41 Young Dixon Way · Stamford, CT 06904

$825,000

4 bd · 3.0 ba · 1,732 sqft · MultiFamily public records · 13 Days on market

Built 1920 4,791 sqft lot Est $700k · 18% over

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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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• Appreciation +5.0/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks

Turnkey 3-family property featuring recently remodeled interiors enhancing both functionality and appeal for New Buyers , tenants and investors alike, the main floor and upper units mirror each other featuring two large bedrooms, 1 full bath, and One bedroom 1 bath on third unit , leaving room and eat-in-kitchen, brand new stainless steel appliances, beautiful modern tiled bathrooms, 676 square feet basement offers substantial storage, utility space and future possibilities, ample parking in the private driveway. Conveniently located near train station, shopping, restaurants, neighborhood parks, public transportation and mayor commuter routes including I-95 . A great addition to an investme

Key facts

• 4,791 sq ft lot
• Built 1920
• Listed 13 days

Tags

• RECENTLY REMODELED INTERIORS
• POTENTIAL RENTAL INCOME

Property features AI

Exterior

• Utilities: Public water connected; Public sewer connected; Domestic hot water
• Home design: Multi-family property (3-family)
• Construction: Concrete and stucco construction; Vinyl and aluminum siding; Asphalt shingle roof
• Exterior features: City views

Interior

• Bedrooms: Five bedrooms
• Bathrooms: Three full bathrooms
• Heating & cooling: Gas heating
• Interior features: Total of 11 rooms; Partial basement with walk-out; Attic present

What this means for you Summary

Snapshot

• This is a 3 × 3-bed/3.0-bath units multifamily listed at $825k.

Deal economics

• At list price, monthly cash flow is $4k ($43k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($11k rent vs $825k).
• Cap rate 11.5% vs local median 3.0% in Stamford — 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 70/100 on livability (#98 in CT) — a middle-class / working-renter tenant base. Strengths: employment A+, health & safety A+, crime A-; Watch: amenities F, commute F, cost of living F.
• Stamford School District (urban): math 32% / reading 43% proficiency, ranked #103 of 153 in CT (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 9 active listings in the ZIP; 31 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $30k of equity ($6k loan paydown + $25k appreciation (3.0% local appreciation)).
• At projected returns (3.0% appreciation + 3.0% rent growth), your $231k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 8 sale attempts since 22y 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.
• Current owner paid $520k; list at $825k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 69% 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 $825,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.36% ✓
• Cap rate: 11.50%
• Cash-on-cash: 18.59%
• DSCR: 1.83
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $699,728
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Waverly Pl	0.05mi	5/3.0 (+1)	1,768 (+2%)	8mo	$755,500	$427	83
10 Harvard Ave	0.49mi	4/2.0	1,638 (-5%)	0mo	$560,000	$342	64
80 Victory St	0.19mi	4/2.0	1,908 (+10%)	14mo	$750,000	$393	58
17 Alden St	0.70mi	4/2.0	1,620 (-6%)	5mo	$735,000	$454	48
6 Depinedo Ave	0.61mi	4/2.0	1,969 (+14%)	8mo	$795,000	$404	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: 25.0%
• Equity multiple: 2.42×
• Total profit: $327,196
• Equity at exit: $370,956

10-year hold

• IRR: 25.7%
• Equity multiple: 4.66×
• Total profit: $845,435
• Equity at exit: $571,687

Cash invested: $231,000 (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 06904

• Active inventory: 9
• Price-to-rent: 18.3×

Monthly cashflow live

• Estimated rent: $11,242 high
• Mortgage (P&I): −$4,326
• Tax from tax record: −$633 /mo · $7,596/yr
• Insurance: −$344
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,361
• Net cashflow: $3,578

Break-even live

Break-even rent $6,713

Max offer price $825,000

Occupancy floor 63%

Sensitivity live

Price	-10% $4,045	-5% $3,812	+0% $3,578	+5% $3,345	+10% $3,111
Rent	-10% $2,690	-5% $3,134	+0% $3,578	+5% $4,022	+10% $4,466
Rate	-1.0pp $3,994	-0.5pp $3,788	base $3,578	+0.5pp $3,364	+1.0pp $3,147

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	3	$11,241
Total (3 units)			$11,242

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: $206,250
• Closing costs: $24,750
• Reserves months: —
• Total cash needed: —

