26 Linwood Ave · Riverside, CT 06878

$2,425,000

4 bd · 3.0 ba · 2,648 sqft · SingleFamily public records · 8 Days on market

Built 1950 8,276 sqft lot Est $2653k · 9% under

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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).

• ARV discount +11.4/15.0
• Appreciation +8.6/10.0
• Cash flow +6.9/30.0
• Schools +6.6/10.0
• Livability +3.8/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.1/10.0
• 1% rule +0.8/10.0

Listing remarks

Terrific Riverside home in top location just 0.5 miles from Old Greenwich Village, parks & train. This sun-filled 4-5 bedroom Colonial offers a level backyard & inviting living spaces throughout. The main level features a formal dining room, living room with fireplace, bright family room, eat-in kitchen, and a first-floor den that can serve as a 5th bedroom with a nearby full bath. Upstairs, the spacious primary suite includes an ensuite bath and walk-in closet, joined by three additional bedrooms and a full bath. The lower level offers flexible finished space, laundry & storage. Enjoy outdoor dining on the patio overlooking garden & fenced yard. Int'l School @ Dund

Key facts

• 8,276 sq ft lot
• Garage
• Built 1950

Property features AI

Exterior

• Parking: One garage space
• Utilities: Public water
• Home design: Single family residence; Built in 1950
• Construction: Clapboard siding; Asphalt roof
• Exterior features: Terrace; Level lot

Interior

• Bathrooms: Three full bathrooms
• Heating & cooling: Central air conditioning; Natural gas heating with forced air
• Interior features: Kitchen island; Eat-in kitchen; Partial, partially finished basement; One fireplace

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $2.42M.

Deal economics

• At list price, monthly cash flow is $-4k ($-44k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.78M (26.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.41M (41.7% below list).
• Recommended offer: $1.41M (41.7% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 3.6% in Riverside — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 76/100 on livability (#60 in CT, #3,626 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, 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: International School At Dundee (math 77% / reading 82%, grade A, #22 of 553 statewide, top 4%, 341 students, 8% FRL); Eastern Middle School (math 75% / reading 81%, grade A+, #2 of 175 statewide, top 1%, 784 students, 6% FRL) — zoned schools at 7% FRL track the district average.
• Market conditions: 45 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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

• In year one you build about $193k of equity ($17k loan paydown + $177k appreciation (7.3% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$309k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 32y ago; this cycle's ask is 305% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $525k; list at $2.42M implies a 362% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 73% 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 $1,413,239 (41.7% 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 1950 — 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. 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?
6. 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.
7. 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.
8. 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: 0.58% ✗
• Cap rate: 4.50%
• Cash-on-cash: -6.41%
• DSCR: 0.71
• GRM: 14.3

CMA / ARV

• ARV (on-the-fly): $2,653,296
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
153 Lockwood Rd	0.04mi	5/3.5 (+1)	2,729 (+3%)	1mo	$2,735,000	$1,002	85
29 Sound Beach Ave	0.12mi	4/3.5	2,424 (-8%)	3mo	$2,200,000	$908	76
143 Lockwood Rd	0.05mi	4/2.5	2,367 (-11%)	6mo	$2,425,000	$1,025	73
134 Lockwood Rd	0.13mi	4/3.5	2,879 (+9%)	10mo	$3,150,000	$1,094	69
10 Verona Dr	0.10mi	4/3.5	3,037 (+15%)	2mo	$4,000,000	$1,317	67
25 Summit Rd	0.53mi	4/3.0	2,489 (-6%)	3mo	$2,510,000	$1,008	62
2 Midbrook Ln	0.21mi	4/3.5	3,026 (+14%)	8mo	$2,575,000	$851	58
23 Silver Beech Rd	0.58mi	4/2.0	2,511 (-5%)	6mo	$1,660,000	$661	55
63 N Sound Beach Ave	0.60mi	4/6.5	2,704 (+2%)	2mo	$2,500,000	$925	53
10 Maple Dr	0.41mi	3/2.0 (-1)	2,290 (-14%)	1mo	$1,258,000	$549	49
22 Summit Rd	0.55mi	4/2.5	3,022 (+14%)	5mo	$3,100,000	$1,026	45
39 Riverside Ave	0.72mi	5/4.5 (+1)	2,775 (+5%)	8mo	$1,995,000	$719	41

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

Projected returns pro-forma

7.28% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.4%
• Equity multiple: 1.97×
• Total profit: $657,314
• Equity at exit: $1,725,711

10-year hold

• IRR: 13.6%
• Equity multiple: 4.06×
• Total profit: $2,077,872
• Equity at exit: $3,319,896

