9 Crescent Park Rd · Staples, CT 06880

$599,000

3 bd · 1.5 ba · 920 sqft · SingleFamily public records · 140 Days on market

Built 1983 3,920 sqft lot Est $759k · 21% under $120/mo HOA · 2% of rent

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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 +22.4/30.0
• ARV discount +15.0/15.0
• Schools +7.6/10.0
• DSCR +7.2/10.0
• 1% rule +5.2/10.0
• Rent growth +3.9/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the perfect blend of convenience and comfort in this charming 3-bedroom, 1.5-bath ranch, an excellent condo alternative in the heart of Westport! This low-maintenance home features a brand-new roof and vinyl siding, ensuring years of worry-free living. Step inside to find a cozy living room with a fireplace, perfect for relaxing evenings or entertaining guests. The inviting layout offers one-level ease. Enjoy the privacy of your own driveway while being just moments from downtown Westport, renowned for its vibrant shops, dining, and coastal charm. Whether you are looking for your first home, downsizing, or seeking a weekend retreat, this home offers an unbeatable location with all the perks of Westport living.

Key facts

• Brand new roof
• Private driveway
• Vinyl siding

Tags

• BRAND NEW ROOF
• VINYL SIDING
• COZY FIREPLACE
• ONE LEVEL LIVING
• PRIVATE DRIVEWAY
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $599k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $599k).
• Recommended offer: $527k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 1.7% in Staples — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Westport School District (suburban): math 74% / reading 82% proficiency, ranked #3 of 153 in CT (top 2%) — strong family-tenant draw, lease renewals of 3-5y typical; only 2% free/reduced lunch — higher-income household profile.
• Zoned schools: Saugatuck Elementary School (math 69% / reading 80%, grade A, #44 of 553 statewide, top 10%, 434 students, 2% FRL); Bedford Middle School (math 73% / reading 79%, grade A, #4 of 175 statewide, top 2%, 729 students, 3% FRL); Staples High School (math 76% / reading 92%, grade A, #3 of 194 statewide, top 1%, 1,686 students, 2% FRL) — zoned schools at 3% FRL track the district average.
• Market conditions: Rents rising fast (+5.6%/yr); 196 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 5.6% rent growth), your $168k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($527k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 30y ago; this cycle's ask is 15259% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $450k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 66% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $527,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.02% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.17%
• DSCR: 1.32
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $759,000
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9 Crescent Park Rd	0.00mi	3/1.5	920 (0%)	12mo	$450,000	$489	90
36 E Main St	0.24mi	2/1.0 (-1)	836 (-9%)	18mo	$690,000	$825	52

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 · 5.58% rent growth · sell at horizon

5-year hold

• IRR: -2.7%
• Equity multiple: 0.90×
• Total profit: $-17,166
• Equity at exit: $89,313

10-year hold

• IRR: 9.5%
• Equity multiple: 1.82×
• Total profit: $136,910
• Equity at exit: $51,791

Cash invested: $167,720 (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 06880

• Rents YoY: 5.6%
• Active inventory: 196
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $6,091 high
• Mortgage (P&I): −$3,141
• Tax from tax record: −$299 /mo · $3,591/yr
• Insurance: −$250
• HOA: −$120
• Vacancy / Maint / Mgmt: −$1,279
• Net cashflow: $1,002

Break-even live

Break-even rent $4,823

Max offer price $599,000

Occupancy floor 79%

Sensitivity live

Price	-10% $1,341	-5% $1,171	+0% $1,002	+5% $832	+10% $662
Rent	-10% $520	-5% $761	+0% $1,002	+5% $1,242	+10% $1,483
Rate	-1.0pp $1,303	-0.5pp $1,154	base $1,002	+0.5pp $846	+1.0pp $688

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Crescent Park Rd Westport, CT	2.0	2.0	960	$3,600	$3.75	25d	1	0.10mi
201 Main St #302 Westport, CT	2.0	1.5	850	$4,800	$5.65	16d	1	0.84mi
201 Main St Unit 201 Westport, CT	2.0	1.5	935	$4,700	$5.03	23d	1	0.84mi
201 Main St Unit 203 Westport, CT	2.0	1.5	830	$4,500	$5.42	45d	1	0.84mi
85 Post Rd W Westport, CT	1.0–3.0	1.0–2.0	1180	$9,789	$8.30	4d	31	1.00mi
85 Post Rd W Westport, CT	1.0–3.0	1.0–2.0	1180	$9,489	$8.04	45d	24	1.00mi
19 Hale St Unit 1 Westport, CT	2.0	1.0	532	$2,700	$5.08	16d	1	1.17mi

