27 Huckleberry Ln · Coleytown, CT 06883

$899,000

4 bd · 2.0 ba · 2,903 sqft · SingleFamily public records · 45 Days on market

Built 1956 2.00 ac lot $310/sqft · 35% below area Est $1393k · 35% under ↓ 25% since listing

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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 +15.9/30.0
• ARV discount +15.0/15.0
• Schools +7.5/10.0
• DSCR +4.9/10.0
• 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

Exceptional opportunity in a prime Lower Weston location directly bordering Westport - just minutes to both Weston and Westport town centers, award-winning schools, shopping, dining, trains and commuting routes. Privately set on a beautiful 2-acre lot on a quiet country lane, this property offers endless potential for buyers with vision. Whether you choose to renovate, customize, expand, or build your dream home from the ground up, the setting and location are truly outstanding. Existing features include a freeform in-ground pool, expansive patio, underground utilities, and a remarkable 12-car barn/garage ideal for car enthusiasts, hobbyists, storage, or creative use. Surrounded by nature a

Key facts

• 2-acre lot
• 12-car barn
• Expansive patio

Tags

• 2-ACRE LOT
• FREEFORM IN-GROUND POOL
• EXPANSIVE PATIO
• UNDERGROUND UTILITIES
• 12-CAR BARN

Property features AI

Exterior

• Parking: Detached garage (8-car capacity); Paved parking; 8 total parking spaces
• Utilities: Private well water; Septic sewage; Electric heating fuel
• Home design: Single-family home
• Construction: Frame construction; Vertical wood siding; Charcoal exterior color; Asphalt shingle roof; Slab foundation; Built as single family (year built not provided)
• Exterior features: Level to sloping lot; In-ground swimming pool

Interior

• Kitchen: Cooktop; Oven/Range; Wall oven
• Bedrooms: 4 bedrooms (no level specified)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating (electric); Window unit cooling
• Interior features: 12 total rooms; 2 fireplaces; Basement: none
• Laundry & utility: Washer and dryer in main level laundry; No hot water (reported)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $899k.

Deal economics

• At list price, monthly cash flow is $435 ($5k/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 $852k (5.3% below list).
• Recommended offer: $852k (5.3% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 2.5% in Coleytown — 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: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Weston School District (suburban): math 68% / reading 77% proficiency, ranked #4 of 153 in CT (top 3%) — strong family-tenant draw, lease renewals of 3-5y typical; only 1% free/reduced lunch — higher-income household profile.
• Zoned schools: Hurlbutt Elementary School (473 students, 1% FRL); Weston High School (math 82% / reading 87%, grade A, #1 of 194 statewide, top 1%, 722 students, 1% FRL) — zoned schools at 1% FRL track the district average.
• Zoned-school proficiency averages 84% at this address vs 72% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Weston School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 73 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $6k of loan paydown is wiped out by about $27k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($872k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: built in 1956 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $851,725 (5.3% below list)

Questions for the listing agent

1. It's been on market 45 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 1956 — 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: 6.87%
• Cash-on-cash: 2.07%
• DSCR: 1.09
• GRM: 8.8

CMA / ARV

• ARV (median comp): $1,392,500
• List price: $899,000
• Delta: -35.44%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
17 Huckleberry Ln	0.12mi	4/4.0	2,758 (-5%)	20mo	$1,100,000	$399	61
3 Viking Grn	0.59mi	4/3.5	2,658 (-8%)	18mo	$1,171,000	$441	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: -13.0%
• Equity multiple: 0.53×
• Total profit: $-117,819
• Equity at exit: $134,044

10-year hold

• IRR: -4.0%
• Equity multiple: 0.74×
• Total profit: $-66,228
• Equity at exit: $77,729

Cash invested: $251,720 (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 06883

• Active inventory: 73
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $8,517 medium
• Mortgage (P&I): −$4,714
• Tax from tax record: −$1,205 /mo · $14,460/yr
• Insurance: −$375
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,789
• Net cashflow: $435

Break-even live

Break-even rent $7,967

Max offer price $899,000

Occupancy floor 90%

Sensitivity live

Price	-10% $943	-5% $689	+0% $435	+5% $180	+10% $-74
Rent	-10% $-238	-5% $98	+0% $435	+5% $771	+10% $1,107
Rate	-1.0pp $887	-0.5pp $663	base $435	+0.5pp $202	+1.0pp $-35