Cash invested: $679,000 (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 06878

• Home prices YoY: 3.8%
• Active inventory: 45
• Price-to-rent: 14.3×

Monthly cashflow live

• Estimated rent: $14,132 high
• Mortgage (P&I): −$12,717
• Tax from tax record: −$1,064 /mo · $12,774/yr
• Insurance: −$1,010
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,968
• Net cashflow: $-3,627

Break-even live

Break-even rent $18,724

Max offer price $1,784,223

Occupancy floor —

Sensitivity live

Price	-10% $-2,255	-5% $-2,941	+0% $-3,627	+5% $-4,314	+10% $-5,000
Rent	-10% $-4,744	-5% $-4,186	+0% $-3,627	+5% $-3,069	+10% $-2,511
Rate	-1.0pp $-2,406	-0.5pp $-3,011	base $-3,627	+0.5pp $-4,256	+1.0pp $-4,895

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: $606,250
• Closing costs: $72,750
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Durkin Pl Riverside, CT	5.0	4.5	3245	$17,500	$5.39	44d	1	0.08mi
36 Center Dr Old Greenwich, CT	3.0	2.5	3328	$11,300	$3.40	44d	1	0.19mi
8 Potter Dr Old Greenwich, CT	4.0	3.0	1979	$10,500	$5.31	45d	1	0.38mi
1 Ernel Dr Riverside, CT	5.0	3.5	2517	$13,000	$5.16	22d	1	0.42mi
143 Sound Beach Ave Old Greenwich, CT	1.0–3.0	1.0–3.0	1269	$12,985	$10.23	0d	1	0.42mi
51 Forest Ave Old Greenwich, CT	3.0	3.0	1737	$8,150	$4.69	4d	2	0.50mi
51 Forest Ave #26 Old Greenwich, CT	3.0	3.0	2194	$9,500	$4.33	3d	1	0.50mi
51 Forest Ave #19 Old Greenwich, CT	3.0	2.5	1946	$8,500	$4.37	44d	1	0.50mi
38 Sheephill Rd Riverside, CT	3.0	2.5	2600	$8,200	$3.15	44d	1	0.62mi
25 Weston Hill Rd Riverside, CT	3.0	3.0	2531	$10,950	$4.33	4d	1	0.62mi
21 Spring St Riverside, CT	5.0	4.0	2924	$18,000	$6.16	44d	1	0.65mi
8 Perry Pl Riverside, CT	4.0	3.0	2556	$11,500	$4.50	22d	1	0.65mi
34 Hassake Rd Old Greenwich, CT	4.0	3.5	2943	$16,000	$5.44	44d	1	0.70mi
14 Shoalpoint Ln Riverside, CT	4.0	2.5	2340	$14,000	$5.98	24d	1	0.76mi
44 Riverside Ln Riverside, CT	3.0	3.5	2404	$19,000	$7.90	4d	1	0.78mi
1 Cary Rd Riverside, CT	4.0	3.5	3300	$13,500	$4.09	44d	1	0.83mi
25 Buxton Ln Riverside, CT	5.0	3.5	2780	$12,995	$4.67	24d	1	0.85mi
314 Sound Beach Ave Old Greenwich, CT	4.0	2.5	3007	$15,500	$5.15	44d	1	0.85mi
6 Halsey Dr Old Greenwich, CT	4.0	3.0	2490	$8,500	$3.41	15d	1	0.86mi
13 Lockwood Ave Old Greenwich, CT	5.0	3.5	3275	$22,000	$6.72	44d	1	0.91mi
15 Shorelands Pl Old Greenwich, CT	4.0	3.5	3271	$19,000	$5.81	22d	1	0.93mi
15 Shorelands Pl Old Greenwich, CT	4.0	3.5	3271	$19,000	$5.81	20d	1	0.93mi
60 Lockwood Ave Old Greenwich, CT	5.0	3.5	2987	$17,500	$5.86	3d	1	0.94mi
510 W Main St Unit 2ND FL Stamford, CT	3.0	1.0	2027	$3,150	$1.55	4d	1	0.95mi
1 Crawford Ter Riverside, CT	4.0	4.0	2819	$18,000	$6.39	22d	1	0.98mi
14 Rainbow Dr Riverside, CT	5.0	3.5	3510	$16,000	$4.56	24d	1	1.01mi
25 Arnold St Old Greenwich, CT	4.0	3.0	2490	$10,500	$4.22	24d	1	1.02mi
71 S Park Ave Old Greenwich, CT	4.0	2.5	3723	$17,500	$4.70	44d	1	1.03mi
15 Lancer Rd Riverside, CT	4.0	2.5	3031	$8,889	$2.93	24d	1	1.03mi
9 Grimes Rd Old Greenwich, CT	5.0	3.5	2799	$22,500	$8.04	44d	1	1.03mi
30 Bayside Ter Riverside, CT	4.0	3.5	3730	$25,000	$6.70	44d	1	1.04mi
78 River Rd #15 Cos Cob, CT	3.0	3.5	2381	$12,000	$5.04	44d	1	1.05mi
78 River Rd #15 Cos Cob, CT	3.0	2.5	2381	$12,000	$5.04	45d	1	1.05mi
24 Juniper Ln Riverside, CT	4.0	3.5	2843	$14,000	$4.92	4d	1	1.11mi
26 Revere Rd Riverside, CT	4.0	2.5	2383	$13,900	$5.83	11d	1	1.13mi
26 Revere Rd Riverside, CT	4.0	2.5	2383	$13,900	$5.83	12d	1	1.13mi
11 Roosevelt Ave Old Greenwich, CT	5.0	2.5	3430	$21,000	$6.12	44d	1	1.15mi
11 Roosevelt Ave Old Greenwich, CT	5.0	2.5	3430	$18,000	$5.25	3d	1	1.15mi
6 Irvine Rd Old Greenwich, CT	3.0	3.0	2066	$12,500	$6.05	4d	1	1.15mi
14 Cos Cob Ave Unit 3 Cos Cob, CT	3.0	2.5	1900	$6,500	$3.42	44d	1	1.19mi

