67 Kinney Hill Rd · New Preston, CT 06777

$940,000

1 bd · 1.0 ba · 948 sqft · SingleFamily public records · 8 Days on market

Built 1931 3.22 ac lot

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Schools +6.3/10.0
• Appreciation +5.9/10.0
• DSCR +4.6/10.0
• Livability +3.5/5.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Set on 3.22 acres, this darling 1930's remodeled and renovated cottage will win your heart. Spectacular location just minutes from Washington Depot, New Preston Village, Lake Waramaug and easy walk to Averill's Orchard and Starberry Peach Farm. With thoughtful and quality renovations, the interior of this charmer is a must see! The perfect "get-away" for easy country living or keep as a guest house - your visitors will thank you! Perc tests have been completed and a potential additional building site has been marked for a 6 bedroom house. The beautiful grounds include perennial flower beds, asparagus bed, blueberry bushes, peach trees and a pear tree. A 60' x 30' vegetable garden site is enclosed by a split rail fence. Talk about farm to table! The level lot is bordered in the front by a new 150' stonewall and in the rear a rebuilt 650' stonewall. There is a deck and a bluestone patio, 2 three year young outbuildings and 1.5 bay garage with an attached screened porch, both with electric and cable. New Preston affectionately called New Precious is the perfect place to kick back and escape for a bit.

Key facts

• Private sanctuary
• Orchard views
• Updated kitchen

Tags

• SALTWATER GUNITE POOL
• PRIVATE SANCTUARY
• ORCHARD VIEWS
• FENCED-IN FLOWER GARDEN
• VEGETABLE GARDEN
• UPDATED KITCHEN

Property features AI

Exterior

• Parking: Driveway parking; 6 parking spaces
• Security: Security system
• Utilities: Private well water; Septic sewage system; Propane hot water; Oil fuel for heating (tank in basement)
• Home design: Single-family home; Cream exterior siding (clapboard); Asphalt shingle roof; Private circular gravel driveway
• Construction: Frame construction; Block and concrete foundation
• Exterior features: Shed; Fruit trees; Deck; Gutters; Garden area; Exterior lighting; Stone wall; Patio; Professionally landscaped yard; Open, cleared, sloping lot; Electric pet fence; Dry lot

Interior

• Kitchen: Electric range; Range hood; Refrigerator; Dishwasher
• Bedrooms: 1 bedroom
• Flooring: Basement has concrete floor
• Bathrooms: 1 full bathroom
• Heating & cooling: Radiator heat (oil-fired); Window cooling unit; Fireplace insert
• Interior features: Cable available; Security system; Thermostat(s); One fireplace
• Laundry & utility: Washer; Electric dryer; Laundry located in hallway on the main level; 40-gallon domestic hot water tank (propane)

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $940k.

Deal economics

• At list price, monthly cash flow is $285 ($3k/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 $750k (20.2% below list).
• Recommended offer: $750k (20.2% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 4.0% in New Preston — 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 69/100 on livability (#105 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, cost of living F.
• Regional School District 12 (rural): math 64% / reading 77% proficiency, ranked #20 of 153 in CT (top 13%) — strong family-tenant draw, lease renewals of 3-5y typical; only 8% free/reduced lunch — higher-income household profile.
• Zoned schools: Washington Primary School (math 64% / reading 84%, grade A, #44 of 553 statewide, top 10%, 162 students, 25% FRL); Shepaug Valley School (math 61% / reading 76%, grade B, #23 of 194 statewide, top 12%, 494 students, 21% FRL) — zoned schools average 23% FRL vs 8% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 14 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 154 units permitted in Northwest Hills Planning Region in 2024 (6 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($6k loan paydown + $18k appreciation (1.9% local appreciation)).
• At projected returns (1.9% appreciation + 3.0% rent growth), your $263k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 33y 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 $420k; list at $940k implies a 124% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y — expect insurance premiums to compound above CPI over the hold.

Recommended offer $750,000 (20.2% below list)

Questions for the listing agent

1. Built in 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.80% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.30%
• DSCR: 1.06
• GRM: 10.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

1.88% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 5.4%
• Equity multiple: 1.29×
• Total profit: $76,625
• Equity at exit: $364,860

10-year hold

• IRR: 9.0%
• Equity multiple: 2.21×
• Total profit: $317,731
• Equity at exit: $520,907

Cash invested: $263,200 (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 06777

• Home prices YoY: 0.7%
• Active inventory: 14
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $7,500 medium
• Mortgage (P&I): −$4,929
• Tax from tax record: −$319 /mo · $3,829/yr
• Insurance: −$392
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,575
• Net cashflow: $285

Break-even live

Break-even rent $7,140

Max offer price $940,000

Occupancy floor 91%

Sensitivity live

Price	-10% $817	-5% $551	+0% $285	+5% $19	+10% $-247
Rent	-10% $-308	-5% $-11	+0% $285	+5% $581	+10% $877
Rate	-1.0pp $758	-0.5pp $524	base $285	+0.5pp $41	+1.0pp $-207

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: $235,000
• Closing costs: $28,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 New Preston Hill Rd New Preston Marble Dale, CT	2.0	1.5	1088	$7,500	$6.89	44d	1	0.90mi

Listing history 11 events

1. 2026-05-20
   listed $940,000 Active
2. 2019-08-19
   soldstatus $420,000
3. 2019-08-15
   soldstatus $420,000 1125-char remark

   Show marketing remark (1125 chars)

   Set on 3.22 acres, this darling 1930's remodeled and renovated cottage will win your heart. Spectacular location just minutes from Washington Depot, New Preston Village, Lake Waramaug and easy walk to Averill's Orchard and Starberry Peach Farm. With thoughtful and quality renovations, the interior of this charmer is a must see! The perfect "get-away" for easy country living or keep as a guest house - your visitors will thank you! Perc tests have been completed and a potential additional building site has been marked for a 6 bedroom house. The beautiful grounds include perennial flower beds, asparagus bed, blueberry bushes, peach trees and a pear tree. A 60' x 30' vegetable garden site is enclosed by a split rail fence. Talk about farm to table! The level lot is bordered in the front by a new 150' stonewall and in the rear a rebuilt 650' stonewall. There is a deck and a bluestone patio, 2 three year young outbuildings and 1.5 bay garage with an attached screened porch, both with electric and cable. New Preston affectionately called New Precious is the perfect place to kick back and escape for a bit.