HOA detail

• Monthly dues: $120 · $1,440/yr

Listing history 19 events

1. 2026-03-20
   historical $3,900
2. 2026-03-20
   status Under Contract
3. 2025-10-31
   listed $3,900
4. 2025-10-30
   historical $3,900
5. 2025-10-30
   listed $599,000 Active
6. 2025-10-09
   price $3,900
7. 2025-08-29
   listed $4,500
8. 2025-06-27
   soldstatus $450,000 Closed 729-char remark

   Show marketing remark (729 chars)

   Discover the perfect blend of convenience and comfort in this charming 3-bedroom, 1.5-bath ranch, an excellent condo alternative in the heart of Westport! This low-maintenance home features a brand-new roof and vinyl siding, ensuring years of worry-free living. Step inside to find a cozy living room with a fireplace, perfect for relaxing evenings or entertaining guests. The inviting layout offers one-level ease. Enjoy the privacy of your own driveway while being just moments from downtown Westport, renowned for its vibrant shops, dining, and coastal charm. Whether you are looking for your first home, downsizing, or seeking a weekend retreat, this home offers an unbeatable location with all the perks of Westport living.

9. 2025-06-11
   status Under Contract 729-char remark

   Show marketing remark (729 chars)

   Discover the perfect blend of convenience and comfort in this charming 3-bedroom, 1.5-bath ranch, an excellent condo alternative in the heart of Westport! This low-maintenance home features a brand-new roof and vinyl siding, ensuring years of worry-free living. Step inside to find a cozy living room with a fireplace, perfect for relaxing evenings or entertaining guests. The inviting layout offers one-level ease. Enjoy the privacy of your own driveway while being just moments from downtown Westport, renowned for its vibrant shops, dining, and coastal charm. Whether you are looking for your first home, downsizing, or seeking a weekend retreat, this home offers an unbeatable location with all the perks of Westport living.

10. 2025-05-24
    historical Under Contract - Continue to Show 729-char remark

    Show marketing remark (729 chars)

    Discover the perfect blend of convenience and comfort in this charming 3-bedroom, 1.5-bath ranch, an excellent condo alternative in the heart of Westport! This low-maintenance home features a brand-new roof and vinyl siding, ensuring years of worry-free living. Step inside to find a cozy living room with a fireplace, perfect for relaxing evenings or entertaining guests. The inviting layout offers one-level ease. Enjoy the privacy of your own driveway while being just moments from downtown Westport, renowned for its vibrant shops, dining, and coastal charm. Whether you are looking for your first home, downsizing, or seeking a weekend retreat, this home offers an unbeatable location with all the perks of Westport living.

11. 2025-05-12
    price $499,900 729-char remark

    Show marketing remark (729 chars)

    Discover the perfect blend of convenience and comfort in this charming 3-bedroom, 1.5-bath ranch, an excellent condo alternative in the heart of Westport! This low-maintenance home features a brand-new roof and vinyl siding, ensuring years of worry-free living. Step inside to find a cozy living room with a fireplace, perfect for relaxing evenings or entertaining guests. The inviting layout offers one-level ease. Enjoy the privacy of your own driveway while being just moments from downtown Westport, renowned for its vibrant shops, dining, and coastal charm. Whether you are looking for your first home, downsizing, or seeking a weekend retreat, this home offers an unbeatable location with all the perks of Westport living.

12. 2025-04-04
    listed $549,900 Active 729-char remark

    Show marketing remark (729 chars)

    Discover the perfect blend of convenience and comfort in this charming 3-bedroom, 1.5-bath ranch, an excellent condo alternative in the heart of Westport! This low-maintenance home features a brand-new roof and vinyl siding, ensuring years of worry-free living. Step inside to find a cozy living room with a fireplace, perfect for relaxing evenings or entertaining guests. The inviting layout offers one-level ease. Enjoy the privacy of your own driveway while being just moments from downtown Westport, renowned for its vibrant shops, dining, and coastal charm. Whether you are looking for your first home, downsizing, or seeking a weekend retreat, this home offers an unbeatable location with all the perks of Westport living.