Listing history 11 events

1. 2026-06-18
   status $2,425,000 Pending 8 DOM
2. 2026-06-18
   days on market $2,425,000 Active 8 DOM
3. 2026-06-17
   days on market $2,425,000 Active 7 DOM
4. 2026-06-16
   days on market $2,425,000 Active 6 DOM
5. 2026-06-15
   days on market $2,425,000 Active 5 DOM
6. 2026-06-13
   statusdays on market $2,425,000 Active 3 DOM
7. 2026-06-10
   days on market $2,425,000 Coming Soon 5 DOM
8. 2026-06-09
   days on market $2,425,000 Coming Soon 4 DOM
9. 2026-06-08
   days on market $2,425,000 Coming Soon 3 DOM
10. 2026-06-07
    remarks 683-char remark
11. 2026-06-07
    listed $2,425,000 Coming Soon 2 DOM

ⓘ 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: $12,774 · $1,064/mo
• Projected year-2 tax: $32,334 · $2,695/mo
• Expected delta: +$19,560/yr (+$1,630/mo · 153.1%)

ⓘ 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 73% chance of damaging wind over 30 yrs
• 🫁 Air quality 6/10 Major 9 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $169,589
• − Mortgage interest: −$135,838
• − Property taxes: −$12,774
• − Insurance: −$12,125
• − Repairs & maintenance: −$13,567
• − Management: −$13,567
• − Depreciation: −$70,545
• Taxable loss: −$88,828
• Est. tax savings @ 24.0%: +$21,319
• After-tax cash flow: $-22,209/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 — Riverside

• Score: 76/100
• State rank: #60
• US rank: #3626

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Riverside, CT
• City population: 8,446
• Population (ZIP): 8,446

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.57)
• Race & ethnicity: White 62% Hispanic / Latino 16% Asian 13% Two or more races 12% Black 3% Native American 2%
• Hispanic origin (detail): Mexican 4% Salvadoran 5%
• Common ancestry: Slovak 3% Italian 3% Lithuanian 3%
• Foreign-born: 31% · Canada, Dominican Republic, China
• Languages at home: 64% English-only · Spanish 16% Russian/Polish/Slavic 5% Other Indo-European 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: ▲ 7.28%
• Current HPI: 198.3808
• 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

+314.5% since first listed

9 events — show timeline

• 2026-06-05 Coming Soon $2,425,000 GMLS
• 1996-07-22 Sold (MLS) $525,000 GMLS
• 1996-07-19 Sold (Public Records) $525,000 Public Records
• 1996-05-27 Listing Removed — Smart MLS
• 1995-05-31 Listed $599,000 GMLS
• 1995-05-23 Sold (MLS) — GMLS
• 1994-05-23 Listed $549,000 Smart MLS
• 1994-05-23 Listed $599,000 GMLS
• 1989-10-02 Sold (Public Records) $585,000 Public Records

Property tax history

+3.8%/yr

Latest (2023): $12,774 · +0.9% YoY. Source: county tax records.