86 Dandy Dr · Cos Cob, CT 06807

$1,995,000

4 bd · 3.5 ba · 3,546 sqft · SingleFamily public records · 28 Days on market

Built 1965 1.02 ac lot $563/sqft · 20% below area Est $2508k · 20% under

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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).

• ARV discount +15.0/15.0
• Cash flow +11.3/30.0
• Appreciation +9.0/10.0
• Schools +6.6/10.0
• Livability +3.7/5.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks

Discover charming, single-level living with incredible space! This classic ranch offers over 2,100 sq. ft. on the main floor, featuring a gracious living room with fireplace, formal dining, and a sunny, open-concept kitchen and family room, plus 4 nicely sized bedrooms. The large screened-in porch offers seamless indoor-outdoor living. Convenience is key with a dedicated laundry/powder room off the mudroom. The huge 1,420 sq. ft. walkout lower level with full bath is a blank canvas for a game room, gym, or in-law suite. Featuring quality Anderson windows, this property is priced for immediate equity--renovate or customize to create your dream home.

Key facts

• Screened-in porch
• Walkout lower level
• Full bath

Tags

• SINGLE-LEVEL LIVING
• SCREENED-IN PORCH
• INDOOR-OUTDOOR LIVING
• DEDICATED LAUNDRY ROOM
• WALKOUT LOWER LEVEL
• FULL BATH

Property features AI

Finance

• Other: Probate listing

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Septic sewer; Natural gas available
• Home design: Single family residence; Built in 1965
• Construction: Cedar construction; Architectural shingle roof
• Exterior features: Screened porch; Deck; Level lot; Shed(s)

Interior

• Bathrooms: Three full bathrooms; One half bathroom (total 3.5 bathrooms)
• Heating & cooling: Central air conditioning; Natural gas heating with forced air
• Interior features: Full basement; Two fireplaces

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath single-family listed at $2.00M.

Deal economics

• At list price, monthly cash flow is $-737 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.86M (6.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.47M (26.4% below list).
• Recommended offer: $1.47M (26.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#72 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety B; Watch: housing D+, amenities F, commute 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: North Street School (math 72% / reading 82%, grade A, #28 of 553 statewide, top 7%, 387 students, 4% FRL); Central Middle School (math 60% / reading 71%, grade A-, #26 of 175 statewide, top 16%, 506 students, 18% FRL) — zoned schools at 11% FRL track the district average.
• Market conditions: 31 active listings in the ZIP; 24 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 1,151 units permitted in Western Connecticut Planning Region in 2024 (714 in 5+ unit buildings).

Forward outlook

• In year one you build about $171k of equity ($14k loan paydown + $158k appreciation (7.9% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$275k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($1.97M) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major flood risk; major wind risk, 64% chance of damaging wind over 30y; extreme-heat days projected 7→14/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,467,717 (26.4% 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. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.74% ✗
• Cap rate: 5.85%
• Cash-on-cash: -1.58%
• DSCR: 0.93
• GRM: 11.3

CMA / ARV

• ARV (median comp): $2,508,214
• List price: $1,995,000
• Delta: -20.46%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Cat Rock Rd	0.36mi	4/2.5	3,334 (-6%)	14mo	$2,355,000	$706	58
1 Arrowhead Ln	0.30mi	4/3.5	3,120 (-12%)	13mo	$2,460,000	$788	56
225 Valley Rd	0.34mi	4/3.5	3,800 (+7%)	21mo	$1,900,000	$500	54
46 Pine Ridge Rd	0.55mi	4/3.5	3,796 (+7%)	11mo	$3,500,000	$922	53
9 Boyd Ln	0.69mi	4/3.5	3,304 (-7%)	8mo	$2,125,000	$643	50
2 Lakeview Dr	0.71mi	4/3.0	3,368 (-5%)	10mo	$2,300,000	$683	49
19 Pond Pl	0.27mi	5/4.0 (+1)	3,023 (-15%)	10mo	$2,410,000	$797	47
45 Sundance Dr	0.69mi	3/3.0 (-1)	3,424 (-3%)	12mo	$960,000	$280	45
24 Rippowam Rd	0.64mi	4/2.5	3,827 (+8%)	10mo	$1,595,000	$417	45
11 Jeffrey Rd	0.69mi	4/4.5	3,293 (-7%)	18mo	$2,576,000	$782	37
7 Coachlamp Ln	0.68mi	5/3.5 (+1)	3,175 (-10%)	20mo	$2,402,000	$757	29
27 Grove St	0.73mi	5/4.5 (+1)	3,965 (+12%)	23mo	$2,605,000	$657	18

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

Projected returns pro-forma

7.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.6%
• Equity multiple: 2.36×
• Total profit: $762,024
• Equity at exit: $1,502,672

10-year hold

• IRR: 17.5%
• Equity multiple: 5.02×
• Total profit: $2,244,010
• Equity at exit: $2,970,491

Cash invested: $558,600 (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 06807

• Home prices YoY: 4.3%
• Active inventory: 31
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $14,677 high
• Mortgage (P&I): −$10,462
• Tax from tax record: −$1,038 /mo · $12,462/yr
• Insurance: −$831
• HOA: −$0
• Vacancy / Maint / Mgmt: −$3,082
• Net cashflow: $-737

