17 Stage Rd · Brookfield, CT 06804

$525,000

4 bd · 2.5 ba · 1,438 sqft · SingleFamily public records · 40 Days on market

Built 1970 0.93 ac lot $365/sqft · 37% above area Est $575k · 9% under

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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 +16.7/30.0
• ARV discount +11.4/15.0
• DSCR +5.2/10.0
• Schools +5.0/10.0
• 1% rule +4.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits at Brookfield's 17 Stage Rd! This partially renovated split-level home offers the perfect chance for investors, contractors, or buyers with vision to finish a project already well underway and create substantial value in a sought-after location. Set in a convenient location close to shopping, restaurants, schools, and commuter routes, this property combines privacy with accessibility. Major updates and renovations have already been started, including a new 200-amp electrical system, giving the next owner a head start toward transforming this property into a beautiful custom home. Whether you're looking for your next renovation project, investment opportunity, or a home to

Key facts

• Close to restaurants
• Close to schools
• Close to shopping

Tags

• NEW 200-AMP ELECTRICAL SYSTEM
• CLOSE TO SHOPPING
• CLOSE TO RESTAURANTS
• CLOSE TO SCHOOLS
• CLOSE TO COMMUTER ROUTES

Property features AI

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water connected; Septic sewer system; Electric power
• Home design: Single family home
• Construction: Frame construction; Concrete foundation; Asphalt shingle roof
• Exterior features: Sloping lot on a cul-de-sac; Grey exterior siding

Interior

• Bedrooms: 4 bedrooms
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Hot water heating; Wall unit heating; Split system cooling; Electric heat fuel
• Interior features: Open floor plan; Cable available; One fireplace; Full finished basement with heat, garage access and livable space; Attic with pull-down stairs and storage
• Laundry & utility: 80-gallon electric hot water tank

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $525k.

Deal economics

• At list price, monthly cash flow is $322 ($4k/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 $499k (5.0% below list).
• Recommended offer: $499k (5.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Brookfield School District (suburban): math 46% / reading 59% proficiency, ranked #61 of 153 in CT (top 40%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 6% free/reduced lunch — higher-income household profile.
• Zoned schools: Brookfield High School (math 43% / reading 70%, grade C, #62 of 194 statewide, top 32%, 871 students, 21% FRL).
• Market conditions: 102 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,151 units permitted in Western Connecticut Planning Region in 2024 (714 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $4k of loan paydown is wiped out by about $16k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($509k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 20y 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 $330k; list at $525k implies a 59% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $499,000 (5.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — 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. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 7.03%
• Cash-on-cash: 2.63%
• DSCR: 1.12
• GRM: 8.8

CMA / ARV

• ARV (median comp): $575,158
• List price: $525,000
• Delta: -8.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -12.1%
• Equity multiple: 0.56×
• Total profit: $-64,492
• Equity at exit: $78,279

10-year hold

• IRR: -3.0%
• Equity multiple: 0.80×
• Total profit: $-29,463
• Equity at exit: $45,392

Cash invested: $147,000 (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 06804

• Active inventory: 102
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $4,990 medium
• Mortgage (P&I): −$2,753
• Tax from tax record: −$648 /mo · $7,778/yr
• Insurance: −$219
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,048
• Net cashflow: $322

Break-even live

Break-even rent $4,582

Max offer price $525,000

Occupancy floor 89%

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
15 Farrell Rd Newtown, CT	4.0	3.0	1624	$4,990	$3.07	2d	1	1.07mi