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: $224,750
• Closing costs: $26,970
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Lyons Plain Rd Weston, CT	3.0	3.0	2612	$7,900	$3.02	3d	1	1.24mi
7 Joanne Ln Weston, CT	5.0	4.5	3263	$8,500	$2.60	45d	1	1.25mi
2 Rockyfield Rd Westport, CT	3.0	2.5	2401	$8,750	$3.64	3d	1	1.33mi
8 Bayberry Rdg Rd Westport, CT	3.0	3.5	3315	$9,000	$2.71	3d	1	1.34mi

Listing history 24 events

1. 2026-06-21
   days on market $899,000 Active 45 DOM
2. 2026-06-18
   days on market $899,000 Active 42 DOM
3. 2026-06-17
   days on market $899,000 Active 41 DOM
4. 2026-06-16
   days on market $899,000 Active 40 DOM
5. 2026-06-15
   days on market $899,000 Active 39 DOM
6. 2026-06-13
   days on market $899,000 Active 37 DOM
7. 2026-06-13
   days on market $899,000 Active 36 DOM
8. 2026-06-10
   days on market $899,000 Active 34 DOM
9. 2026-06-09
   days on market $899,000 Active 33 DOM
10. 2026-06-08
    days on market $899,000 Active 32 DOM
11. 2026-06-07
    days on market $899,000 Active 31 DOM
12. 2026-06-03
    days on market $899,000 Active 27 DOM
13. 2026-06-03
    days on market $899,000 Active 26 DOM
14. 2026-06-01
    days on market $899,000 Active 25 DOM
15. 2026-05-31
    days on market $899,000 Active 24 DOM
16. 2026-05-07
    listed $899,000 Active 907-char remark
17. 2006-09-01
    historical
18. 2006-09-01
    historical
19. 2006-02-13
    listed $1,050,000
20. 2006-02-13
    listed $1,050,000
21. 2006-02-12
    historical
22. 2006-02-12
    historical
23. 2005-09-13
    listed $1,199,000
24. 2005-09-05
    listed $1,199,000

ⓘ 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: $14,460 · $1,205/mo
• Projected year-2 tax: $16,849 · $1,404/mo
• Expected delta: +$2,389/yr (+$199/mo · 16.5%)

ⓘ 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 5/10 Major 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% 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: $102,207
• − Mortgage interest: −$50,358
• − Property taxes: −$14,460
• − Insurance: −$4,495
• − Repairs & maintenance: −$8,177
• − Management: −$8,177
• − Depreciation: −$26,153
• Taxable loss: −$9,612
• Est. tax savings @ 24.0%: +$2,307
• After-tax cash flow: $7,522/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: Weston School District
• NCES district ID: 0905010
• Math proficiency: 68% ▼ -6.00%
• Reading proficiency: 77% ▼ -1.00%
• Median HH income: $194,414
• Composite: 75.21/100
• National rank: #137
• State rank: #4 of 153 in CT

Livability — Coleytown

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

Census & demographics

• Population (ZIP): 10,335

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 10% Hispanic / Latino 9% Asian 5% Black 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2% Dominican 1% Salvadoran 2%
• Common ancestry: Romanian 7% Scotch-Irish 5% Italian 5%
• Foreign-born: 16% · Canada, China, Dominican Republic
• Languages at home: 83% English-only · Spanish 5% Chinese 3% Other Indo-European 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: ▼ -316.44%
• Current HPI: 208.835
• 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

-25.0% since first listed

9 events — show timeline

• 2026-05-07 Listed $899,000 Smart MLS
• 2006-09-01 Listing Removed — Smart MLS
• 2006-09-01 Listing Removed — Smart MLS
• 2006-02-13 Listed $1,050,000 Smart MLS
• 2006-02-13 Listed $1,050,000 Smart MLS
• 2006-02-12 Listing Removed — Smart MLS
• 2006-02-12 Listing Removed — Smart MLS
• 2005-09-13 Listed $1,199,000 Smart MLS
• 2005-09-05 Listed $1,199,000 Smart MLS

Property tax history

+1.0%/yr

Latest (2023): $14,460 · +0.3% YoY. Source: county tax records.