Break-even live

Break-even rent $15,610

Max offer price $1,864,844

Occupancy floor —

Sensitivity live

Price	-10% $393	-5% $-172	+0% $-737	+5% $-1,301	+10% $-1,866
Rent	-10% $-1,896	-5% $-1,317	+0% $-737	+5% $-157	+10% $423
Rate	-1.0pp $268	-0.5pp $-229	base $-737	+0.5pp $-1,254	+1.0pp $-1,780

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: $498,750
• Closing costs: $59,850
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
40 Mianus View Ter Cos Cob, CT	4.0	3.5	2895	$14,500	$5.01	12d	1	0.17mi
40 Mianus View Ter Cos Cob, CT	5.0	3.5	2895	$14,500	$5.01	4d	1	0.17mi
15 Lancer Rd Riverside, CT	4.0	2.5	3031	$8,889	$2.93	24d	1	0.61mi
41 Grove St Cos Cob, CT	5.0	3.5	2787	$12,000	$4.31	44d	1	0.71mi
507 River Rd Cos Cob, CT	5.0	4.5	4100	$16,000	$3.90	4d	1	0.73mi
14 Rainbow Dr Riverside, CT	5.0	3.5	3510	$16,000	$4.56	24d	1	0.76mi
1 Crawford Ter Riverside, CT	4.0	4.0	2819	$18,000	$6.39	22d	1	0.84mi
1 Cary Rd Riverside, CT	4.0	3.5	3300	$13,500	$4.09	44d	1	0.89mi
38 Sheephill Rd Riverside, CT	3.0	2.5	2600	$8,200	$3.15	44d	1	0.91mi
8 Perry Pl Riverside, CT	4.0	3.0	2556	$11,500	$4.50	22d	1	0.92mi
11 Osee Pl Cos Cob, CT	5.0	4.0	3112	$12,000	$3.86	44d	1	0.93mi
10 Ricki-Beth Ln Old Greenwich, CT	5.0	4.5	4336	$27,500	$6.34	44d	1	0.99mi
4 Wescott Ct Riverside, CT	4.0	4.5	3950	$15,000	$3.80	24d	1	1.03mi
1 Ernel Dr Riverside, CT	5.0	3.5	2517	$13,000	$5.16	22d	1	1.07mi
12 Norton Ln Old Greenwich, CT	4.0	3.5	3285	$15,000	$4.57	22d	1	1.09mi
34 Hassake Rd Old Greenwich, CT	4.0	3.5	2943	$16,000	$5.44	44d	1	1.20mi
42 Breezemont Ave Riverside, CT	5.0	5.5	4945	$27,500	$5.56	4d	1	1.24mi
25 Arnold St Old Greenwich, CT	4.0	3.0	2490	$10,500	$4.22	24d	1	1.27mi
25 Buxton Ln Riverside, CT	5.0	3.5	2780	$12,995	$4.67	24d	1	1.28mi
6 Halsey Dr Old Greenwich, CT	4.0	3.0	2490	$8,500	$3.41	15d	1	1.31mi
82 Westover Ave Stamford, CT	4.0	2.5	4349	$8,750	$2.01	3d	1	1.37mi
36 Center Dr Old Greenwich, CT	3.0	2.5	3328	$11,300	$3.40	44d	1	1.43mi
10 Durkin Pl Riverside, CT	5.0	4.5	3245	$17,500	$5.39	44d	1	1.43mi
30 Bayside Ter Riverside, CT	4.0	3.5	3730	$25,000	$6.70	44d	1	1.49mi

Listing history 9 events

1. 2026-06-10
   status $1,995,000 Pending 28 DOM
2. 2026-06-09
   days on market $1,995,000 Active 28 DOM
3. 2026-06-08
   days on market $1,995,000 Active 27 DOM
4. 2026-06-07
   days on market $1,995,000 Active 26 DOM
5. 2026-06-03
   days on market $1,995,000 Active 22 DOM
6. 2026-06-03
   days on market $1,995,000 Active 21 DOM
7. 2026-06-01
   days on market $1,995,000 Active 20 DOM
8. 2026-05-31
   days on market $1,995,000 Active 19 DOM
9. 2026-05-12
   listed $1,995,000 Active 656-char remark

ⓘ 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: $12,462 · $1,038/mo
• Projected year-2 tax: $27,578 · $2,298/mo
• Expected delta: +$15,116/yr (+$1,260/mo · 121.3%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 72% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 14 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $176,126
• − Mortgage interest: −$111,751
• − Property taxes: −$12,462
• − Insurance: −$9,975
• − Repairs & maintenance: −$14,090
• − Management: −$14,090
• − Depreciation: −$58,036
• Taxable loss: −$44,279
• Est. tax savings @ 24.0%: +$10,627
• After-tax cash flow: $1,785/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 — Cos Cob

• Score: 73/100
• State rank: #72
• US rank: #5178

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cos Cob, CT
• City population: 7,667
• Population (ZIP): 7,667

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 63% Two or more races 15% Hispanic / Latino 13% Asian 7% Black 4%
• Hispanic origin (detail): Puerto Rican 6% Dominican 1%
• Common ancestry: Romanian 4% Estonian 4% Italian 3%
• Foreign-born: 24% · Canada, China, Jamaica
• Languages at home: 76% English-only · Other Indo-European 9% Spanish 6% Other Asian/Pacific 5%

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: ▲ 7.90%
• Current HPI: 191.0957
• 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

2 events — show timeline

• 2026-06-09 Pending — GMLS
• 2026-05-12 Listed $1,995,000 GMLS

Property tax history

+3.9%/yr

Latest (2023): $12,462 · +0.9% YoY. Source: county tax records.