18 Old Kings Hwy · Coleytown, CT 06883

$699,000

4 bd · 3.0 ba · 2,427 sqft · SingleFamily public records · 13 Days on market

Built 1930 2.00 ac lot Est $1061k · 34% under $213/mo HOA · 2% of rent

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Why this score? — see what drove the B 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 +25.6/30.0
• ARV discount +15.0/15.0
• DSCR +8.5/10.0
• 1% rule +7.5/10.0
• Schools +7.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Incredible renovation opportunity or the perfect setting for a future rebuild/expansion in the heart of true Lower Weston within the coveted Stonybrook neighborhood. Set on a flat, private, and picturesque 2-acre lot, this charming bungalow/ cottage offers endless potential in one of Weston's most sought-after lifestyle communities featuring private beach access, boating, tennis courts, playground, and walking trails. Filled with warmth and character, the original cottage-style architecture showcases timeless charm throughout. A standout feature is the signature family room with dramatic vaulted ceilings, creating a bright and inviting gathering space that captures the home's unique persona

Key facts

• Tennis courts
• Private beach access
• Exceptional privacy

Tags

• PRIVATE BEACH ACCESS
• TENNIS COURTS
• WALKING TRAILS
• DRAMATIC VAULTED CEILINGS
• EXCEPTIONAL PRIVACY
• AMPLE ROOM FOR A POOL

Property features AI

Finance

• Other: Property managed by a unit owners association
• HOA & community: Homeowners association with monthly fee; Association fee includes clubhouse, tennis, lake/beach access, trash pickup, snow removal, and road maintenance; Community amenities include playground/tot lot, private recreational facilities, and tennis courts; HOA fee $213 monthly

Exterior

• Parking: Driveway (gravel); 4 parking spaces
• Utilities: Shared well water; Septic system; Oil fuel tank located in basement
• Home design: Single-family home; Frame construction
• Construction: Wood shingle roof; Wood siding; Block foundation
• Exterior features: Level lot; Walk to water and beach rights

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher
• Bedrooms: 4 bedrooms
• Bathrooms: 3 full bathrooms
• Heating & cooling: Hot air heating (oil-fired); Oil hot water with 30-gallon tank
• Interior features: 11 total rooms; Partial, unfinished basement; One fireplace; Central air conditioning
• Laundry & utility: Washer and dryer included; Laundry on lower level

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $699k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($9k rent vs $699k).

Location & tenants

• Location reads: area grade B — 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; 2 comparable units currently listed for rent nearby; 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 $5k of loan paydown is wiped out by about $21k of value loss. Plan a longer hold.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 32y 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 $368k; list at $699k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — 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 $699,000

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.25% ✓
• Cap rate: 9.15%
• Cash-on-cash: 10.19%
• DSCR: 1.45
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $1,060,599
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 Garden Rd	0.29mi	3/3.0 (-1)	2,448 (+1%)	14mo	$1,050,000	$429	68
6 Willow Rd	0.09mi	4/3.5	2,098 (-14%)	10mo	$1,215,000	$579	62
5 Woodland Way	0.28mi	5/2.5 (+1)	2,756 (+14%)	9mo	$915,000	$332	50
33 Cardinal Rd	0.58mi	4/2.5	2,786 (+15%)	1mo	$1,218,000	$437	46
3701 North St	0.58mi	3/2.5 (-1)	2,352 (-3%)	18mo	$1,079,000	$459	45
100 Old Easton Tpke	0.31mi	5/3.0 (+1)	2,744 (+13%)	18mo	$829,000	$302	44
3781 Redding Rd	0.72mi	4/2.5	2,640 (+9%)	20mo	$940,000	$356	33
30 High Noon Rd	0.72mi	3/2.0 (-1)	2,735 (+13%)	21mo	$1,211,000	$443	19

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: -1.0%
• Equity multiple: 0.96×
• Total profit: $-7,075
• Equity at exit: $104,223

10-year hold

• IRR: 8.8%
• Equity multiple: 1.67×
• Total profit: $131,618
• Equity at exit: $60,437

Cash invested: $195,720 (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: 6.7×

Monthly cashflow live

• Estimated rent: $8,718 medium
• Mortgage (P&I): −$3,666
• Tax from tax record: −$1,056 /mo · $12,667/yr
• Insurance: −$291
• HOA: −$213
• Vacancy / Maint / Mgmt: −$1,831
• Net cashflow: $1,661

Break-even live

Break-even rent $6,615

Max offer price $699,000

Occupancy floor 76%

Sensitivity live

Price	-10% $2,057	-5% $1,859	+0% $1,661	+5% $1,464	+10% $1,266
Rent	-10% $973	-5% $1,317	+0% $1,661	+5% $2,006	+10% $2,350
Rate	-1.0pp $2,013	-0.5pp $1,839	base $1,661	+0.5pp $1,480	+1.0pp $1,296

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: $174,750
• Closing costs: $20,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
145 Lyons Plain Rd Weston, CT	4.0	4.5	3100	$9,500	$3.06	3d	1	1.04mi
118 Lyons Plain Rd Weston, CT	3.0	3.0	2612	$7,900	$3.02	3d	1	1.29mi

HOA detail

• Monthly dues: $213 · $2,556/yr

Listing history 9 events

1. 2026-06-13
   statusdays on market $699,000 Under Contract 13 DOM
2. 2026-06-10
   days on market $699,000 Active 12 DOM
3. 2026-06-09
   days on market $699,000 Active 11 DOM
4. 2026-06-08
   days on market $699,000 Active 10 DOM
5. 2026-06-07
   days on market $699,000 Active 9 DOM
6. 2026-06-03
   days on market $699,000 Active 5 DOM
7. 2026-06-03
   days on market $699,000 Active 4 DOM
8. 2026-06-01
   days on market $699,000 Active 3 DOM
9. 2026-05-31
   days on market $699,000 Active 2 DOM

ⓘ 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: $12,667 · $1,056/mo
• Projected year-2 tax: $13,813 · $1,151/mo
• Expected delta: +$1,146/yr (+$95/mo · 9.0%)

ⓘ 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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $104,611
• − Mortgage interest: −$39,155
• − Property taxes: −$12,667
• − Insurance: −$3,495
• − Repairs & maintenance: −$8,369
• − Management: −$8,369
• − HOA: −$2,556
• − Depreciation: −$20,335
• Taxable income: $9,666
• Est. tax owed @ 24.0%: −$2,320
• After-tax cash flow: $17,618/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

+77.0% since first listed

5 events — show timeline

• 2026-05-28 Listed $699,000 Smart MLS
• 1996-07-16 Sold (MLS) $367,500 Smart MLS
• 1996-04-06 Listed $389,000 Smart MLS
• 1994-09-28 Listing Removed — Smart MLS
• 1994-03-31 Listed $395,000 Smart MLS

Property tax history

+1.3%/yr

Latest (2023): $12,667 · +0.3% YoY. Source: county tax records.