10 Maple Dr · Old Greenwich, CT 06870

$1,200,000

3 bd · 2.0 ba · 1,890 sqft · SingleFamily public records · 31 Days on market

Built 1937 6,969 sqft lot $635/sqft · 10% below area Est $1620k · 26% under

---

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 +21.1/30.0
• ARV discount +15.0/15.0
• Appreciation +9.7/10.0
• DSCR +6.7/10.0
• Schools +6.6/10.0
• 1% rule +4.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Best value in Old Greenwich! Situated in the charming community of OG this three-bedroom, two-bath stone cape has been thoroughly redone over the last year. On the main level there is a new kitchen, living room with fireplace, updated full bath, and bedroom. The office on the main floor could serve as a 4th bedroom. Upstairs another bedroom and the primary share a bath. This home is conveniently located near Binney Park, Old Greenwich village and Tod's Point. Also a new on-demand furnace that heats the house and hot water, new central AC, new vanities in both bathrooms, new lighting throughout, basement is now a finished playroom, with an additional 370 sq ft not included in square footage. This is a great home in a great neighborhood!

Key facts

• 6,969 sq ft lot
• Garage
• Built 1937

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1.20M.

Deal economics

• At list price, monthly cash flow is $2k ($20k/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 $1.15M (4.4% below list).
• Recommended offer: $1.15M (4.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#108 in CT) — a middle-class / working-renter tenant base. Strengths: schools A+, crime A+, employment A+; Watch: amenities F, commute 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.
• Market conditions: 49 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $11,469/mo this rent would consume 55% of the median local household income ($250k/yr) (locally 143% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $121k of equity ($8k loan paydown + $113k appreciation (9.4% local appreciation)).
• At projected returns (9.4% appreciation + 3.0% rent growth), your $336k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$194k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($1.16M) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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 $999k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 70% 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 $1,146,884 (4.4% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1937 — 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. 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: 0.96% ✗
• Cap rate: 8.00%
• Cash-on-cash: 6.09%
• DSCR: 1.27
• GRM: 8.7

CMA / ARV

• ARV (median comp): $1,619,659
• List price: $1,200,000
• Delta: -25.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 Sound Beach Ave	0.33mi	3/2.5	1,928 (+2%)	6mo	$1,579,000	$819	74
55 Richmond Dr	0.05mi	3/2.5	2,012 (+6%)	14mo	$1,490,000	$741	73
18 Sound Beach Ave	0.29mi	4/3.5 (+1)	1,977 (+5%)	4mo	$1,849,000	$935	64
21 Sound Beach Ave	0.34mi	3/1.5	1,690 (-11%)	1mo	$1,810,000	$1,071	63
5 Midbrook Ln	0.27mi	4/2.5 (+1)	2,074 (+10%)	5mo	$2,407,000	$1,161	60
11 Perna Ln	0.66mi	4/3.0 (+1)	1,891 (+0%)	6mo	$1,312,500	$694	55
18 Griffith Rd	0.59mi	4/2.5 (+1)	1,986 (+5%)	3mo	$1,625,000	$818	54
1 Webb Ave	0.66mi	3/2.0	1,808 (-4%)	11mo	$1,818,000	$1,006	52
28 Sound Beach Ave	0.31mi	4/2.0 (+1)	1,680 (-11%)	12mo	$1,600,000	$952	52
9 Fairfield Ave	0.59mi	3/2.5	1,686 (-11%)	11mo	$1,850,000	$1,097	44
28 Catoona Ln	0.57mi	3/2.0	2,130 (+13%)	12mo	$540,000	$254	42
65 Halsey Dr	0.56mi	4/4.0 (+1)	2,031 (+8%)	11mo	$1,810,000	$891	39

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

Projected returns pro-forma

9.39% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 27.5%
• Equity multiple: 3.12×
• Total profit: $711,977
• Equity at exit: $1,028,129

10-year hold

• IRR: 24.2%
• Equity multiple: 6.95×
• Total profit: $1,998,921
• Equity at exit: $2,163,194

Cash invested: $336,000 (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 06870

• Home prices YoY: 4.8%
• Active inventory: 49
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $11,469 high
• Mortgage (P&I): −$6,293
• Tax from tax record: −$563 /mo · $6,752/yr
• Insurance: −$500
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,408
• Net cashflow: $1,705

