18 Curtis Rd · New Preston, CT 06793

$1,165,000

2 bd · 2.0 ba · 2,343 sqft · Other · 29 Days on market

Built 1985 4.05 ac lot

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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).

• Cash flow +18.8/30.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• DSCR +5.9/10.0
• Appreciation +5.4/10.0
• 1% rule +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Quiet Area Of Woodlands Near Steep Rock Preserve. Large Fireplaces (2), 6 Garland Stove. Expandable All Sides.

Key facts

• Kitchenette
• Four acres
• Full bath

Tags

• FOUR ACRES
• DETACHED GARAGE
• STUDIO APARTMENT
• KITCHENETTE
• FULL BATH
• KOHLER GENERATOR

Property features AI

Finance

• Other: Property is subject to conservation restrictions

Exterior

• Parking: Detached 2-car garage; Driveway (crushed stone); Total of 5 parking spaces
• Utilities: Private well; Septic system; Electric power
• Home design: Single-family home; Located on a cul-de-sac; Level to sloping lot
• Construction: Frame construction; Block foundation; Cream exterior siding; Asphalt shingle roof
• Exterior features: Terrace; Porch; Deck; Guest house; Stone wall; French doors

Interior

• Kitchen: Gas range; Refrigerator; Dishwasher
• Bedrooms: 2 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating and cooling; Electric heat fuel; Geothermal heat; Generator
• Interior features: Cable available; Two fireplaces; Full basement with hatchway; Attic with storage and hatch access; Total of 6 rooms
• Laundry & utility: Washer and dryer in lower level; Domestic hot water

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath other listed at $1.17M.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $1.05M (10.2% below list).
• Recommended offer: $1.05M (10.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 69/100 on livability (#105 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Regional School District 12 (rural): math 64% / reading 77% proficiency, ranked #20 of 153 in CT (top 13%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Washington Primary School (math 64% / reading 84%, grade A, #44 of 553 statewide, top 10%, 162 students, 25% FRL); Shepaug Valley School (math 61% / reading 76%, grade B, #23 of 194 statewide, top 12%, 494 students, 21% FRL) — zoned schools average 23% FRL vs 8% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 10 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 154 units permitted in Northwest Hills Planning Region in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $18k of equity ($8k loan paydown + $10k appreciation (0.9% local appreciation)).
• At projected returns (0.9% appreciation + 3.0% rent growth), your $326k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$67k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($1.15M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 26y 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.

Recommended offer $1,045,804 (10.2% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.90% ✗
• Cap rate: 7.51%
• Cash-on-cash: 4.34%
• DSCR: 1.19
• GRM: 9.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

0.86% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.4%
• Equity multiple: 1.27×
• Total profit: $88,648
• Equity at exit: $389,347

10-year hold

• IRR: 9.8%
• Equity multiple: 2.17×
• Total profit: $381,345
• Equity at exit: $511,000

Cash invested: $326,200 (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 06793

• Home prices YoY: 0.3%
• Active inventory: 10
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $10,458 medium
• Mortgage (P&I): −$6,109
• Tax from tax record: −$487 /mo · $5,843/yr
• Insurance: −$485
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,196
• Net cashflow: $1,180

Break-even live

Break-even rent $8,964

Max offer price $1,165,000

Occupancy floor 84%

Sensitivity live

Price	-10% $1,840	-5% $1,510	+0% $1,180	+5% $850	+10% $521
Rent	-10% $354	-5% $767	+0% $1,180	+5% $1,593	+10% $2,006
Rate	-1.0pp $1,767	-0.5pp $1,476	base $1,180	+0.5pp $878	+1.0pp $571

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: $291,250
• Closing costs: $34,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
95 Shinar Mountain Rd Washington Depot, CT	3.0	3.0	2312	$6,000	$2.60	45d	1	1.22mi
17 Kirby Rd Washington, CT	2.0	2.0	2153	$15,900	$7.39	45d	1	1.38mi

