80 County St Unit 10F · Norwalk, CT 06851

$435,000

3 bd · 1.5 ba · 1,119 sqft · Condo public records · 58 Days on market

Built 1965 $389/sqft · 21% above area Est $359k · 21% over $687/mo HOA · 12% of rent

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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 +25.0/30.0
• DSCR +8.1/10.0
• 1% rule +7.7/10.0
• Livability +3.9/5.0
• Schools +3.4/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rare opportunity to own one of the few three-bedroom, 1.5-bath units in the complex! Recently remodeled, this spacious ranch-style home offers a modern open-concept layout designed for today's lifestyle. The updated interior creates a seamless flow between living, dining, and kitchen areas-perfect for both everyday living and entertaining. This move-in ready unit combines comfort, functionality, and style, making it an ideal choice for homeowners seeking convenience and low-maintenance living. Enjoy easy access to everything both Norwalk and Westport have to offer, including shopping, dining, parks, and transportation. Owner is actively searching for suitable housing. Professional photos will be uploaded prior to the property being active on the market. A truly special find-don't miss the chance to make this beautifully updated home your own!

Key facts

• $687 HOA
• 2 parking spots
• Pool

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $435k.

Deal economics

• At list price, monthly cash flow is $942 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $435k).
• Recommended offer: $422k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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.
• Market conditions: Rents rising (+2.1%/yr); 91 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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).
• At $5,525/mo this rent would consume 60% of the median local household income ($111k/yr) (locally 995% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($422k) is reasonable based on typical stale-listing flexibility.
• 3 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 $306k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $421,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.27% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.28%
• DSCR: 1.41
• GRM: 6.6

CMA / ARV

• ARV (median comp): $359,485
• List price: $435,000
• Delta: 21.01%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.11% rent growth · sell at horizon

5-year hold

• IRR: -3.3%
• Equity multiple: 0.88×
• Total profit: $-15,081
• Equity at exit: $64,860

10-year hold

• IRR: 5.3%
• Equity multiple: 1.38×
• Total profit: $45,705
• Equity at exit: $37,611

Cash invested: $121,800 (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 06851

• Rents YoY: 2.1%
• Active inventory: 91
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $5,525 high
• Mortgage (P&I): −$2,281
• Tax from tax record: −$274 /mo · $3,287/yr
• Insurance: −$181
• HOA: −$687
• Vacancy / Maint / Mgmt: −$1,160
• Net cashflow: $942