Break-even live

Break-even rent $9,311

Max offer price $1,200,000

Occupancy floor 80%

Sensitivity live

Price	-10% $2,384	-5% $2,044	+0% $1,705	+5% $1,365	+10% $1,025
Rent	-10% $799	-5% $1,252	+0% $1,705	+5% $2,158	+10% $2,611
Rate	-1.0pp $2,309	-0.5pp $2,010	base $1,705	+0.5pp $1,394	+1.0pp $1,077

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: $300,000
• Closing costs: $36,000
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1465 E Putnam Ave #122 Old Greenwich, CT	2.0	1.5	1344	$4,400	$3.27	44d	1	0.21mi
25 Center Dr Old Greenwich, CT	3.0	2.0	1616	$8,950	$5.54	22d	1	0.23mi
30 Mary Ln Riverside, CT	3.0	1.5	1255	$6,200	$4.94	15d	1	0.34mi
6 Halsey Dr Old Greenwich, CT	4.0	3.0	2490	$8,500	$3.41	15d	1	0.48mi
8 Perry Pl Riverside, CT	4.0	3.0	2556	$11,500	$4.50	22d	1	0.50mi
45 N Sound Beach Ave Riverside, CT	3.0	2.0	1344	$9,500	$7.07	24d	1	0.50mi
510 W Main St Unit 2ND FL Stamford, CT	3.0	1.0	2027	$3,150	$1.55	3d	1	0.58mi
25 Arnold St Old Greenwich, CT	4.0	3.0	2490	$10,500	$4.22	24d	1	0.64mi
51 Forest Ave Old Greenwich, CT	3.0	3.0	1737	$8,150	$4.69	4d	2	0.67mi
51 Forest Ave #19 Old Greenwich, CT	3.0	2.5	1946	$8,500	$4.37	44d	1	0.67mi
51 Forest Ave #26 Old Greenwich, CT	3.0	3.0	2194	$9,500	$4.33	3d	1	0.67mi
8 Potter Dr Old Greenwich, CT	4.0	3.0	1979	$10,500	$5.31	45d	1	0.69mi
143 Sound Beach Ave Old Greenwich, CT	1.0–3.0	1.0–3.0	1269	$12,985	$10.23	2d	1	0.72mi
38 Sheephill Rd Riverside, CT	3.0	2.5	2600	$8,200	$3.15	44d	1	0.74mi
4 Highview Ave Old Greenwich, CT	3.0	2.0	1542	$10,000	$6.49	19d	1	0.84mi
26 Revere Rd Riverside, CT	4.0	2.5	2383	$13,900	$5.83	11d	1	0.87mi
26 Revere Rd Riverside, CT	4.0	2.5	2383	$13,900	$5.83	12d	1	0.87mi
44 Riverside Ln Riverside, CT	3.0	3.5	2404	$19,000	$7.90	4d	1	0.89mi
45 Thornhill Rd Riverside, CT	3.0	2.0	1386	$6,500	$4.69	24d	1	0.90mi
25 Weston Hill Rd Riverside, CT	3.0	3.0	2531	$10,950	$4.33	4d	1	1.00mi
18 Cary Rd Riverside, CT	3.0	2.0	1440	$6,950	$4.83	4d	1	1.00mi
197 Sheephill Rd Unit C Riverside, CT	2.0	3.5	2354	$7,500	$3.19	11d	1	1.04mi
14 Shoalpoint Ln Riverside, CT	4.0	2.5	2340	$14,000	$5.98	24d	1	1.14mi
16 Burwood Ave Unit 2 Stamford, CT	3.0	2.0	1653	$3,999	$2.42	15d	1	1.15mi
28 Southfield Ave Stamford, CT	1.0–2.0	1.0–2.0	964	$3,854	$4.00	4d	6	1.16mi
15 Dandy Dr Cos Cob, CT	3.0	2.0	1762	$6,500	$3.69	22d	1	1.17mi
272 Valley Rd Unit 2 Cos Cob, CT	2.0	1.0	2423	$2,800	$1.16	24d	1	1.19mi
30 Noble St Stamford, CT	3.0	1.5	1304	$5,500	$4.22	4d	1	1.20mi
34 Keith St Unit 2 Stamford, CT	3.0	1.0	1550	$3,550	$2.29	44d	1	1.23mi
31 Cognewaugh Rd Cos Cob, CT	3.0	2.0	1620	$6,000	$3.70	24d	1	1.25mi
78 River Rd #15 Cos Cob, CT	3.0	2.5	2381	$12,000	$5.04	45d	1	1.28mi
78 River Rd #15 Cos Cob, CT	3.0	3.5	2381	$12,000	$5.04	44d	1	1.28mi
92 Burwood Ave Unit 2 Stamford, CT	3.0	1.5	1800	$4,300	$2.39	4d	1	1.29mi
150 Southfield Ave Stamford, CT	1.0–3.0	1.0–2.0	1263	$5,728	$4.53	2d	37	1.34mi
51 Benjamin St Old Greenwich, CT	3.0	1.5	1462	$8,500	$5.81	19d	1	1.35mi
81 Cos Cob Ave Unit A Cos Cob, CT	3.0	2.0	1461	$5,900	$4.04	4d	1	1.36mi
6 Irvine Rd Old Greenwich, CT	3.0	3.0	2066	$12,500	$6.05	4d	1	1.36mi
14 Cos Cob Ave Unit 3 Cos Cob, CT	3.0	2.5	1900	$6,500	$3.42	44d	1	1.38mi
1 Christiano St Unit B Cos Cob, CT	2.0	2.0	2124	$2,800	$1.32	44d	1	1.39mi
10 Miltiades Ave Riverside, CT	3.0	2.0	1477	$7,600	$5.15	15d	1	1.42mi

