61 Pumpkin Hill Rd · New Milford, CT 06776

$439,000

3 bd · 2.0 ba · 1,382 sqft · SingleFamily public records · 68 Days on market

Built 1969 0.34 ac lot $318/sqft · at area comps Est $451k · at est.

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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).

• Cash flow +18.1/30.0
• ARV discount +8.7/15.0
• DSCR +5.7/10.0
• 1% rule +4.4/10.0
• Livability +4.3/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This wellmaintained ranch home offers versatility and comfort in a desirable setting. Originally a threebedroom layout, one bedroom has been thoughtfully converted into a spacious walkin closet with convenient laundry facilities and can easily be restored to a third bedroom if desired. The openconcept kitchen and dining area create an ideal space for everyday living and entertaining, flowing seamlessly into a welcoming living room highlighted by a cozy pellet stove. A full basement provides abundant storage and endless potential for future finishing. Step outside to enjoy a beautiful backyard featuring mature plantings and a large patio-perfect for relaxing or hosting gatherings. A wonderful opportunity with flexible space and a great southern New Milford location!

Key facts

• Laundry facilities
• Large patio
• Openconcept kitchen

Tags

• WALKIN CLOSET
• LAUNDRY FACILITIES
• OPENCONCEPT KITCHEN
• FULL BASEMENT
• LARGE PATIO

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $439k.

Deal economics

• At list price, monthly cash flow is $386 ($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 $411k (6.4% below list).
• Recommended offer: $411k (6.4% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 3.6% in New Milford — 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 86/100 on livability (#2 in CT, #371 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, housing A+; Watch: cost of living C-, amenities D-.
• New Milford School District (suburban): math 29% / reading 47% proficiency, ranked #100 of 153 in CT (top 65%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 15% free/reduced lunch — higher-income household profile.
• Market conditions: 147 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,151 units permitted in Western Connecticut Planning Region in 2024 (714 in 5+ unit buildings).
• At $4,107/mo this rent would consume 47% of the median local household income ($104k/yr) (locally 627% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($413k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Recommended offer $410,720 (6.4% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.94% ✗
• Cap rate: 7.35%
• Cash-on-cash: 3.77%
• DSCR: 1.17
• GRM: 8.9

CMA / ARV

• ARV (median comp): $450,553
• List price: $439,000
• Delta: -2.56%
• Verdict: FAIR
• Comps: 19 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
27 Lanesville Rd	0.56mi	3/2.0	1,290 (-7%)	1mo	$435,000	$337	62
16 Indian Ridge Rd	0.18mi	3/2.5	1,222 (-12%)	22mo	$412,750	$338	52

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: -10.4%
• Equity multiple: 0.62×
• Total profit: $-46,617
• Equity at exit: $65,456

10-year hold

• IRR: -1.1%
• Equity multiple: 0.93×
• Total profit: $-9,147
• Equity at exit: $37,957

Cash invested: $122,920 (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 06776

• Active inventory: 147
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $4,107 medium
• Mortgage (P&I): −$2,302
• Tax from tax record: −$374 /mo · $4,487/yr
• Insurance: −$183
• HOA: −$0
• Vacancy / Maint / Mgmt: −$863
• Net cashflow: $386

Break-even live

Break-even rent $3,619

Max offer price $439,000

Occupancy floor 86%

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: $109,750
• Closing costs: $13,170
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
67 Lake Lillinonah Rd N Bridgewater, CT	2.0	1.5	1152	$3,500	$3.04	44d	1	0.46mi
75 Lake Lillinonah Rd N Bridgewater, CT	2.0	2.0	1344	$7,500	$5.58	44d	1	0.48mi
123 Willow Spgs #123 New Milford, CT	2.0	1.0	1025	$2,325	$2.27	44d	1	0.83mi
47 Old Farms Ln Unit 47 New Milford, CT	2.0	1.5	1000	$2,400	$2.40	44d	1	1.40mi

