34 Ridge Rd · Cos Cob, CT 06807

$1,495,000

3 bd · 2.0 ba · 2,344 sqft · SingleFamily public records · 8 Days on market

Built 1966 8,276 sqft lot $638/sqft · 17% below area Est $1807k · 17% 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 +15.0/15.0
• Appreciation +9.0/10.0
• Cash flow +7.7/30.0
• Schools +6.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.3/10.0

Listing remarks

Tucked away in the heart of Cos Cob, this spacious 3-bedroom, 2-bath home offers an incredible opportunity to enjoy convenience, comfort, and potential in one of Greenwich's most desirable neighborhoods. Featuring approximately 2,400 sq ft of living space, this 1966 built residence is ideally located within close distance to schools, shops, and metro-north for an easy commute to New York City. Inside, the home offers generously sized rooms throughout, including a large eat-in kitchen with access to the oversize deck, expansive living and dining rooms, and a substantial lower-level family room, with fireplace, perfect for entertaining, recreation or flexible living space. Step outside to enj

Key facts

• 8,276 sq ft lot
• 2 garage spots
• Pool

Property features AI

Finance

• Other: Trust sale

Exterior

• Parking: 2-car garage
• Utilities: Public water
• Home design: Single-family residence; Built in 1966 (effective year 1985); Asphalt roof; Shingle siding; Zoned R-7
• Construction: Shingle siding construction
• Exterior features: Deck; Private pool; Fenced, level lot

Interior

• Kitchen: Eat-in kitchen
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Natural gas heating; Hot water heating
• Interior features: Eat-in kitchen; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $1.50M.

Deal economics

• At list price, monthly cash flow is $-2k ($-20k/yr) — negative.
• To cash-flow at today's rent, offer at most $1.19M (20.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $935k (37.5% below list).
• Recommended offer: $935k (37.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#72 in CT) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety B; Watch: housing D+, amenities F, commute 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.
• Zoned schools: Cos Cob School (math 62% / reading 67%, grade B, #118 of 553 statewide, top 23%, 337 students, 13% FRL); Central Middle School (math 60% / reading 71%, grade A-, #26 of 175 statewide, top 16%, 506 students, 18% FRL).
• Market conditions: 31 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 1,151 units permitted in Western Connecticut Planning Region in 2024 (714 in 5+ unit buildings).

Forward outlook

• In year one you build about $129k of equity ($10k loan paydown + $118k appreciation (7.9% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$206k 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.
• Current owner paid $339k; list at $1.50M implies a 341% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $935,009 (37.5% 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. Built in 1966 — 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. 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?
6. 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.
7. 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.
8. 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: 0.63% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.88%
• DSCR: 0.78
• GRM: 13.3

CMA / ARV

• ARV (median comp): $1,806,591
• List price: $1,495,000
• Delta: -17.25%
• 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
12 Osee Pl	0.21mi	3/2.5	2,384 (+2%)	13mo	$1,895,000	$795	74
16 Kent Pl	0.29mi	4/2.5 (+1)	2,410 (+3%)	1mo	$1,690,000	$701	74
76 Sinawoy Rd	0.21mi	4/2.5 (+1)	2,423 (+3%)	7mo	$2,250,000	$929	72
68 Valleywood Rd	0.11mi	3/2.0	2,096 (-11%)	8mo	$1,610,000	$768	71
15 Ridge Rd	0.07mi	4/2.0 (+1)	2,073 (-12%)	8mo	$1,420,000	$685	66
26 Valleywood Rd	0.17mi	4/2.0 (+1)	2,439 (+4%)	18mo	$1,700,000	$697	65
95 Valleywood Rd	0.26mi	3/4.0	2,405 (+3%)	16mo	$1,915,000	$796	62
12 Annjim Dr	0.15mi	4/2.5 (+1)	2,520 (+8%)	18mo	$2,419,000	$960	58
17 Meadow Dr	0.30mi	3/2.0	2,662 (+14%)	7mo	$1,152,000	$433	58
75 Loughlin Ave	0.67mi	4/3.5 (+1)	2,230 (-5%)	10mo	$2,180,000	$978	41
6 Cos Cob Ave	0.36mi	3/3.5	2,686 (+15%)	15mo	$1,459,000	$543	40
12 River Ln	0.43mi	4/2.5 (+1)	2,653 (+13%)	17mo	$2,225,000	$839	36

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

Projected returns pro-forma

7.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.1%
• Equity multiple: 2.19×
• Total profit: $497,752
• Equity at exit: $1,126,063

10-year hold

• IRR: 15.6%
• Equity multiple: 4.64×
• Total profit: $1,523,081
• Equity at exit: $2,226,007

Cash invested: $418,600 (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 06807

