10 Hunt St · Norwalk, CT 06853

$1,175,000

3 bd · 2.5 ba · 1,858 sqft · SingleFamily public records · 12 Days on market

Built 1927 8,712 sqft lot Est $1607k · 27% under

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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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming and full of character, this three-bedroom, two-and-a-half-bath home offers timeless appeal in an unbeatable Rowayton location. Just a short walk to the train and the heart of the village, enjoy easy access to shops, restaurants, and coastal living. Sun-filled interiors feature inviting living spaces and a functional layout for everyday living and entertaining. The living room has a wood-burning fireplace with several built-ins, and the sun-filled kitchen opens to the family room. A private deck is tucked away and provides the perfect setting for morning coffee or evening dinners. Beautiful perennial gardens. A rare opportunity to own a classic home close to everything Rowayton has

Key facts

• Private deck
• Rowayton location
• Perennial gardens

Tags

• ROWAYTON LOCATION
• WOOD-BURNING FIREPLACE
• PRIVATE DECK
• PERENNIAL GARDENS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $1.18M.

Deal economics

• At list price, monthly cash flow is $8k ($95k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($20k rent vs $1.18M).
• Cap rate 14.4% vs local median 3.4% in Norwalk — 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 77/100 on livability (#41 in CT, #2,966 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, health & safety A+, crime A; Watch: amenities C-, cost of living F.
• Norwalk School District (urban): math 29% / reading 44% proficiency, ranked #104 of 153 in CT (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Rowayton School (math 60% / reading 64%, grade B, #137 of 553 statewide, top 28%, 468 students, 33% FRL); Brien Mcmahon High School (math 30% / reading 58%, grade F, #97 of 194 statewide, top 50%, 1,711 students, 49% FRL) — zoned schools at 41% FRL track the district average.
• Zoned-school proficiency averages 53% at this address vs 36% district-wide (+16 pts) — the actual schools serving this property are materially stronger than the Norwalk School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 25 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $8k of loan paydown is wiped out by about $35k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $329k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $1,175,000

Questions for the listing agent

1. Built in 1927 — 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. 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.
4. 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.
5. 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: 1.69% ✓
• Cap rate: 14.39%
• Cash-on-cash: 28.92%
• DSCR: 2.29
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $1,607,170
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Hunt St	0.00mi	3/2.5	1,858 (0%)	0mo	$1,608,000	$865	100
7 Thomes St	0.16mi	3/2.5	1,940 (+4%)	1mo	$2,000,000	$1,031	84
25 Arnold Ln	0.31mi	3/2.0	1,754 (-6%)	2mo	$875,000	$499	72
2 Steeple Top Rd	0.15mi	3/2.5	1,698 (-9%)	11mo	$920,000	$542	69
209 Rowayton Ave	0.22mi	4/2.5 (+1)	2,068 (+11%)	4mo	$2,640,000	$1,277	62
36 Hunt St	0.12mi	3/2.0	2,100 (+13%)	10mo	$1,195,000	$569	62
16 Possum Ln	0.59mi	3/1.5	1,736 (-7%)	1mo	$776,000	$447	57
17 Burchard Ln	0.73mi	3/2.5	1,818 (-2%)	8mo	$1,617,000	$889	55
25 McKinley St	0.71mi	2/2.0 (-1)	1,804 (-3%)	6mo	$1,390,000	$771	50
1 McKinley St	0.61mi	2/3.0 (-1)	2,044 (+10%)	0mo	$2,988,000	$1,462	48
3 Pond St	0.67mi	3/2.5	2,083 (+12%)	8mo	$2,250,000	$1,080	42
199 Highland Ave	0.62mi	2/2.0 (-1)	2,037 (+10%)	12mo	$1,600,000	$785	38

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: 23.3%
• Equity multiple: 1.96×
• Total profit: $314,740
• Equity at exit: $175,196

10-year hold

• IRR: 31.2%
• Equity multiple: 3.81×
• Total profit: $924,770
• Equity at exit: $101,593

Cash invested: $329,000 (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 06853

• Home prices YoY: -26.8%
• Active inventory: 25
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $19,885 high
• Mortgage (P&I): −$6,162
• Tax from tax record: −$1,128 /mo · $13,537/yr
• Insurance: −$490
• HOA: −$0
• Vacancy / Maint / Mgmt: −$4,176
• Net cashflow: $7,930

Break-even live

Break-even rent $9,847

Max offer price $1,175,000

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: $293,750
• Closing costs: $35,250
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
233 Rowayton Ave Norwalk, CT	3.0	2.5	2579	$26,000	$10.08	2d	1	0.12mi
168 Rowayton Ave Unit A Norwalk, CT	3.0	3.0	1400	$8,750	$6.25	2d	1	0.36mi
111 Rowayton Ave #201 Norwalk, CT	3.0	3.0	2399	$30,000	$12.51	2d	1	0.60mi
8 Woodchuck Ln Norwalk, CT	2.0	2.0	1500	$4,200	$2.80	14d	1	0.98mi
104 Roton Ave Norwalk, CT	3.0	4.0	2449	$28,000	$11.43	43d	1	1.00mi
1 Cottontail Rd Norwalk, CT	4.0	3.0	1458	$6,500	$4.46	2d	1	1.00mi
31 Ensign Rd Norwalk, CT	4.0	2.5	1952	$9,999	$5.12	43d	1	1.19mi
567 Post Rd Unit 1st Floor Darien, CT	2.0	1.0	2032	$3,200	$1.57	43d	1	1.20mi
6 Edgewood St Unit A Norwalk, CT	3.0	2.5	1900	$4,950	$2.61	43d	1	1.23mi
12 Splitrock Rd Norwalk, CT	3.0	3.0	1658	$16,000	$9.65	43d	1	1.49mi

Listing history 2 events

1. 2026-04-27
   status Under Contract
2. 2026-04-15
   listed $1,175,000 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: $13,537 · $1,128/mo
• Projected year-2 tax: $19,341 · $1,612/mo
• Expected delta: +$5,804/yr (+$484/mo · 42.9%)

ⓘ 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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 8/10 Severe 13 unhealthy d/yr today · 18 by 30 yrs out

Taxation est. · year 1

• Rental income: $238,621
• − Mortgage interest: −$65,818
• − Property taxes: −$13,537
• − Insurance: −$5,875
• − Repairs & maintenance: −$19,090
• − Management: −$19,090
• − Depreciation: −$34,182
• Taxable income: $81,030
• Est. tax owed @ 24.0%: −$19,447
• After-tax cash flow: $75,710/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: Norwalk School District
• NCES district ID: 0903090
• Math proficiency: 29% ▼ -11.00%
• Reading proficiency: 44% ▼ -6.00%
• Median HH income: $76,540
• Composite: 34.07/100
• National rank: #5297
• State rank: #104 of 153 in CT

Livability — Norwalk

• Score: 77/100
• State rank: #41
• US rank: #2966

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Norwalk, CT
• City population: 89,026
• Population (ZIP): 3,229

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 6% Hispanic / Latino 2% Asian 2% Black 2%
• Common ancestry: Lithuanian 5% Romanian 4% Italian 3%
• Foreign-born: 6% · Canada, China
• Languages at home: 93% English-only · German/W. Germanic 3% Spanish 3% Russian/Polish/Slavic 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: ▼ -77.55%
• Current HPI: 212.295
• 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

• 2026-04-27 Pending — Smart MLS
• 2026-04-15 Listed $1,175,000 Smart MLS

Property tax history

+1.2%/yr

Latest (2023): $13,537 · +4.3% YoY. Source: county tax records.