Listing history 32 events

1. 2026-06-19
   days on market $439,000 Active 68 DOM
2. 2026-06-18
   days on market $439,000 Active 67 DOM
3. 2026-06-17
   days on market $439,000 Active 66 DOM
4. 2026-06-16
   days on market $439,000 Active 65 DOM
5. 2026-06-15
   days on market $439,000 Active 64 DOM
6. 2026-06-14
   days on market $439,000 Active 62 DOM
7. 2026-06-13
   days on market $439,000 Active 61 DOM
8. 2026-06-10
   days on market $439,000 Active 59 DOM
9. 2026-06-09
   days on market $439,000 Active 58 DOM
10. 2026-06-08
    days on market $439,000 Active 57 DOM
11. 2026-06-07
    days on market $439,000 Active 56 DOM
12. 2026-06-05
    days on market $439,000 Active 53 DOM
13. 2026-06-03
    days on market $439,000 Active 52 DOM
14. 2026-06-02
    days on market $439,000 Active 51 DOM
15. 2026-06-01
    days on market $439,000 Active 50 DOM
16. 2026-05-31
    days on market $439,000 Active 49 DOM
17. 2026-05-30
    days on market $439,000 Active 48 DOM
18. 2026-05-14
    price $439,000 775-char remark

    Show marketing remark (775 chars)

    This wellmaintained ranch home offers versatility and comfort in a desirable setting. Originally a threebedroom layout, one bedroom has been thoughtfully converted into a spacious walkin closet with convenient laundry facilities and can easily be restored to a third bedroom if desired. The openconcept kitchen and dining area create an ideal space for everyday living and entertaining, flowing seamlessly into a welcoming living room highlighted by a cozy pellet stove. A full basement provides abundant storage and endless potential for future finishing. Step outside to enjoy a beautiful backyard featuring mature plantings and a large patio-perfect for relaxing or hosting gatherings. A wonderful opportunity with flexible space and a great southern New Milford location!

19. 2026-04-12
    listed $449,900 Active 775-char remark

    Show marketing remark (775 chars)

    This wellmaintained ranch home offers versatility and comfort in a desirable setting. Originally a threebedroom layout, one bedroom has been thoughtfully converted into a spacious walkin closet with convenient laundry facilities and can easily be restored to a third bedroom if desired. The openconcept kitchen and dining area create an ideal space for everyday living and entertaining, flowing seamlessly into a welcoming living room highlighted by a cozy pellet stove. A full basement provides abundant storage and endless potential for future finishing. Step outside to enjoy a beautiful backyard featuring mature plantings and a large patio-perfect for relaxing or hosting gatherings. A wonderful opportunity with flexible space and a great southern New Milford location!

20. 2025-04-04
    soldstatus $420,000 Closed 1403-char remark

    Show marketing remark (1403 chars)

    Welcome to 61 Pumpkin Hill Rd where everything is brand new; all you have to do is move in! Walk through your professionally landscaped yard filled with a variety of flowers, plants, fountains and personal putting green, past your new patio with a fire pit & hot tub and through the sliders to your brand new home. This recently updated home comes with all the bells and whistles. The kitchen has a beautiful open concept to the dining area where your stained glass wall and exposed beams are a centerpiece for guests. The walk in pantry is perfect for storing all of your household needs. The extra large living room is flooded with natural light and has a brand new pellet stove to keep you warm. Walk down the hallway to your renovated full bathroom, second bedroom with a cozy propane fireplace and primary bedroom that everyone dreams of. The Primary bedroom has a half bathroom and what use to be a third bedroom that was converted into a walk-in closet with laundry room inside. What more could you ask for? This home's garage is attached- making it easily accessible. The basement would be perfect for a playspace, workout room, hobbies etc. A professional trench was dug out back under the rocked walkway so you don't need to worry about water in your basement either! Let's not forget this home is on a corner lot and extremely private with a fully fenced back yard and mature arborvitaes.

21. 2025-04-01
    status Under Contract 1403-char remark

    Show marketing remark (1403 chars)

    Welcome to 61 Pumpkin Hill Rd where everything is brand new; all you have to do is move in! Walk through your professionally landscaped yard filled with a variety of flowers, plants, fountains and personal putting green, past your new patio with a fire pit & hot tub and through the sliders to your brand new home. This recently updated home comes with all the bells and whistles. The kitchen has a beautiful open concept to the dining area where your stained glass wall and exposed beams are a centerpiece for guests. The walk in pantry is perfect for storing all of your household needs. The extra large living room is flooded with natural light and has a brand new pellet stove to keep you warm. Walk down the hallway to your renovated full bathroom, second bedroom with a cozy propane fireplace and primary bedroom that everyone dreams of. The Primary bedroom has a half bathroom and what use to be a third bedroom that was converted into a walk-in closet with laundry room inside. What more could you ask for? This home's garage is attached- making it easily accessible. The basement would be perfect for a playspace, workout room, hobbies etc. A professional trench was dug out back under the rocked walkway so you don't need to worry about water in your basement either! Let's not forget this home is on a corner lot and extremely private with a fully fenced back yard and mature arborvitaes.