Listing history 15 events

1. 2026-05-13
   status Pending 745-char remark

   Show marketing remark (745 chars)

   Best value in Old Greenwich! Situated in the charming community of OG this three-bedroom, two-bath stone cape has been thoroughly redone over the last year. On the main level there is a new kitchen, living room with fireplace, updated full bath, and bedroom. The office on the main floor could serve as a 4th bedroom. Upstairs another bedroom and the primary share a bath. This home is conveniently located near Binney Park, Old Greenwich village and Tod's Point. Also a new on-demand furnace that heats the house and hot water, new central AC, new vanities in both bathrooms, new lighting throughout, basement is now a finished playroom, with an additional 370 sq ft not included in square footage. This is a great home in a great neighborhood!

2. 2026-05-03
   status Under Contract 737-char remark

   Show marketing remark (737 chars)

   Situated in the charming community of Old Greenwich, this three-bedroom, two-bath stone cape has been thoroughly redone over the last year. On the main level there is a new kitchen, living room with fireplace, updated full bath, and bedroom. The office on the main floor could serve as a 4th bedroom. Upstairs another bedroom and the primary share a bath. This home is conveniently located near Binney Park, Old Greenwich village and Tod's Point. There is also a new on-demand furnace that heats the house and hot water, new central AC, new vanities in both bathrooms, new lighting throughout and the basement is now a finished playroom. This is a great home in a great neighborhood! (see documents for a complete list of improvements)

3. 2026-04-17
   historical Active Under Contract 745-char remark

   Show marketing remark (745 chars)

   Best value in Old Greenwich! Situated in the charming community of OG this three-bedroom, two-bath stone cape has been thoroughly redone over the last year. On the main level there is a new kitchen, living room with fireplace, updated full bath, and bedroom. The office on the main floor could serve as a 4th bedroom. Upstairs another bedroom and the primary share a bath. This home is conveniently located near Binney Park, Old Greenwich village and Tod's Point. Also a new on-demand furnace that heats the house and hot water, new central AC, new vanities in both bathrooms, new lighting throughout, basement is now a finished playroom, with an additional 370 sq ft not included in square footage. This is a great home in a great neighborhood!

4. 2026-04-03
   listed $1,200,000 Active 745-char remark

   Show marketing remark (737 chars)

   Situated in the charming community of Old Greenwich, this three-bedroom, two-bath stone cape has been thoroughly redone over the last year. On the main level there is a new kitchen, living room with fireplace, updated full bath, and bedroom. The office on the main floor could serve as a 4th bedroom. Upstairs another bedroom and the primary share a bath. This home is conveniently located near Binney Park, Old Greenwich village and Tod's Point. There is also a new on-demand furnace that heats the house and hot water, new central AC, new vanities in both bathrooms, new lighting throughout and the basement is now a finished playroom. This is a great home in a great neighborhood! (see documents for a complete list of improvements)

5. 2026-04-03
   listed $1,200,000 Active 737-char remark

   Show marketing remark (737 chars)

   Situated in the charming community of Old Greenwich, this three-bedroom, two-bath stone cape has been thoroughly redone over the last year. On the main level there is a new kitchen, living room with fireplace, updated full bath, and bedroom. The office on the main floor could serve as a 4th bedroom. Upstairs another bedroom and the primary share a bath. This home is conveniently located near Binney Park, Old Greenwich village and Tod's Point. There is also a new on-demand furnace that heats the house and hot water, new central AC, new vanities in both bathrooms, new lighting throughout and the basement is now a finished playroom. This is a great home in a great neighborhood! (see documents for a complete list of improvements)