Listing history 17 events

1. 2026-06-13
   statusdays on market $1,165,000 Under Contract 29 DOM
2. 2026-06-10
   days on market $1,165,000 Under Contract - Continue to Show 28 DOM
3. 2026-06-09
   days on market $1,165,000 Under Contract - Continue to Show 27 DOM
4. 2026-06-08
   days on market $1,165,000 Under Contract - Continue to Show 26 DOM
5. 2026-06-07
   days on market $1,165,000 Under Contract - Continue to Show 25 DOM
6. 2026-06-05
   days on market $1,165,000 Under Contract - Continue to Show 22 DOM
7. 2026-06-03
   days on market $1,165,000 Under Contract - Continue to Show 21 DOM
8. 2026-06-02
   days on market $1,165,000 Under Contract - Continue to Show 20 DOM
9. 2026-06-01
   days on market $1,165,000 Under Contract - Continue to Show 19 DOM
10. 2026-05-31
    days on market $1,165,000 Under Contract - Continue to Show 18 DOM
11. 2026-05-30
    days on market $1,165,000 Under Contract - Continue to Show 17 DOM
12. 2026-05-18
    historical Under Contract - Continue to Show 1148-char remark
13. 2026-05-13
    listed $1,165,000 Active 1148-char remark
14. 2001-05-18
    soldstatus $427,500
15. 2001-05-17
    soldstatus $427,500 125-char remark

    Show marketing remark (125 chars)

    Quiet Area Of Woodlands Near Steep Rock Preserve. Large Fireplaces (2), 6 Garland Stove. Expandable All Sides.

16. 2000-06-15
    listed $475,000 125-char remark

    Show marketing remark (125 chars)

    Quiet Area Of Woodlands Near Steep Rock Preserve. Large Fireplaces (2), 6 Garland Stove. Expandable All Sides.

17. 1996-06-07
    soldstatus $390,000

ⓘ 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: $5,843 · $487/mo
• Projected year-2 tax: $15,387 · $1,282/mo
• Expected delta: +$9,544/yr (+$795/mo · 163.3%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $125,496
• − Mortgage interest: −$65,258
• − Property taxes: −$5,843
• − Insurance: −$5,825
• − Repairs & maintenance: −$10,040
• − Management: −$10,040
• − Depreciation: −$33,891
• Taxable loss: −$5,400
• Est. tax savings @ 24.0%: +$1,296
• After-tax cash flow: $15,458/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: Regional School District 12
• NCES district ID: 0903530
• Math proficiency: 64% ▼ -9.00%
• Reading proficiency: 77% ▬ 0.00%
• Median HH income: $86,065
• Composite: 63.18/100
• National rank: #638
• State rank: #20 of 153 in CT

Livability — New Preston

• Score: 69/100
• State rank: #105
• US rank: #9031

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 1,802
• Population (ZIP): 1,270

Population outlook (Northwest Hills County) Hauer SSP2

• By 2040: 118,998

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 17% Two or more races 3% Asian 2%
• Hispanic origin (detail): Cuban 3%
• Common ancestry: Romanian 5% Slovak 4% Lithuanian 4%
• Foreign-born: 22% · Canada, Jamaica
• Languages at home: 81% English-only · Spanish 15% French/Haitian/Cajun 2% German/W. Germanic 1%

Political lean MEDSL · Northwest Hills

• 2024 margin: Toss-up / Even · D 48.6% · R 49.9% · Other 1.6%
• All cycles: 2024: R+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.86%
• Current HPI: 260.8543
• 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

+266.7% since first listed

9 events — show timeline

• 2026-06-17 Listing Removed — Smart MLS
• 2026-06-17 Sold (MLS) $1,430,000 Smart MLS
• 2026-06-11 Pending — Smart MLS
• 2026-05-18 Contingent — Smart MLS
• 2026-05-13 Listed $1,165,000 Smart MLS
• 2001-05-18 Sold (Public Records) $427,500 Public Records
• 2001-05-17 Sold (MLS) $427,500 Smart MLS
• 2000-06-15 Listed $475,000 Smart MLS
• 1996-06-07 Sold (Public Records) $390,000 Public Records

Property tax history

+0.2%/yr

Latest (2023): $5,843 · +0.0% YoY. Source: county tax records.