149 Byram Rd Unit B · Greenwich, CT 06830

$1,150,000

3 bd · 2.5 ba · 2,240 sqft · Condo public records · 72 Days on market

Built 2005 $513/sqft · 5% below area Est $1212k · 5% under

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Why this score? — see what drove the D- 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).

• ARV discount +9.8/15.0
• Appreciation +8.4/10.0
• Schools +6.6/10.0
• Cash flow +5.3/30.0
• Livability +4.0/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

This sunlit townhouse effortlessly combines style, comfort, and convenience. With 9-foot ceilings and hardwood floors on the first two levels, the open-concept design flows into a gourmet kitchen featuring stainless steel appliances, granite countertops, and a center island with a breakfast bar. Conveniently located 1/2 bathroom next to the front door. Step outside to a private stone terrace, perfect for relaxing or entertaining. Upstairs, you'll find three spacious bedrooms, two full baths, and a convenient second-floor laundry. Need more space? The finished lower level adds 800 sq ft for a playroom, gym, or office. A detached garage, driveway parking, and a prime location near Byram Beach, parks, and local amenities make this home a standout. Don't miss it!

Key facts

• Garage
• Built 2005
• Listed 72 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath condo listed at $1.15M.

Deal economics

• At list price, monthly cash flow is $-3k ($-31k/yr) — negative.
• To cash-flow at today's rent, offer at most $695k (39.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $571k (50.3% below list).
• Recommended offer: $571k (50.3% below list) — sets the bar for 1% rule.
• Cap rate 3.6% vs local median 1.1% in Greenwich — 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 80/100 on livability (#23 in CT, #1,655 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, health & safety A+; Watch: amenities D, 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: Rents rising (+3.4%/yr); 127 active listings in the ZIP; 30 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 $5,710/mo this rent would consume 47% of the median local household income ($147k/yr) (locally 1088% 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 $87k of equity ($8k loan paydown + $79k appreciation (6.9% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$140k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($1.08M) is reasonable based on typical stale-listing flexibility.
• 11 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 $750k; list at $1.15M implies a 53% gain — meaningful room to come down on a strong offer.

Recommended offer $571,033 (50.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 50% concession, seller financing, or rate buy-down credit?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.50% ✗
• Cap rate: 3.61%
• Cash-on-cash: -9.59%
• DSCR: 0.57
• GRM: 16.8

CMA / ARV

• ARV (median comp): $1,211,930
• List price: $1,150,000
• Delta: -5.11%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

6.89% appreciation · 3.36% rent growth · sell at horizon

5-year hold

• IRR: 10.1%
• Equity multiple: 1.72×
• Total profit: $231,702
• Equity at exit: $788,803

10-year hold

• IRR: 11.2%
• Equity multiple: 3.49×
• Total profit: $800,358
• Equity at exit: $1,491,076

Cash invested: $322,000 (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 06830

• Home prices YoY: 4.1%
• Rents YoY: 3.4%
• Active inventory: 127
• Price-to-rent: 16.8×

Monthly cashflow live

• Estimated rent: $5,710 high
• Mortgage (P&I): −$6,031
• Tax from tax record: −$574 /mo · $6,891/yr
• Insurance: −$479
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,199
• Net cashflow: $-2,573

Break-even live

Break-even rent $8,967

Max offer price $695,472

Occupancy floor —

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: $287,500
• Closing costs: $34,500
• Reserves months: —
• Total cash needed: —

