1.21mi
116 E Elm St Unit A Greenwich, CT	3.0	3.5	2150	$7,750	$3.60	5d	1	1.30mi
36 Nicholas Ave Greenwich, CT	3.0	3.5	2452	$6,800	$2.77	0d	1	1.32mi
300 Bruce Park Ave Unit B Greenwich, CT	2.0	2.0	1400	$4,500	$3.21	16d	1	1.33mi
300 Bruce Park Ave Unit A Greenwich, CT	2.0	2.0	1400	$4,500	$3.21	12d	1	1.33mi
20 Church St W Unit A24 Greenwich, CT	3.0	2.0	1578	$10,500	$6.65	4d	1	1.34mi
50 Church St #1 Greenwich, CT	2.0	2.5	1440	$7,500	$5.21	45d	1	1.39mi
21 Division St Unit A Greenwich, CT	2.0	1.5	1696	$4,500	$2.65	21d	1	1.45mi
7 Prescott Ln Greenwich, CT	3.0	2.5	1706	$8,250	$4.84	23d	1	1.47mi
98 Byram Shore Rd Greenwich, CT	3.0	2.0	2000	$6,950	$3.48	0d	1	1.48mi

HOA detail condo

• Monthly dues: $466 · $5,592/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-05-08
   status Pending 836-char remark

   Show marketing remark (1372 chars)

   Fully Renovated Coastal View Townhouse. Welcome to 5 Glen St #204, a beautifully renovated 2-bedroom, 2.5-bath townhouse offering style, comfort and an unbeatable location on a private dead-end street. This light-filled home features hardwood floors throughout and an open living/dining area enhanced with custom shiplap, a redesigned fireplace with new tile and mantel, and seamless flow for entertaining. The updated kitchen includes a modern yet timeless subway tile backsplash, stainless steel appliances and refreshed finishes. Upstairs, the spacious bedrooms offer comfort and convenience, including a renovated primary bath with a large custom shower and a hallway bath featuring a relaxing jacuzzi tub. A standout upper-level loft provides incredible flexibility-perfect as a 3rd bedroom, office, or retreat-while showcasing stunning views of the Long Island Sound and NYC skyline. Enjoy morning coffee or evening relaxation on the private deck, all while taking in the exceptional natural light. Recent upgrades include central air (2022), hot water heater, washer/dryer, updated fixtures and more. Residents love the close-knit community feel, where neighbors gather, families play and privacy abounds. Ideally located just minutes to Byram Shore, Metro-North, Greenwich Avenue, and local dining. A truly special home offering lifestyle, views and community.

2. 2026-05-08
   status Under Contract 1372-char remark

   Show marketing remark (1372 chars)

   Fully Renovated Coastal View Townhouse. Welcome to 5 Glen St #204, a beautifully renovated 2-bedroom, 2.5-bath townhouse offering style, comfort and an unbeatable location on a private dead-end street. This light-filled home features hardwood floors throughout and an open living/dining area enhanced with custom shiplap, a redesigned fireplace with new tile and mantel, and seamless flow for entertaining. The updated kitchen includes a modern yet timeless subway tile backsplash, stainless steel appliances and refreshed finishes. Upstairs, the spacious bedrooms offer comfort and convenience, including a renovated primary bath with a large custom shower and a hallway bath featuring a relaxing jacuzzi tub. A standout upper-level loft provides incredible flexibility-perfect as a 3rd bedroom, office, or retreat-while showcasing stunning views of the Long Island Sound and NYC skyline. Enjoy morning coffee or evening relaxation on the private deck, all while taking in the exceptional natural light. Recent upgrades include central air (2022), hot water heater, washer/dryer, updated fixtures and more. Residents love the close-knit community feel, where neighbors gather, families play and privacy abounds. Ideally located just minutes to Byram Shore, Metro-North, Greenwich Avenue, and local dining. A truly special home offering lifestyle, views and community.

3. 2026-04-09
   listed $1,000,000 Active 836-char remark

   Show marketing remark (1372 chars)

   Fully Renovated Coastal View Townhouse. Welcome to 5 Glen St #204, a beautifully renovated 2-bedroom, 2.5-bath townhouse offering style, comfort and an unbeatable location on a private dead-end street. This light-filled home features hardwood floors throughout and an open living/dining area enhanced with custom shiplap, a redesigned fireplace with new tile and mantel, and seamless flow for entertaining. The updated kitchen includes a modern yet timeless subway tile backsplash, stainless steel appliances and refreshed finishes. Upstairs, the spacious bedrooms offer comfort and convenience, including a renovated primary bath with a large custom shower and a hallway bath featuring a relaxing jacuzzi tub. A standout upper-level loft provides incredible flexibility-perfect as a 3rd bedroom, office, or retreat-while showcasing stunning views of the Long Island Sound and NYC skyline. Enjoy morning coffee or evening relaxation on the private deck, all while taking in the exceptional natural light. Recent upgrades include central air (2022), hot water heater, washer/dryer, updated fixtures and more. Residents love the close-knit community feel, where neighbors gather, families play and privacy abounds. Ideally located just minutes to Byram Shore, Metro-North, Greenwich Avenue, and local dining. A truly special home offering lifestyle, views and community.