Break-even live

Break-even rent $4,333

Max offer price $435,000

Occupancy floor 78%

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: $108,750
• Closing costs: $13,050
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 Willard Rd Norwalk, CT	1.0–2.0	1.0–2.0	1048	$4,326	$4.13	2d	37	0.24mi
33 Strathmore Ln #33 Westport, CT	2.0	2.5	1440	$4,100	$2.85	13d	1	0.31mi
42 County St Norwalk, CT	2.0	2.0	910	$3,680	$4.04	21d	1	0.32mi
42 County St Norwalk, CT	2.0	2.0	910	$3,680	$4.04	43d	1	0.32mi
41 Wolfpit Ave Norwalk, CT	2.0	1.0	1100	$2,650	$2.41	10d	2	0.40mi
60 Walter Ave Norwalk, CT	3.0	1.5	1320	$4,000	$3.03	43d	1	0.66mi
2 Margaret St Norwalk, CT	2.0	1.0	1351	$4,000	$2.96	3d	1	0.70mi
8 Norden Pl Norwalk, CT	1.0–2.0	1.0–2.0	1010	$3,786	$3.75	2d	11	0.81mi
10 Norden Pl Unit 245 Norwalk, CT	2.0	2.0	1085	$2,699	$2.49	44d	1	1.01mi
10 Norden Pl Unit 207 Norwalk, CT	2.0	2.0	1085	$2,625	$2.42	23d	1	1.03mi
33 Macintosh Rd Norwalk, CT	3.0	1.0	1044	$3,500	$3.35	3d	1	1.03mi
253 Riverside Ave Unit 202 Westport, CT	2.0	3.0	1200	$11,500	$9.58	23d	1	1.08mi
253 Riverside Ave Unit 101 Westport, CT	2.0	3.0	1300	$10,500	$8.08	23d	1	1.08mi
251 Riverside Ave Unit 251A Westport, CT	2.0	2.5	1420	$12,000	$8.45	23d	1	1.09mi
10 Norden Pl Unit 307 Norwalk, CT	2.0	2.0	1085	$2,650	$2.44	3d	1	1.17mi
10 Norden Pl Unit 288 Norwalk, CT	2.0	2.0	1085	$2,637	$2.43	14d	1	1.17mi
4 River View Rd Westport, CT	3.0	2.0	1258	$7,200	$5.72	43d	1	1.17mi
7 W Rocks Rd Norwalk, CT	2.0	2.0	1274	$4,000	$3.14	3d	1	1.28mi
303 Newtown Ave Norwalk, CT	3.0	1.0	1400	$2,800	$2.00	43d	1	1.30mi
1 Smith St Norwalk, CT	2.0	2.0	1107	$3,350	$3.03	43d	1	1.36mi
85 Post Rd W Westport, CT	1.0–3.0	1.0–2.0	1180	$9,789	$8.30	2d	31	1.39mi
85 Post Rd W Westport, CT	1.0–3.0	1.0–2.0	1180	$9,489	$8.04	43d	24	1.39mi
85 Post Rd W Unit 214 Westport, CT	2.0	2.0	1385	$7,187	$5.19	3d	1	1.39mi
85 Post Rd W Unit 202 Westport, CT	2.0	2.0	1466	$7,389	$5.04	3d	1	1.39mi
85 Post Rd W Unit 510 Westport, CT	3.0	2.0	1432	$9,169	$6.40	23d	1	1.39mi
85 Post Rd W Unit 307 Westport, CT	3.0	2.0	1412	$8,597	$6.09	23d	1	1.39mi
85 Post Rd W Unit 309 Westport, CT	2.0	2.0	1494	$8,889	$5.95	3d	1	1.39mi
85 Post Rd W Unit 402 Westport, CT	2.0	2.0	1466	$9,089	$6.20	23d	1	1.39mi
85 Post Rd W Unit 502 Westport, CT	3.0	2.0	1466	$9,189	$6.27	3d	1	1.39mi
85 Post Rd W Unit 507 Westport, CT	3.0	2.0	1412	$8,997	$6.37	23d	1	1.39mi
85 Post Rd W Unit 512 Westport, CT	3.0	2.0	1311	$9,037	$6.89	23d	1	1.39mi
85 Post Rd W Unit 311 Westport, CT	2.0	2.0	1255	$6,997	$5.58	23d	1	1.39mi
85 Post Rd W Unit 509 Westport, CT	3.0	2.0	1446	$9,289	$6.42	23d	1	1.39mi
85 Post Rd W Unit 314 Westport, CT	3.0	2.0	1311	$8,337	$6.36	23d	1	1.39mi
85 Post Rd W Unit 102 Westport, CT	2.0	2.0	1449	$7,289	$5.03	3d	1	1.39mi
85 Post Rd W Unit 514 Westport, CT	2.0	2.0	1343	$8,897	$6.62	23d	1	1.39mi
85 Post Rd W Unit 302 Westport, CT	2.0	2.0	1466	$8,789	$6.00	14d	1	1.39mi
4 Daskams Ln #309 Norwalk, CT	2.0	2.0	1344	$3,200	$2.38	13d	1	1.41mi
7 Eclipse Ave Unit B Norwalk, CT	2.0	1.0	825	$2,550	$3.09	43d	1	1.43mi
14 Cross St Unit D Westport, CT	2.0	2.0	1165	$5,250	$4.51	21d	1	1.47mi

HOA detail condo

• Monthly dues: $687 · $8,244/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 25 events

1. 2026-06-18
   days on market $435,000 Active 58 DOM
2. 2026-06-17
   days on market $435,000 Active 57 DOM
3. 2026-06-16
   days on market $435,000 Active 56 DOM
4. 2026-06-15
   days on market $435,000 Active 55 DOM
5. 2026-06-13
   days on market $435,000 Active 53 DOM
6. 2026-06-13
   days on market $435,000 Active 52 DOM
7. 2026-06-10
   days on market $435,000 Active 50 DOM
8. 2026-06-09
   days on market $435,000 Active 49 DOM
9. 2026-06-08
   days on market $435,000 Active 48 DOM
10. 2026-06-07
    days on market $435,000 Active 47 DOM
11. 2026-06-05
    days on market $435,000 Active 44 DOM
12. 2026-06-03
    days on market $435,000 Active 43 DOM
13. 2026-06-03
    days on market $435,000 Active 42 DOM
14. 2026-06-01
    days on market $435,000 Active 41 DOM
15. 2026-05-31
    days on market $435,000 Active 40 DOM
16. 2026-04-22
    listed $435,000 Active 857-char remark

    Show marketing remark (857 chars)

    Rare opportunity to own one of the few three-bedroom, 1.5-bath units in the complex! Recently remodeled, this spacious ranch-style home offers a modern open-concept layout designed for today's lifestyle. The updated interior creates a seamless flow between living, dining, and kitchen areas-perfect for both everyday living and entertaining. This move-in ready unit combines comfort, functionality, and style, making it an ideal choice for homeowners seeking convenience and low-maintenance living. Enjoy easy access to everything both Norwalk and Westport have to offer, including shopping, dining, parks, and transportation. Owner is actively searching for suitable housing. Professional photos will be uploaded prior to the property being active on the market. A truly special find-don't miss the chance to make this beautifully updated home your own!