Rent comps 30 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
89 View St W Unit 2nd floor Greenwich, CT	3.0	2.0	1870	$5,450	$2.91	19d	1	0.12mi
19 Edison Pl Unit 2 Port Chester, NY	3.0	2.0	1500	$3,800	$2.53	13d	1	0.19mi
347 Delavan Ave Unit A Greenwich, CT	3.0	2.5	2158	$5,500	$2.55	19d	1	0.33mi
319 Delavan Ave Unit 1 Greenwich, CT	3.0	1.0	2580	$3,500	$1.36	23d	1	0.33mi
124 Ritch Ave W Greenwich, CT	1.0–3.0	1.0–2.0	1238	$8,750	$7.07	1d	3	0.45mi
20 Church St W Unit A24 Greenwich, CT	3.0	2.0	1578	$10,500	$6.65	2d	1	0.46mi
9 1/2 Putnam Grn Greenwich, CT	1.0–3.0	1.0–2.5	1234	$6,577	$5.33	1d	19	0.49mi
70 Riverdale Ave #1001 Greenwich, CT	2.0	2.5	1960	$5,500	$2.81	14d	1	0.56mi
10 Prospect St W Greenwich, CT	4.0	2.0	1784	$7,495	$4.20	1d	1	0.67mi
34 Windy Knls Unit A Greenwich, CT	3.0	3.0	2146	$7,500	$3.49	2d	1	0.70mi
37 Windy Knls Greenwich, CT	3.0	2.0	2600	$5,100	$1.96	3d	1	0.70mi
24 Hollow Wood Ln Unit 2 Greenwich, CT	3.0	2.5	2350	$4,600	$1.96	11d	1	0.70mi
98 Byram Shore Rd Greenwich, CT	3.0	2.0	2000	$6,950	$3.48	1d	1	0.71mi
32 Reynolds Pl Unit A Greenwich, CT	2.0	2.5	2530	$9,750	$3.85	1d	1	0.76mi
81 Pemberwick Rd Unit A Greenwich, CT	2.0	3.5	2092	$4,950	$2.37	43d	1	0.79mi
37 Gerry St Unit A Greenwich, CT	3.0	2.0	1700	$4,975	$2.93	43d	1	0.87mi
25 Alexander St Unit B Greenwich, CT	4.0	3.0	2550	$5,500	$2.16	43d	1	0.90mi
147 Holly Hill Ln #9 Greenwich, CT	2.0	2.5	2200	$9,000	$4.09	23d	1	0.92mi
147 Holly Hill Ln Greenwich, CT	2.0	2.5	1611	$11,000	$6.83	43d	2	0.92mi
147 Holly Hill Ln #2 Greenwich, CT	2.0	2.5	2200	$12,000	$5.45	23d	1	0.92mi
16 Harold Ave Apt 2 Greenwich, CT	3.0	1.0	1686	$2,800	$1.66	43d	1	0.97mi
12 Artic St Unit 1 Greenwich, CT	3.0	2.0	1900	$4,850	$2.55	23d	1	1.06mi
42 Tower Hill Dr Port Chester, NY	4.0	1.5	1864	$5,100	$2.74	43d	1	1.06mi
321 Olivia St Apt 1 Port Chester, NY	4.0	3.0	2040	$4,500	$2.21	43d	1	1.21mi
36 Nicholas Ave Greenwich, CT	3.0	3.5	2452	$6,800	$2.77	1d	1	1.23mi
56 Old Field Point Rd Unit 4 Greenwich, CT	3.0	2.0	1800	$12,000	$6.67	3d	1	1.29mi
10 Fletcher Ave Greenwich, CT	4.0	3.0	2480	$5,750	$2.32	1d	1	1.31mi
10 Fletcher Ave Unit NA Greenwich, CT	4.0	3.0	2480	$5,750	$2.32	11d	1	1.31mi
26 Edgewood Ave #1 Greenwich, CT	2.0	2.5	1981	$5,500	$2.78	19d	1	1.37mi
60 Greenwich Hills Dr #60 Greenwich, CT	3.0	2.5	1900	$5,500	$2.89	17d	1	1.50mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: gym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 34 events

