74 Raymond Ln · Wilton Center, CT 06897

$785,000

3 bd · 3.0 ba · 2,092 sqft · SingleFamily public records · 10 Days on market

Built 1959 2.06 ac lot $375/sqft · 28% below area Est $1095k · 28% under

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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).

• ARV discount +15.0/15.0
• Cash flow +12.8/30.0
• Schools +7.0/10.0
• 1% rule +4.1/10.0
• Livability +4.1/5.0
• DSCR +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Imagine having it all. .. .. .Spacious 3-bedroom home set on over 2 private acres in Wilton, offering a functional layout ideal for both everyday living and entertaining. The property features generously sized bedrooms, including multiple with walk-in closets and attached bathrooms. Gleaming hardwood floors are present in select areas, including the living room, dining room, and bedrooms. A separate dining room and a sun-filled living room with fireplace provide distinct yet cohesive living spaces. A huge family room with attached bathroom with entrance to the in-ground swimming pool. The home offers excellent flow throughout, enhancing its appeal for gatherings and entertainment. Additiona

Key facts

• Private acres
• Separate dining room
• Walk-in closets

Tags

• PRIVATE ACRES
• WALK-IN CLOSETS
• ATTACHED BATHROOMS
• HARDWOOD FLOORS
• SEPARATE DINING ROOM
• SUN-FILLED LIVING ROOM

Property features AI

Exterior

• Parking: Under-house garage; Driveway parking; Total of 6 parking spaces; 2-car garage
• Utilities: Private well water; Septic sewage system; Hot water: other
• Home design: Single-family home; Gravel driveway
• Construction: Frame construction; Asphalt shingle roof; Vinyl siding; Concrete foundation
• Exterior features: Secluded rear lot, lightly wooded; In-ground swimming pool

Interior

• Kitchen: Oven/Range; Refrigerator; Dishwasher
• Bedrooms: 3 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Hot water heating (oil fuel); Oil tank located in basement
• Interior features: 7 total rooms; Partial, unfinished basement with concrete floor and interior and garage access; partially finished areas; Attic with storage space, partially finished and walk-up access; One fireplace
• Laundry & utility: Laundry room on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $785k.

Deal economics

• At list price, monthly cash flow is $-131 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $762k (3.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $713k (9.2% below list).
• Recommended offer: $713k (9.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 82/100 on livability (#9 in CT, #1,094 nationally) — a professional / high-income tenant draw. Strengths: crime A+, commute A+, employment A+; Watch: amenities F, cost of living F.
• Wilton School District (suburban): math 65% / reading 76% proficiency, ranked #7 of 153 in CT (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 2% free/reduced lunch — higher-income household profile.
• Zoned schools: Wilton High School (math 70% / reading 92%, grade A, #5 of 194 statewide, top 2%, 1,231 students, 8% FRL).
• Market conditions: 107 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,151 units permitted in Western Connecticut Planning Region in 2024 (714 in 5+ unit buildings).
• This rent runs 35% of the median local income ($242k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $5k of loan paydown is wiped out by about $24k of value loss. Plan a longer hold.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 12y 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 $83k; list at $785k implies a 846% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $712,531 (9.2% 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 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-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?
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: 0.91% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.41%
• DSCR: 0.98
• GRM: 9.2

CMA / ARV

• ARV (median comp): $1,094,981
• List price: $785,000
• Delta: -28.31%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 Cherry Ln	0.13mi	3/2.5	2,331 (+11%)	1mo	$1,105,000	$474	72
200 Danbury Rd Unit 2307	0.50mi	4/3.5 (+1)	2,060 (-2%)	11mo	$661,000	$321	58
3 Deerfield Rd	0.65mi	3/2.5	1,982 (-5%)	3mo	$1,075,000	$542	57
39 Clover Dr	0.71mi	3/2.0	2,016 (-4%)	10mo	$930,000	$461	48
367 Chestnut Hill Rd	0.70mi	3/3.0	2,142 (+2%)	21mo	$855,000	$399	46
2 Clover Dr	0.56mi	4/2.0 (+1)	2,041 (-2%)	22mo	$775,000	$380	42
10 Clover Dr	0.59mi	4/2.0 (+1)	2,133 (+2%)	22mo	$1,150,000	$539	42
31 Sharp Hill Rd	0.43mi	4/2.0 (+1)	2,350 (+12%)	13mo	$1,050,000	$447	40
10 Wilton Hunt Rd	0.70mi	4/2.5 (+1)	2,374 (+14%)	10mo	$1,325,000	$558	29
18 Fairfax Ave	0.59mi	4/2.5 (+1)	2,346 (+12%)	22mo	$1,100,000	$469	26