22. 2025-03-08
    historical Under Contract - Continue to Show 1403-char remark

    Show marketing remark (1403 chars)

    Welcome to 61 Pumpkin Hill Rd where everything is brand new; all you have to do is move in! Walk through your professionally landscaped yard filled with a variety of flowers, plants, fountains and personal putting green, past your new patio with a fire pit & hot tub and through the sliders to your brand new home. This recently updated home comes with all the bells and whistles. The kitchen has a beautiful open concept to the dining area where your stained glass wall and exposed beams are a centerpiece for guests. The walk in pantry is perfect for storing all of your household needs. The extra large living room is flooded with natural light and has a brand new pellet stove to keep you warm. Walk down the hallway to your renovated full bathroom, second bedroom with a cozy propane fireplace and primary bedroom that everyone dreams of. The Primary bedroom has a half bathroom and what use to be a third bedroom that was converted into a walk-in closet with laundry room inside. What more could you ask for? This home's garage is attached- making it easily accessible. The basement would be perfect for a playspace, workout room, hobbies etc. A professional trench was dug out back under the rocked walkway so you don't need to worry about water in your basement either! Let's not forget this home is on a corner lot and extremely private with a fully fenced back yard and mature arborvitaes.

23. 2025-03-03
    status Active 1403-char remark

    Show marketing remark (1403 chars)

    Welcome to 61 Pumpkin Hill Rd where everything is brand new; all you have to do is move in! Walk through your professionally landscaped yard filled with a variety of flowers, plants, fountains and personal putting green, past your new patio with a fire pit & hot tub and through the sliders to your brand new home. This recently updated home comes with all the bells and whistles. The kitchen has a beautiful open concept to the dining area where your stained glass wall and exposed beams are a centerpiece for guests. The walk in pantry is perfect for storing all of your household needs. The extra large living room is flooded with natural light and has a brand new pellet stove to keep you warm. Walk down the hallway to your renovated full bathroom, second bedroom with a cozy propane fireplace and primary bedroom that everyone dreams of. The Primary bedroom has a half bathroom and what use to be a third bedroom that was converted into a walk-in closet with laundry room inside. What more could you ask for? This home's garage is attached- making it easily accessible. The basement would be perfect for a playspace, workout room, hobbies etc. A professional trench was dug out back under the rocked walkway so you don't need to worry about water in your basement either! Let's not forget this home is on a corner lot and extremely private with a fully fenced back yard and mature arborvitaes.

24. 2025-02-25
    historical Under Contract - Continue to Show 1403-char remark

    Show marketing remark (1403 chars)

    Welcome to 61 Pumpkin Hill Rd where everything is brand new; all you have to do is move in! Walk through your professionally landscaped yard filled with a variety of flowers, plants, fountains and personal putting green, past your new patio with a fire pit & hot tub and through the sliders to your brand new home. This recently updated home comes with all the bells and whistles. The kitchen has a beautiful open concept to the dining area where your stained glass wall and exposed beams are a centerpiece for guests. The walk in pantry is perfect for storing all of your household needs. The extra large living room is flooded with natural light and has a brand new pellet stove to keep you warm. Walk down the hallway to your renovated full bathroom, second bedroom with a cozy propane fireplace and primary bedroom that everyone dreams of. The Primary bedroom has a half bathroom and what use to be a third bedroom that was converted into a walk-in closet with laundry room inside. What more could you ask for? This home's garage is attached- making it easily accessible. The basement would be perfect for a playspace, workout room, hobbies etc. A professional trench was dug out back under the rocked walkway so you don't need to worry about water in your basement either! Let's not forget this home is on a corner lot and extremely private with a fully fenced back yard and mature arborvitaes.

25. 2025-02-14
    price $410,000 1403-char remark

    Show marketing remark (1403 chars)

    Welcome to 61 Pumpkin Hill Rd where everything is brand new; all you have to do is move in! Walk through your professionally landscaped yard filled with a variety of flowers, plants, fountains and personal putting green, past your new patio with a fire pit & hot tub and through the sliders to your brand new home. This recently updated home comes with all the bells and whistles. The kitchen has a beautiful open concept to the dining area where your stained glass wall and exposed beams are a centerpiece for guests. The walk in pantry is perfect for storing all of your household needs. The extra large living room is flooded with natural light and has a brand new pellet stove to keep you warm. Walk down the hallway to your renovated full bathroom, second bedroom with a cozy propane fireplace and primary bedroom that everyone dreams of. The Primary bedroom has a half bathroom and what use to be a third bedroom that was converted into a walk-in closet with laundry room inside. What more could you ask for? This home's garage is attached- making it easily accessible. The basement would be perfect for a playspace, workout room, hobbies etc. A professional trench was dug out back under the rocked walkway so you don't need to worry about water in your basement either! Let's not forget this home is on a corner lot and extremely private with a fully fenced back yard and mature arborvitaes.