6. 2026-04-02
   historical $1,200,000 737-char remark

   Show marketing remark (745 chars)

   Best value in Old Greenwich! Situated in the charming community of OG this three-bedroom, two-bath stone cape has been thoroughly redone over the last year. On the main level there is a new kitchen, living room with fireplace, updated full bath, and bedroom. The office on the main floor could serve as a 4th bedroom. Upstairs another bedroom and the primary share a bath. This home is conveniently located near Binney Park, Old Greenwich village and Tod's Point. Also a new on-demand furnace that heats the house and hot water, new central AC, new vanities in both bathrooms, new lighting throughout, basement is now a finished playroom, with an additional 370 sq ft not included in square footage. This is a great home in a great neighborhood!

7. 2026-04-02
   historical $1,200,000 745-char remark

   Show marketing remark (745 chars)

   Best value in Old Greenwich! Situated in the charming community of OG this three-bedroom, two-bath stone cape has been thoroughly redone over the last year. On the main level there is a new kitchen, living room with fireplace, updated full bath, and bedroom. The office on the main floor could serve as a 4th bedroom. Upstairs another bedroom and the primary share a bath. This home is conveniently located near Binney Park, Old Greenwich village and Tod's Point. Also a new on-demand furnace that heats the house and hot water, new central AC, new vanities in both bathrooms, new lighting throughout, basement is now a finished playroom, with an additional 370 sq ft not included in square footage. This is a great home in a great neighborhood!

8. 2025-06-16
   soldstatus $999,111 Closed
9. 2025-06-16
   soldstatus $999,111 Closed
10. 2025-05-11
    status Pending
11. 2025-04-24
    status Under Contract
12. 2025-04-24
    historical Active Under Contract
13. 2025-04-20
    historical Under Contract - Continue to Show
14. 2025-04-04
    listed $889,000 Active
15. 2025-04-04
    listed $889,000 Active

ⓘ 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: $6,752 · $563/mo
• Projected year-2 tax: $16,216 · $1,351/mo
• Expected delta: +$9,464/yr (+$789/mo · 140.2%)

ⓘ 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 70% 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: $137,626
• − Mortgage interest: −$67,219
• − Property taxes: −$6,752
• − Insurance: −$6,000
• − Repairs & maintenance: −$11,010
• − Management: −$11,010
• − Depreciation: −$34,909
• Taxable income: $726
• Est. tax owed @ 24.0%: −$174
• After-tax cash flow: $20,283/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 — Old Greenwich

• Score: 68/100
• State rank: #108
• US rank: #9415

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Old Greenwich, CT
• County: Fairfield County · 765,532 people
• City population: 7,903
• Metro: Bridgeport-Stamford-Norwalk, CT
• Population (ZIP): 7,864
• Household income: $250,001
• Rent vs Own: 16.1% rent · 83.9% own
• Severe rent burden: 143.0

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 10% Asian 9% Hispanic / Latino 8% Black 2%
• Hispanic origin (detail): Puerto Rican 2% Salvadoran 1%
• Common ancestry: Romanian 5% Slovak 3% Estonian 2%
• Foreign-born: 21% · Canada, China, Jamaica
• Languages at home: 82% English-only · Other Indo-European 7% Spanish 5% Chinese 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: ▲ 9.39%
• Current HPI: 205.9983
• Rent YoY: —
• 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

+35.0% since first listed

15 events — show timeline

• 2026-05-13 Pending — GMLS
• 2026-05-03 Pending — Smart MLS
• 2026-04-17 Contingent — GMLS
• 2026-04-03 Listed $1,200,000 GMLS
• 2026-04-03 Listed $1,200,000 Smart MLS
• 2026-04-02 Coming Soon $1,200,000 Smart MLS
• 2026-04-02 Coming Soon $1,200,000 GMLS
• 2025-06-16 Sold (MLS) $999,111 GMLS
• 2025-06-16 Sold (MLS) $999,111 Smart MLS
• 2025-05-11 Pending — GMLS
• 2025-04-24 Pending — Smart MLS
• 2025-04-24 Contingent — GMLS
• 2025-04-20 Contingent — Smart MLS
• 2025-04-04 Listed $889,000 GMLS
• 2025-04-04 Listed $889,000 Smart MLS

Property tax history

+2.5%/yr

Latest (2023): $6,752 · +0.9% YoY. Source: county tax records.