1. 2026-06-18
   days on market $1,150,000 Active 72 DOM
2. 2026-06-17
   days on market $1,150,000 Active 71 DOM
3. 2026-06-16
   days on market $1,150,000 Active 70 DOM
4. 2026-06-15
   days on market $1,150,000 Active 69 DOM
5. 2026-06-13
   days on market $1,150,000 Active 67 DOM
6. 2026-06-10
   days on market $1,150,000 Active 64 DOM
7. 2026-06-09
   days on market $1,150,000 Active 63 DOM
8. 2026-06-08
   days on market $1,150,000 Active 62 DOM
9. 2026-06-07
   days on market $1,150,000 Active 61 DOM
10. 2026-06-03
    days on market $1,150,000 Active 57 DOM
11. 2026-06-03
    days on market $1,150,000 Active 56 DOM
12. 2026-06-01
    days on market $1,150,000 Active 55 DOM
13. 2026-05-31
    days on market $1,150,000 Active 54 DOM
14. 2026-04-07
    listed $1,150,000 Active 769-char remark

    Show marketing remark (769 chars)

    This sunlit townhouse effortlessly combines style, comfort, and convenience. With 9-foot ceilings and hardwood floors on the first two levels, the open-concept design flows into a gourmet kitchen featuring stainless steel appliances, granite countertops, and a center island with a breakfast bar. Conveniently located 1/2 bathroom next to the front door. Step outside to a private stone terrace, perfect for relaxing or entertaining. Upstairs, you'll find three spacious bedrooms, two full baths, and a convenient second-floor laundry. Need more space? The finished lower level adds 800 sq ft for a playroom, gym, or office. A detached garage, driveway parking, and a prime location near Byram Beach, parks, and local amenities make this home a standout. Don't miss it!

15. 2026-04-07
    historical

    Show marketing remark (769 chars)

    This sunlit townhouse effortlessly combines style, comfort, and convenience. With 9-foot ceilings and hardwood floors on the first two levels, the open-concept design flows into a gourmet kitchen featuring stainless steel appliances, granite countertops, and a center island with a breakfast bar. Conveniently located 1/2 bathroom next to the front door. Step outside to a private stone terrace, perfect for relaxing or entertaining. Upstairs, you'll find three spacious bedrooms, two full baths, and a convenient second-floor laundry. Need more space? The finished lower level adds 800 sq ft for a playroom, gym, or office. A detached garage, driveway parking, and a prime location near Byram Beach, parks, and local amenities make this home a standout. Don't miss it!

16. 2026-04-07
    listed $1,150,000 Active

    Show marketing remark (769 chars)

    This sunlit townhouse effortlessly combines style, comfort, and convenience. With 9-foot ceilings and hardwood floors on the first two levels, the open-concept design flows into a gourmet kitchen featuring stainless steel appliances, granite countertops, and a center island with a breakfast bar. Conveniently located 1/2 bathroom next to the front door. Step outside to a private stone terrace, perfect for relaxing or entertaining. Upstairs, you'll find three spacious bedrooms, two full baths, and a convenient second-floor laundry. Need more space? The finished lower level adds 800 sq ft for a playroom, gym, or office. A detached garage, driveway parking, and a prime location near Byram Beach, parks, and local amenities make this home a standout. Don't miss it!

17. 2026-04-02
    historical $1,150,000 769-char remark

    Show marketing remark (769 chars)

    This sunlit townhouse effortlessly combines style, comfort, and convenience. With 9-foot ceilings and hardwood floors on the first two levels, the open-concept design flows into a gourmet kitchen featuring stainless steel appliances, granite countertops, and a center island with a breakfast bar. Conveniently located 1/2 bathroom next to the front door. Step outside to a private stone terrace, perfect for relaxing or entertaining. Upstairs, you'll find three spacious bedrooms, two full baths, and a convenient second-floor laundry. Need more space? The finished lower level adds 800 sq ft for a playroom, gym, or office. A detached garage, driveway parking, and a prime location near Byram Beach, parks, and local amenities make this home a standout. Don't miss it!