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: -17.4%
• Equity multiple: 0.38×
• Total profit: $-135,260
• Equity at exit: $117,046

10-year hold

• IRR: -9.4%
• Equity multiple: 0.42×
• Total profit: $-127,286
• Equity at exit: $67,872

Cash invested: $219,800 (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 06897

• Active inventory: 107
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $7,125 medium
• Mortgage (P&I): −$4,117
• Tax from tax record: −$1,261 /mo · $15,134/yr
• Insurance: −$327
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,496
• Net cashflow: $-131

Break-even live

Break-even rent $7,292

Max offer price $761,784

Occupancy floor 97%

Sensitivity live

Price	-10% $313	-5% $91	+0% $-131	+5% $-354	+10% $-576
Rent	-10% $-694	-5% $-413	+0% $-131	+5% $150	+10% $431
Rate	-1.0pp $264	-0.5pp $68	base $-131	+0.5pp $-335	+1.0pp $-542

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: $196,250
• Closing costs: $23,550
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
25 River Rd Wilton, CT	2.0–3.0	2.0	1498	$6,305	$4.21	3d	11	1.06mi
22 Hubbard Rd Wilton, CT	1.0–3.0	1.0–3.0	1597	$10,030	$6.28	3d	10	1.17mi
64 Danbury Rd Wilton, CT	1.0–3.0	1.0–2.5	1240	$6,382	$5.15	3d	32	1.34mi

Listing history 5 events

1. 2026-05-04
   status Under Contract 1367-char remark
2. 2026-04-24
   listed $785,000 Active 1367-char remark
3. 2014-11-17
   historical
4. 2014-06-19
   listed $650,000
5. 1975-07-15
   soldstatus $83,000

ⓘ 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: $15,134 · $1,261/mo
• Projected year-2 tax: $15,966 · $1,331/mo
• Expected delta: +$832/yr (+$69/mo · 5.5%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 16 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: $85,504
• − Mortgage interest: −$43,972
• − Property taxes: −$15,134
• − Insurance: −$4,592
• − Repairs & maintenance: −$6,840
• − Management: −$6,840
• − Depreciation: −$22,836
• Taxable loss: −$14,711
• Est. tax savings @ 24.0%: +$3,531
• After-tax cash flow: $1,954/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: Wilton School District
• NCES district ID: 0905130
• Math proficiency: 65% ▼ -10.00%
• Reading proficiency: 76% ▼ -7.00%
• Median HH income: $161,504
• Composite: 70.4/100
• National rank: #267
• State rank: #7 of 153 in CT

Livability — Wilton Center

• Score: 82/100
• State rank: #9
• US rank: #1094

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Fairfield County · 765,532 people
• Metro: Bridgeport-Stamford-Norwalk, CT
• Population (ZIP): 18,777
• Household income: $242,199
• Rent vs Own: 11.4% rent · 88.6% own
• Severe rent burden: 264.0

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 11% Hispanic / Latino 6% Asian 6% Black 4%
• Common ancestry: Romanian 6% Scotch-Irish 3% Slovak 2%
• Foreign-born: 17% · Canada, China, Jamaica
• Languages at home: 83% English-only · Other Indo-European 6% Spanish 3% French/Haitian/Cajun 2%

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: ▼ -439.88%
• Current HPI: 215.5175
• Rent YoY: —
• 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

+845.8% since first listed

5 events — show timeline

• 2026-05-04 Pending — Smart MLS
• 2026-04-24 Listed $785,000 Smart MLS
• 2014-11-17 Listing Removed — Smart MLS
• 2014-06-19 Listed $650,000 Smart MLS
• 1975-07-15 Sold (Public Records) $83,000 Public Records

Property tax history

+3.8%/yr

Latest (2023): $15,134 · +31.0% YoY. Source: county tax records.