Rent comps 31 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
510 W Main St Unit 2ND FL Stamford, CT	3.0	1.0	2027	$3,150	$1.55	4d	1	0.50mi
775 Atlantic St Unit 3L Stamford, CT	3.0	2.0	1150	$2,800	$2.43	24d	1	0.64mi
30 Noble St Stamford, CT	3.0	1.5	1304	$5,500	$4.22	4d	1	0.68mi
34 Keith St Unit 2 Stamford, CT	3.0	1.0	1550	$3,550	$2.29	44d	1	0.68mi
16 Manor St Unit B Stamford, CT	3.0	2.0	1750	$3,600	$2.06	15d	1	0.69mi
16 Burwood Ave Unit 2 Stamford, CT	3.0	2.0	1653	$3,999	$2.42	15d	1	0.73mi
92 Burwood Ave Unit 2 Stamford, CT	3.0	1.5	1800	$4,300	$2.39	4d	1	0.75mi
100 Tresser Blvd Stamford, CT	3.0	1.0–2.0	1090	$9,142	$8.38	0d	11	0.82mi
51 Forest Ave #26 Old Greenwich, CT	3.0	3.0	2194	$9,500	$4.33	3d	1	0.86mi
51 Forest Ave #19 Old Greenwich, CT	3.0	2.5	1946	$8,500	$4.37	44d	1	0.86mi
51 Forest Ave Old Greenwich, CT	3.0	3.0	1737	$8,150	$4.69	4d	2	0.86mi
25 Center Dr Old Greenwich, CT	3.0	2.0	1616	$8,950	$5.54	22d	1	0.94mi
4 Highview Ave Old Greenwich, CT	3.0	2.0	1542	$10,000	$6.49	20d	1	0.95mi
4 Highview Ave Old Greenwich, CT	3.0	2.5	1092	$10,000	$9.16	22d	1	0.95mi
18 Dock St Stamford, CT	3.0	1.0–2.5	1037	$8,632	$8.32	0d	39	0.96mi
184 Summer St Stamford, CT	3.0	1.0–2.5	1138	$4,299	$3.78	44d	18	1.02mi
87 Dolphin Cove Quay Stamford, CT	4.0	3.0	2115	$14,000	$6.62	15d	1	1.04mi
143 Sound Beach Ave Old Greenwich, CT	1.0–3.0	1.0–3.0	1269	$12,985	$10.23	0d	1	1.07mi
8 Potter Dr Old Greenwich, CT	4.0	3.0	1979	$10,500	$5.31	45d	1	1.07mi
30 Mary Ln Riverside, CT	3.0	1.5	1255	$6,200	$4.94	15d	1	1.17mi
1450 Washington Blvd Stamford, CT	3.0	1.0–2.5	1188	$4,500	$3.79	24d	1	1.19mi
73 Harbor Dr #412 Stamford, CT	3.0	2.5	1665	$6,500	$3.90	22d	1	1.20mi
6 Irvine Rd Old Greenwich, CT	3.0	3.0	2066	$12,500	$6.05	4d	1	1.28mi
42 Mariners Ln Stamford, CT	3.0	1.5	1450	$3,950	$2.72	4d	1	1.28mi
86 Harbor Dr Unit 88 Stamford, CT	3.0	2.0	1600	$3,400	$2.12	44d	1	1.29mi
79 Prospect St Unit 7E Stamford, CT	3.0	2.0	1400	$3,790	$2.71	44d	1	1.29mi
51 Benjamin St Old Greenwich, CT	3.0	1.5	1462	$8,500	$5.81	20d	1	1.33mi
45 N Sound Beach Ave Riverside, CT	3.0	2.0	1344	$9,500	$7.07	24d	1	1.34mi
29 Dolsen Pl Unit 2 Stamford, CT	3.0	2.0	1400	$3,700	$2.64	44d	1	1.40mi
47 Hoyt St Stamford, CT	3.0	1.0	1400	$3,250	$2.32	44d	1	1.45mi
45 Highland Rd #45 Stamford, CT	3.0	2.5	1800	$4,100	$2.28	44d	1	1.46mi

Listing history 12 events

1. 2026-06-18
   days on market $825,000 Active 13 DOM
2. 2026-06-17
   days on market $825,000 Active 12 DOM
3. 2026-06-16
   days on market $825,000 Active 11 DOM
4. 2026-06-15
   days on market $825,000 Active 10 DOM
5. 2026-06-13
   days on market $825,000 Active 8 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   days on market $825,000 Active 7 DOM
8. 2026-06-10
   days on market $825,000 Active 5 DOM
9. 2026-06-09
   days on market $825,000 Active 4 DOM
10. 2026-06-08
    days on market $825,000 Active 3 DOM
11. 2026-06-07
    remarks 239-char remark
12. 2026-06-07
    listed $825,000 Active 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: $7,596 · $633/mo
• Projected year-2 tax: $12,626 · $1,052/mo
• Expected delta: +$5,030/yr (+$419/mo · 66.2%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $134,904
• − Mortgage interest: −$46,213
• − Property taxes: −$7,596
• − Insurance: −$4,125
• − Repairs & maintenance: −$10,792
• − Management: −$10,792
• − Depreciation: −$24,000
• Taxable income: $31,386
• Est. tax owed @ 24.0%: −$7,533
• After-tax cash flow: $35,404/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: Stamford School District
• NCES district ID: 0904320
• Math proficiency: 32% ▼ -10.00%
• Reading proficiency: 43% ▼ -7.00%
• Median HH income: $78,843
• Composite: 35.14/100
• National rank: #5010
• State rank: #103 of 153 in CT

Livability — Stamford

• Score: 70/100
• State rank: #98
• US rank: #7716

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stamford, CT

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• 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

+358.3% since first listed

18 events — show timeline

• 2026-06-05 Listed $825,000 Smart MLS
• 2025-09-25 Listing Removed — Smart MLS
• 2025-08-15 Relisted — Smart MLS
• 2025-08-05 Pending — Smart MLS
• 2025-07-25 Listed $739,900 Smart MLS
• 2012-09-19 Listing Removed — Smart MLS
• 2012-08-14 Listed $450,000 Smart MLS
• 2007-08-23 Listing Removed — Smart MLS
• 2007-04-23 Listed $650,000 Smart MLS
• 2006-11-14 Sold (Public Records) $520,000 Public Records
• 2006-11-14 Listing Removed — Smart MLS
• 2006-06-14 Listed $539,000 Smart MLS
• 2006-01-04 Listing Removed — Smart MLS
• 2005-08-03 Listed $579,777 Smart MLS
• 2005-01-10 Sold (Public Records) $470,000 Public Records
• 2004-12-01 Sold (MLS) $470,000 Smart MLS
• 2004-11-03 Listed $479,000 Smart MLS
• 2002-09-12 Sold (Public Records) $180,000 Public Records

Property tax history

+4.6%/yr

Latest (2022): $7,596 · +0.8% YoY. Source: county tax records.