Listing history 41 events

1. 2026-06-18
   days on market $525,000 Active 40 DOM
2. 2026-06-17
   days on market $525,000 Active 39 DOM
3. 2026-06-16
   days on market $525,000 Active 38 DOM
4. 2026-06-15
   days on market $525,000 Active 37 DOM
5. 2026-06-13
   days on market $525,000 Active 35 DOM
6. 2026-06-13
   pricedays on market $525,000 Active 34 DOM
7. 2026-06-10
   days on market $549,900 Active 32 DOM
8. 2026-06-09
   days on market $549,900 Active 31 DOM
9. 2026-06-08
   days on market $549,900 Active 30 DOM
10. 2026-06-07
    days on market $549,900 Active 29 DOM
11. 2026-06-05
    days on market $549,900 Active 26 DOM
12. 2026-06-03
    days on market $549,900 Active 25 DOM
13. 2026-06-03
    days on market $549,900 Active 24 DOM
14. 2026-06-01
    days on market $549,900 Active 23 DOM
15. 2026-05-31
    days on market $549,900 Active 22 DOM
16. 2026-05-09
    listed $549,900 Active 820-char remark
17. 2025-06-01
    historical
18. 2025-05-23
    price $455,000
19. 2025-04-15
    listed $465,000 Active
20. 2024-07-16
    historical
21. 2024-05-13
    price $475,000
22. 2024-04-29
    listed $489,000 Active
23. 2019-07-25
    soldstatus $330,000
24. 2019-07-24
    soldstatus $330,000 Closed
25. 2019-07-11
    historical
26. 2019-06-04
    historical Under Contract - Continue to Show
27. 2019-05-10
    historical
28. 2019-05-09
    listed $334,900 Active
29. 2019-03-28
    price $336,000
30. 2019-02-19
    status Active
31. 2019-02-04
    historical Under Contract - Continue to Show
32. 2019-01-18
    price $338,500
33. 2018-10-28
    price $340,000
34. 2018-10-14
    status Active
35. 2018-05-31
    historical
36. 2018-03-30
    listed $350,000 Active
37. 2017-05-15
    historical
38. 2016-08-19
    listed $344,500
39. 2006-08-21
    soldstatus $389,500
40. 2006-08-09
    soldstatus $389,500
41. 2006-03-17
    listed $399,000

ⓘ 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: $7,778 · $648/mo
• Projected year-2 tax: $9,506 · $792/mo
• Expected delta: +$1,728/yr (+$144/mo · 22.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $59,880
• − Mortgage interest: −$29,408
• − Property taxes: −$7,778
• − Insurance: −$2,625
• − Repairs & maintenance: −$4,790
• − Management: −$4,790
• − Depreciation: −$15,273
• Taxable loss: −$4,785
• Est. tax savings @ 24.0%: +$1,148
• After-tax cash flow: $5,013/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: Brookfield School District
• NCES district ID: 0900540
• Math proficiency: 46% ▼ -16.00%
• Reading proficiency: 59% ▼ -10.00%
• Median HH income: $105,279
• Composite: 50.09/100
• National rank: #1907
• State rank: #61 of 153 in CT

Livability — Brookfield

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 17,871

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (79%)
• Race & ethnicity: White 79% Hispanic / Latino 10% Two or more races 7% Black 4% Asian 3%
• Hispanic origin (detail): Puerto Rican 3% Cuban 1% Dominican 2%
• Common ancestry: Romanian 7% Estonian 2% Slovak 2%
• Foreign-born: 14% · Canada, China, Jamaica
• Languages at home: 82% English-only · Spanish 6% Other Indo-European 5% Russian/Polish/Slavic 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: ▼ -241.11%
• Current HPI: 327.215
• 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

+31.6% since first listed

27 events — show timeline

• 2026-06-10 Price Changed $525,000 Smart MLS
• 2026-05-09 Listed $549,900 Smart MLS
• 2025-06-01 Listing Removed — Smart MLS
• 2025-05-23 Price Changed $455,000 Smart MLS
• 2025-04-15 Listed $465,000 Smart MLS
• 2024-07-16 Listing Removed — Smart MLS
• 2024-05-13 Price Changed $475,000 Smart MLS
• 2024-04-29 Listed $489,000 Smart MLS
• 2019-07-25 Sold (Public Records) $330,000 Public Records
• 2019-07-24 Sold (MLS) $330,000 Smart MLS
• 2019-07-11 Listing Removed — Smart MLS
• 2019-06-04 Contingent — Smart MLS
• 2019-05-10 Listing Removed — Smart MLS
• 2019-05-09 Listed $334,900 Smart MLS
• 2019-03-28 Price Changed $336,000 Smart MLS
• 2019-02-19 Relisted — Smart MLS
• 2019-02-04 Contingent — Smart MLS
• 2019-01-18 Price Changed $338,500 Smart MLS
• 2018-10-28 Price Changed $340,000 Smart MLS
• 2018-10-14 Relisted — Smart MLS
• 2018-05-31 Listing Removed — Smart MLS
• 2018-03-30 Listed $350,000 Smart MLS
• 2017-05-15 Listing Removed — Smart MLS
• 2016-08-19 Listed $344,500 Smart MLS
• 2006-08-21 Sold (Public Records) $389,500 Public Records
• 2006-08-09 Sold (MLS) $389,500 Smart MLS
• 2006-03-17 Listed $399,000 Smart MLS

Property tax history

+5.0%/yr

Latest (2023): $7,778 · +3.8% YoY. Source: county tax records.