4. 2026-04-09
   listed $1,000,000 Active 1372-char remark

   Show marketing remark (1372 chars)

   Fully Renovated Coastal View Townhouse. Welcome to 5 Glen St #204, a beautifully renovated 2-bedroom, 2.5-bath townhouse offering style, comfort and an unbeatable location on a private dead-end street. This light-filled home features hardwood floors throughout and an open living/dining area enhanced with custom shiplap, a redesigned fireplace with new tile and mantel, and seamless flow for entertaining. The updated kitchen includes a modern yet timeless subway tile backsplash, stainless steel appliances and refreshed finishes. Upstairs, the spacious bedrooms offer comfort and convenience, including a renovated primary bath with a large custom shower and a hallway bath featuring a relaxing jacuzzi tub. A standout upper-level loft provides incredible flexibility-perfect as a 3rd bedroom, office, or retreat-while showcasing stunning views of the Long Island Sound and NYC skyline. Enjoy morning coffee or evening relaxation on the private deck, all while taking in the exceptional natural light. Recent upgrades include central air (2022), hot water heater, washer/dryer, updated fixtures and more. Residents love the close-knit community feel, where neighbors gather, families play and privacy abounds. Ideally located just minutes to Byram Shore, Metro-North, Greenwich Avenue, and local dining. A truly special home offering lifestyle, views and community.

5. 2026-04-07
   historical $1,000,000 1372-char remark

   Show marketing remark (1372 chars)

   Fully Renovated Coastal View Townhouse. Welcome to 5 Glen St #204, a beautifully renovated 2-bedroom, 2.5-bath townhouse offering style, comfort and an unbeatable location on a private dead-end street. This light-filled home features hardwood floors throughout and an open living/dining area enhanced with custom shiplap, a redesigned fireplace with new tile and mantel, and seamless flow for entertaining. The updated kitchen includes a modern yet timeless subway tile backsplash, stainless steel appliances and refreshed finishes. Upstairs, the spacious bedrooms offer comfort and convenience, including a renovated primary bath with a large custom shower and a hallway bath featuring a relaxing jacuzzi tub. A standout upper-level loft provides incredible flexibility-perfect as a 3rd bedroom, office, or retreat-while showcasing stunning views of the Long Island Sound and NYC skyline. Enjoy morning coffee or evening relaxation on the private deck, all while taking in the exceptional natural light. Recent upgrades include central air (2022), hot water heater, washer/dryer, updated fixtures and more. Residents love the close-knit community feel, where neighbors gather, families play and privacy abounds. Ideally located just minutes to Byram Shore, Metro-North, Greenwich Avenue, and local dining. A truly special home offering lifestyle, views and community.

6. 2014-09-11
   soldstatus $630,000
7. 2014-09-10
   soldstatus $630,000
8. 2014-07-07
   listed $640,000
9. 2003-04-21
   soldstatus $470,000
10. 2003-04-17
    soldstatus $470,000
11. 2003-01-25
    listed $495,000
12. 1994-09-28
    soldstatus $225,000
13. 1994-09-27
    soldstatus $225,000
14. 1994-06-09
    listed $234,500
15. 1987-09-30
    soldstatus $305,000

ⓘ 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: $5,010 · $418/mo
• Projected year-2 tax: $13,205 · $1,100/mo
• Expected delta: +$8,195/yr (+$683/mo · 163.6%)

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

Taxation est. · year 1

• Rental income: $47,939
• − Mortgage interest: −$56,016
• − Property taxes: −$5,010
• − Insurance: −$5,000
• − Repairs & maintenance: −$3,835
• − Management: −$3,835
• − HOA: −$5,592
• − Depreciation: −$29,091
• Taxable loss: −$60,440
• Est. tax savings @ 24.0%: +$14,506
• After-tax cash flow: $-26,154/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: Greenwich School District
• NCES district ID: 0901710
• Math proficiency: 64% ▼ -7.00%
• Reading proficiency: 73% ▼ -5.00%
• Median HH income: $129,257
• Composite: 65.67/100
• National rank: #461
• State rank: #12 of 153 in CT

Livability — Greenwich

• Score: 80/100
• State rank: #23
• US rank: #1655

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenwich, CT
• County: Fairfield County · 765,532 people
• City population: 47,954
• Metro: Bridgeport-Stamford-Norwalk, CT
• Population (ZIP): 24,880
• Household income: $146,654
• Rent vs Own: 42.6% rent · 57.4% own
• Severe rent burden: 1088.0

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 64% Hispanic / Latino 18% Two or more races 10% Asian 6% Black 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Dominican 1%
• Common ancestry: Romanian 3% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 24% · Canada, Jamaica, China
• Languages at home: 72% English-only · Spanish 12% Other Indo-European 5% Russian/Polish/Slavic 3%

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: ▲ 6.89%
• Current HPI: 173.5938
• Rent YoY: ▲ 3.36%
• 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

+227.9% since first listed

15 events — show timeline

• 2026-05-08 Pending — GMLS
• 2026-05-08 Pending — Smart MLS
• 2026-04-09 Listed $1,000,000 GMLS
• 2026-04-09 Listed $1,000,000 Smart MLS
• 2026-04-07 Coming Soon $1,000,000 Smart MLS
• 2014-09-11 Sold (Public Records) $630,000 Public Records
• 2014-09-10 Sold (MLS) $630,000 GMLS
• 2014-07-07 Listed $640,000 GMLS
• 2003-04-21 Sold (Public Records) $470,000 Public Records
• 2003-04-17 Sold (MLS) $470,000 GMLS
• 2003-01-25 Listed $495,000 GMLS
• 1994-09-28 Sold (MLS) $225,000 GMLS
• 1994-09-27 Sold (Public Records) $225,000 Public Records
• 1994-06-09 Listed $234,500 GMLS
• 1987-09-30 Sold (Public Records) $305,000 Public Records

Property tax history

+0.9%/yr

Latest (2023): $5,010 · +0.9% YoY. Source: county tax records.