• Home prices YoY: 4.3%
• Active inventory: 31
• Price-to-rent: 13.3×

Monthly cashflow live

• Estimated rent: $9,350 high
• Mortgage (P&I): −$7,840
• Tax from tax record: −$625 /mo · $7,496/yr
• Insurance: −$623
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,964
• Net cashflow: $-1,701

Break-even live

Break-even rent $11,503

Max offer price $1,194,519

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: $373,750
• Closing costs: $44,850
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
14 Cos Cob Ave Unit 3 Cos Cob, CT	3.0	2.5	1900	$6,500	$3.42	43d	1	0.36mi
28 Pleasant St Cos Cob, CT	4.0	2.5	2140	$6,250	$2.92	11d	1	0.39mi
78 River Rd #15 Cos Cob, CT	3.0	2.5	2381	$12,000	$5.04	44d	1	0.47mi
78 River Rd #15 Cos Cob, CT	3.0	3.5	2381	$12,000	$5.04	43d	1	0.47mi
1 Christiano St Unit B Cos Cob, CT	2.0	2.0	2124	$2,800	$1.32	43d	1	0.49mi
1 Cary Rd Riverside, CT	4.0	3.5	3300	$13,500	$4.09	43d	1	0.72mi
24 Juniper Ln Riverside, CT	4.0	3.5	2843	$14,000	$4.92	3d	1	0.82mi
44 Riverside Ln Riverside, CT	3.0	3.5	2404	$19,000	$7.90	3d	1	0.87mi
17 Circle Dr Greenwich, CT	3.0	3.0	1911	$7,500	$3.92	14d	1	0.92mi
15 Dandy Dr Cos Cob, CT	3.0	2.0	1762	$6,500	$3.69	21d	1	0.94mi
38 Sheephill Rd Riverside, CT	3.0	2.5	2600	$8,200	$3.15	43d	1	1.00mi
40 Mianus View Ter Cos Cob, CT	4.0	3.5	2895	$14,500	$5.01	11d	1	1.11mi
146 E Elm St Unit B Greenwich, CT	4.0	3.5	2809	$9,700	$3.45	19d	1	1.24mi
155 Milbank Ave Greenwich, CT	4.0	3.5	2794	$25,000	$8.95	43d	1	1.30mi
116 E Elm St Unit A Greenwich, CT	3.0	3.5	2150	$7,750	$3.60	3d	1	1.33mi
15 Lancer Rd Riverside, CT	4.0	2.5	3031	$8,889	$2.93	23d	1	1.37mi
8 Perry Pl Riverside, CT	4.0	3.0	2556	$11,500	$4.50	21d	1	1.39mi
197 Sheephill Rd Unit C Riverside, CT	2.0	3.5	2354	$7,500	$3.19	10d	1	1.42mi
272 Valley Rd Unit 2 Cos Cob, CT	2.0	1.0	2423	$2,800	$1.16	23d	1	1.44mi
21 Division St Unit A Greenwich, CT	2.0	1.5	1696	$4,500	$2.65	19d	1	1.47mi
31 Cognewaugh Rd Cos Cob, CT	3.0	2.0	1620	$6,000	$3.70	23d	1	1.49mi

Listing history 2 events

1. 2026-05-15
   historical $1,495,000 915-char remark
2. 1993-12-21
   soldstatus $339,000

ⓘ 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: $7,496 · $625/mo
• Projected year-2 tax: $19,744 · $1,645/mo
• Expected delta: +$12,248/yr (+$1,021/mo · 163.4%)

ⓘ 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 · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $112,201
• − Mortgage interest: −$83,743
• − Property taxes: −$7,496
• − Insurance: −$7,475
• − Repairs & maintenance: −$8,976
• − Management: −$8,976
• − Depreciation: −$43,491
• Taxable loss: −$47,956
• Est. tax savings @ 24.0%: +$11,509
• After-tax cash flow: $-8,902/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 — Cos Cob

• Score: 73/100
• State rank: #72
• US rank: #5178

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cos Cob, CT
• City population: 7,667
• Population (ZIP): 7,667

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 63% Two or more races 15% Hispanic / Latino 13% Asian 7% Black 4%
• Hispanic origin (detail): Puerto Rican 6% Dominican 1%
• Common ancestry: Romanian 4% Estonian 4% Italian 3%
• Foreign-born: 24% · Canada, China, Jamaica
• Languages at home: 76% English-only · Other Indo-European 9% Spanish 6% Other Asian/Pacific 5%

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: ▲ 7.90%
• Current HPI: 191.0957
• 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

+341.0% since first listed

4 events — show timeline

• 2026-05-29 Pending — GMLS
• 2026-05-21 Listed $1,495,000 GMLS
• 2026-05-15 Coming Soon $1,495,000 GMLS
• 1993-12-21 Sold (Public Records) $339,000 Public Records

Property tax history

+2.9%/yr

Latest (2023): $7,496 · +0.9% YoY. Source: county tax records.