4. 2019-08-03
   historical
5. 2018-08-13
   listed $459,000 1125-char remark

   Show marketing remark (1125 chars)

   Set on 3.22 acres, this darling 1930's remodeled and renovated cottage will win your heart. Spectacular location just minutes from Washington Depot, New Preston Village, Lake Waramaug and easy walk to Averill's Orchard and Starberry Peach Farm. With thoughtful and quality renovations, the interior of this charmer is a must see! The perfect "get-away" for easy country living or keep as a guest house - your visitors will thank you! Perc tests have been completed and a potential additional building site has been marked for a 6 bedroom house. The beautiful grounds include perennial flower beds, asparagus bed, blueberry bushes, peach trees and a pear tree. A 60' x 30' vegetable garden site is enclosed by a split rail fence. Talk about farm to table! The level lot is bordered in the front by a new 150' stonewall and in the rear a rebuilt 650' stonewall. There is a deck and a bluestone patio, 2 three year young outbuildings and 1.5 bay garage with an attached screened porch, both with electric and cable. New Preston affectionately called New Precious is the perfect place to kick back and escape for a bit.

6. 2018-08-13
   listed $459,000

   Show marketing remark (1125 chars)

   Set on 3.22 acres, this darling 1930's remodeled and renovated cottage will win your heart. Spectacular location just minutes from Washington Depot, New Preston Village, Lake Waramaug and easy walk to Averill's Orchard and Starberry Peach Farm. With thoughtful and quality renovations, the interior of this charmer is a must see! The perfect "get-away" for easy country living or keep as a guest house - your visitors will thank you! Perc tests have been completed and a potential additional building site has been marked for a 6 bedroom house. The beautiful grounds include perennial flower beds, asparagus bed, blueberry bushes, peach trees and a pear tree. A 60' x 30' vegetable garden site is enclosed by a split rail fence. Talk about farm to table! The level lot is bordered in the front by a new 150' stonewall and in the rear a rebuilt 650' stonewall. There is a deck and a bluestone patio, 2 three year young outbuildings and 1.5 bay garage with an attached screened porch, both with electric and cable. New Preston affectionately called New Precious is the perfect place to kick back and escape for a bit.

7. 1996-09-13
   soldstatus $128,000
8. 1995-02-15
   historical
9. 1994-10-18
   historical
10. 1993-10-18
    listed $239,000
11. 1993-10-13
    listed $229,000

ⓘ 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: $3,829 · $319/mo
• Projected year-2 tax: $11,972 · $998/mo
• Expected delta: +$8,144/yr (+$679/mo · 212.7%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $90,000
• − Mortgage interest: −$52,655
• − Property taxes: −$3,829
• − Insurance: −$4,700
• − Repairs & maintenance: −$7,200
• − Management: −$7,200
• − Depreciation: −$27,345
• Taxable loss: −$12,929
• Est. tax savings @ 24.0%: +$3,103
• After-tax cash flow: $6,520/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: Regional School District 12
• NCES district ID: 0903530
• Math proficiency: 64% ▼ -9.00%
• Reading proficiency: 77% ▬ 0.00%
• Median HH income: $86,065
• Composite: 63.18/100
• National rank: #638
• State rank: #20 of 153 in CT

Livability — New Preston

• Score: 69/100
• State rank: #105
• US rank: #9031

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New Preston, CT
• City population: 1,802
• Population (ZIP): 1,802

Population outlook (Northwest Hills County) Hauer SSP2

• By 2040: 118,998

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Two or more races 11% Hispanic / Latino 10% Asian 3%
• Common ancestry: Romanian 9% Lithuanian 5% Slovak 2%
• Foreign-born: 8% · Canada, China
• Languages at home: 92% English-only · French/Haitian/Cajun 4% Other Asian/Pacific 3% Other Indo-European 1%

Political lean MEDSL · Northwest Hills

• 2024 margin: Toss-up / Even · D 48.6% · R 49.9% · Other 1.6%
• All cycles: 2024: R+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.88%
• Current HPI: 269.6504
• 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

+310.5% since first listed

11 events — show timeline

• 2026-05-20 Listed $940,000 Smart MLS
• 2019-08-19 Sold (Public Records) $420,000 Public Records
• 2019-08-15 Sold (MLS) $420,000 Smart MLS
• 2019-08-03 Listing Removed — Smart MLS
• 2018-08-13 Listed $459,000 Smart MLS
• 2018-08-13 Listed $459,000 Smart MLS
• 1996-09-13 Sold (Public Records) $128,000 Public Records
• 1995-02-15 Listing Removed — Smart MLS
• 1994-10-18 Listing Removed — Smart MLS
• 1993-10-18 Listed $239,000 Smart MLS
• 1993-10-13 Listed $229,000 Smart MLS

Property tax history

+1.5%/yr

Latest (2023): $3,829 · +0.0% YoY. Source: county tax records.