13. 2025-03-29
    historical $549,900 729-char remark

    Show marketing remark (729 chars)

    Discover the perfect blend of convenience and comfort in this charming 3-bedroom, 1.5-bath ranch, an excellent condo alternative in the heart of Westport! This low-maintenance home features a brand-new roof and vinyl siding, ensuring years of worry-free living. Step inside to find a cozy living room with a fireplace, perfect for relaxing evenings or entertaining guests. The inviting layout offers one-level ease. Enjoy the privacy of your own driveway while being just moments from downtown Westport, renowned for its vibrant shops, dining, and coastal charm. Whether you are looking for your first home, downsizing, or seeking a weekend retreat, this home offers an unbeatable location with all the perks of Westport living.

14. 1997-09-05
    soldstatus $136,000
15. 1996-09-30
    historical
16. 1996-07-10
    listed $148,900
17. 1996-06-30
    historical
18. 1996-01-31
    listed $148,900
19. 1986-04-29
    soldstatus $149,900

ⓘ 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: $3,591 · $299/mo
• Projected year-2 tax: $8,205 · $684/mo
• Expected delta: +$4,614/yr (+$384/mo · 128.5%)

ⓘ 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 ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 66% 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: $73,088
• − Mortgage interest: −$33,553
• − Property taxes: −$3,591
• − Insurance: −$2,995
• − Repairs & maintenance: −$5,847
• − Management: −$5,847
• − HOA: −$1,440
• − Depreciation: −$17,425
• Taxable income: $2,389
• Est. tax owed @ 24.0%: −$573
• After-tax cash flow: $11,445/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: Westport School District
• NCES district ID: 0905040
• Math proficiency: 74% ▼ -8.00%
• Reading proficiency: 82% ▼ -3.00%
• Median HH income: $156,579
• Composite: 76.16/100
• National rank: #114
• State rank: #3 of 153 in CT

Livability — Staples

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

Census & demographics

• Census place: Staples, CT
• County: Fairfield County · 765,532 people
• City population: 27,364
• Metro: Bridgeport-Stamford-Norwalk, CT
• Population (ZIP): 27,583
• Household income: $250,001
• Rent vs Own: 11.2% rent · 88.8% own
• Severe rent burden: 225.0

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 9% Two or more races 9% Asian 5% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 1%
• Common ancestry: Romanian 6% Scotch-Irish 4% Italian 3%
• Foreign-born: 16% · Canada, China, Jamaica
• Languages at home: 85% English-only · Other Indo-European 5% Spanish 5% French/Haitian/Cajun 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: ▼ -608.79%
• Current HPI: 200.5498
• Rent YoY: ▲ 5.58%
• 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

-97.4% since first listed

19 events — show timeline

• 2026-03-20 Rental Removed $3,900 SMARTMLS
• 2026-03-20 Pending — Smart MLS
• 2025-10-31 Listed for Rent $3,900 SMARTMLS
• 2025-10-30 Rental Removed $3,900 SMARTMLS
• 2025-10-30 Listed $599,000 Smart MLS
• 2025-10-09 Price Changed $3,900 SMARTMLS
• 2025-08-29 Listed for Rent $4,500 SMARTMLS
• 2025-06-27 Sold (MLS) $450,000 Smart MLS
• 2025-06-11 Pending — Smart MLS
• 2025-05-24 Contingent — Smart MLS
• 2025-05-12 Price Changed $499,900 Smart MLS
• 2025-04-04 Listed $549,900 Smart MLS
• 2025-03-29 Coming Soon $549,900 Smart MLS
• 1997-09-05 Sold (Public Records) $136,000 Public Records
• 1996-09-30 Listing Removed — Smart MLS
• 1996-07-10 Listed $148,900 Smart MLS
• 1996-06-30 Listing Removed — Smart MLS
• 1996-01-31 Listed $148,900 Smart MLS
• 1986-04-29 Sold (Public Records) $149,900 Public Records

Property tax history

-0.4%/yr

Latest (2023): $3,591 · +1.6% YoY. Source: county tax records.