18. 2026-04-02
    listed $1,150,000 Active

    Show marketing remark (769 chars)

    This sunlit townhouse effortlessly combines style, comfort, and convenience. With 9-foot ceilings and hardwood floors on the first two levels, the open-concept design flows into a gourmet kitchen featuring stainless steel appliances, granite countertops, and a center island with a breakfast bar. Conveniently located 1/2 bathroom next to the front door. Step outside to a private stone terrace, perfect for relaxing or entertaining. Upstairs, you'll find three spacious bedrooms, two full baths, and a convenient second-floor laundry. Need more space? The finished lower level adds 800 sq ft for a playroom, gym, or office. A detached garage, driveway parking, and a prime location near Byram Beach, parks, and local amenities make this home a standout. Don't miss it!

19. 2021-06-29
    historical Cancelled
20. 2021-06-28
    historical
21. 2021-06-17
    listed $825,000 Active
22. 2021-06-17
    listed $825,000 Active
23. 2017-06-12
    historical
24. 2017-06-10
    historical
25. 2011-12-31
    historical
26. 2011-09-19
    listed $725,000
27. 2011-09-15
    listed $725,000
28. 2009-02-19
    historical
29. 2008-11-10
    listed $775,000
30. 2008-08-19
    historical
31. 2008-05-22
    listed $875,000
32. 2008-02-19
    listed $775,000
33. 2005-04-12
    soldstatus $750,000
34. 2004-12-06
    listed $799,000

ⓘ 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: $6,891 · $574/mo
• Projected year-2 tax: $15,750 · $1,313/mo
• Expected delta: +$8,860/yr (+$738/mo · 128.6%)

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

Taxation est. · year 1

• Rental income: $68,524
• − Mortgage interest: −$64,418
• − Property taxes: −$6,891
• − Insurance: −$5,750
• − Repairs & maintenance: −$5,482
• − Management: −$5,482
• − Depreciation: −$33,455
• Taxable loss: −$52,953
• Est. tax savings @ 24.0%: +$12,709
• After-tax cash flow: $-18,167/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 — Greenwich

• Score: 80/100
• State rank: #23
• US rank: #1655

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Byram, CT
• County: Fairfield County · 765,532 people
• City population: 47,954
• Metro: Bridgeport-Stamford-Norwalk, CT
• Population (ZIP): 24,880
• Household income: $146,654
• Rent vs Own: 42.6% rent · 57.4% own
• Severe rent burden: 1088.0

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.55)
• Race & ethnicity: White 64% Hispanic / Latino 18% Two or more races 10% Asian 6% Black 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1% Dominican 1%
• Common ancestry: Romanian 3% Lithuanian 2% Scotch-Irish 2%
• Foreign-born: 24% · Canada, Jamaica, China
• Languages at home: 72% English-only · Spanish 12% 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: ▲ 6.89%
• Current HPI: 173.5938
• Rent YoY: ▲ 3.36%
• 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

+43.9% since first listed

21 events — show timeline

• 2026-04-07 Listed $1,150,000 GMLS
• 2026-04-07 Listed $1,150,000 Smart MLS
• 2026-04-07 Listing Removed — Smart MLS
• 2026-04-02 Coming Soon $1,150,000 GMLS
• 2026-04-02 Listed $1,150,000 Smart MLS
• 2021-06-29 Delisted — GMLS
• 2021-06-28 Listing Removed — Smart MLS
• 2021-06-17 Listed $825,000 Smart MLS
• 2021-06-17 Listed $825,000 GMLS
• 2017-06-12 Delisted — GMLS
• 2017-06-10 Delisted — GMLS
• 2011-12-31 Listing Removed — Smart MLS
• 2011-09-19 Listed $725,000 Smart MLS
• 2011-09-15 Listed $725,000 GMLS
• 2009-02-19 Listing Removed — Smart MLS
• 2008-11-10 Listed $775,000 Smart MLS
• 2008-08-19 Listing Removed — Smart MLS
• 2008-05-22 Listed $875,000 Smart MLS
• 2008-02-19 Listed $775,000 GMLS
• 2005-04-12 Sold (MLS) $750,000 GMLS
• 2004-12-06 Listed $799,000 GMLS

Property tax history

+2.5%/yr

Latest (2023): $6,891 · +0.9% YoY. Source: county tax records.