17. 2026-04-14
    historical $435,000 857-char remark

    Show marketing remark (857 chars)

    Rare opportunity to own one of the few three-bedroom, 1.5-bath units in the complex! Recently remodeled, this spacious ranch-style home offers a modern open-concept layout designed for today's lifestyle. The updated interior creates a seamless flow between living, dining, and kitchen areas-perfect for both everyday living and entertaining. This move-in ready unit combines comfort, functionality, and style, making it an ideal choice for homeowners seeking convenience and low-maintenance living. Enjoy easy access to everything both Norwalk and Westport have to offer, including shopping, dining, parks, and transportation. Owner is actively searching for suitable housing. Professional photos will be uploaded prior to the property being active on the market. A truly special find-don't miss the chance to make this beautifully updated home your own!

18. 2006-04-13
    soldstatus $306,000
19. 2006-04-12
    soldstatus $306,000 229-char remark

    Show marketing remark (229 chars)

    3 Bedroom 1 1/2 Bath 2N Floor Condo In Park Like Setting Pool & Playground. Heat & Hotwater Included In Common Chg 1 Reserved Parking Space Others Avail @$10/Mo New Windows & Slider. Deck Overlooking Courtyard

20. 2006-02-03
    listed $300,000 229-char remark

    Show marketing remark (229 chars)

    3 Bedroom 1 1/2 Bath 2N Floor Condo In Park Like Setting Pool & Playground. Heat & Hotwater Included In Common Chg 1 Reserved Parking Space Others Avail @$10/Mo New Windows & Slider. Deck Overlooking Courtyard

21. 2005-02-04
    soldstatus $266,000
22. 2005-02-01
    soldstatus $266,000
23. 2004-09-29
    listed $279,500
24. 2000-05-17
    soldstatus $134,000
25. 1994-12-12
    soldstatus $95,000

ⓘ 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: $3,287 · $274/mo
• Projected year-2 tax: $6,298 · $525/mo
• Expected delta: +$3,011/yr (+$251/mo · 91.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $66,303
• − Mortgage interest: −$24,367
• − Property taxes: −$3,287
• − Insurance: −$2,175
• − Repairs & maintenance: −$5,304
• − Management: −$5,304
• − HOA: −$8,244
• − Depreciation: −$12,655
• Taxable income: $4,968
• Est. tax owed @ 24.0%: −$1,192
• After-tax cash flow: $10,107/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
• County: Fairfield County · 765,532 people
• City population: 89,026
• Metro: Bridgeport-Stamford-Norwalk, CT
• Population (ZIP): 27,865
• Household income: $111,341
• Rent vs Own: 38.4% rent · 61.6% own
• Severe rent burden: 995.0

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 52% Hispanic / Latino 25% Black 16% Two or more races 12% Asian 4%
• Hispanic origin (detail): Mexican 4% Puerto Rican 3% Dominican 3%
• Common ancestry: Romanian 4% Hispanic 1% Slovak 1%
• Foreign-born: 27% · Canada, Jamaica, Guatemala
• Languages at home: 68% English-only · Spanish 22% Other Indo-European 5% 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: ▼ -372.10%
• Current HPI: 190.9291
• Rent YoY: ▲ 2.11%
• 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

+357.9% since first listed

10 events — show timeline

• 2026-04-22 Listed $435,000 Smart MLS
• 2026-04-14 Coming Soon $435,000 Smart MLS
• 2006-04-13 Sold (Public Records) $306,000 Public Records
• 2006-04-12 Sold (MLS) $306,000 Smart MLS
• 2006-02-03 Listed $300,000 Smart MLS
• 2005-02-04 Sold (MLS) $266,000 Smart MLS
• 2005-02-01 Sold (Public Records) $266,000 Public Records
• 2004-09-29 Listed $279,500 Smart MLS
• 2000-05-17 Sold (Public Records) $134,000 Public Records
• 1994-12-12 Sold (Public Records) $95,000 Public Records

Property tax history

-0.3%/yr

Latest (2023): $3,287 · +1.6% YoY. Source: county tax records.