26. 2025-02-03
    listed $420,000 Active 1403-char remark

    Show marketing remark (1403 chars)

    Welcome to 61 Pumpkin Hill Rd where everything is brand new; all you have to do is move in! Walk through your professionally landscaped yard filled with a variety of flowers, plants, fountains and personal putting green, past your new patio with a fire pit & hot tub and through the sliders to your brand new home. This recently updated home comes with all the bells and whistles. The kitchen has a beautiful open concept to the dining area where your stained glass wall and exposed beams are a centerpiece for guests. The walk in pantry is perfect for storing all of your household needs. The extra large living room is flooded with natural light and has a brand new pellet stove to keep you warm. Walk down the hallway to your renovated full bathroom, second bedroom with a cozy propane fireplace and primary bedroom that everyone dreams of. The Primary bedroom has a half bathroom and what use to be a third bedroom that was converted into a walk-in closet with laundry room inside. What more could you ask for? This home's garage is attached- making it easily accessible. The basement would be perfect for a playspace, workout room, hobbies etc. A professional trench was dug out back under the rocked walkway so you don't need to worry about water in your basement either! Let's not forget this home is on a corner lot and extremely private with a fully fenced back yard and mature arborvitaes.

27. 2005-12-02
    soldstatus $235,000
28. 2005-11-30
    soldstatus $235,000
29. 2005-08-15
    listed $249,900
30. 1996-05-31
    soldstatus $103,000
31. 1996-05-31
    soldstatus $103,000
32. 1988-03-29
    soldstatus $139,000

ⓘ 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: $4,487 · $374/mo
• Projected year-2 tax: $6,941 · $578/mo
• Expected delta: +$2,454/yr (+$204/mo · 54.7%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $49,286
• − Mortgage interest: −$24,591
• − Property taxes: −$4,487
• − Insurance: −$2,195
• − Repairs & maintenance: −$3,943
• − Management: −$3,943
• − Depreciation: −$12,771
• Taxable loss: −$2,643
• Est. tax savings @ 24.0%: +$634
• After-tax cash flow: $5,263/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: New Milford School District
• NCES district ID: 0902850
• Math proficiency: 29% ▼ -22.00%
• Reading proficiency: 47% ▼ -11.00%
• Median HH income: $81,576
• Composite: 35.78/100
• National rank: #4839
• State rank: #100 of 153 in CT

Livability — New Milford

• Score: 86/100
• State rank: #2
• US rank: #371

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Litchfield County · 81,203 people
• City population: 27,010
• Metro: Torrington, CT
• Population (ZIP): 27,010
• Household income: $104,112
• Rent vs Own: 19.9% rent · 80.1% own
• Severe rent burden: 627.0

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Hispanic / Latino 12% Two or more races 7% Black 4% Asian 4%
• Hispanic origin (detail): Puerto Rican 4% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 3% Italian 2%
• Foreign-born: 12% · Canada, China
• Languages at home: 86% English-only · Spanish 6% Other Indo-European 3% Chinese 1%

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: ▼ -264.52%
• Current HPI: 305.6036
• Rent YoY: —
• Metro: Torrington, 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

+215.8% since first listed

15 events — show timeline

• 2026-05-14 Price Changed $439,000 Smart MLS
• 2026-04-12 Listed $449,900 Smart MLS
• 2025-04-04 Sold (MLS) $420,000 Smart MLS
• 2025-04-01 Pending — Smart MLS
• 2025-03-08 Contingent — Smart MLS
• 2025-03-03 Relisted — Smart MLS
• 2025-02-25 Contingent — Smart MLS
• 2025-02-14 Price Changed $410,000 Smart MLS
• 2025-02-03 Listed $420,000 Smart MLS
• 2005-12-02 Sold (Public Records) $235,000 Public Records
• 2005-11-30 Sold (MLS) $235,000 Smart MLS
• 2005-08-15 Listed $249,900 Smart MLS
• 1996-05-31 Sold (Public Records) $103,000 Public Records
• 1996-05-31 Sold (Public Records) $103,000 Public Records
• 1988-03-29 Sold (Public Records) $139,000 Public Records

Property tax history

+1.6%/yr

Latest (2023): $4,487 · +2.2% YoY. Source: county tax records.