59 Courtland Ave · Stamford, CT 06902

$285,500

2 bd · 1.0 ba · 886 sqft · Condo · 26 Days on market

Built 1972

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +4.6/30.0
• 1% rule +4.2/10.0
• Schools +3.5/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Completely handicap accessible, solid hardwood doors, ample closets and the & acirc; & euro; & oelig; living is easy! & acirc; & euro; �

Key facts

• Handicap accessible
• Solid hardwood doors
• Ample closets

Tags

• HANDICAP ACCESSIBLE
• SOLID HARDWOOD DOORS
• AMPLE CLOSETS

Property features AI

Exterior

• Home design: Single-family property built in 1972; Living area approximately 886
• Exterior features: Located in the East Side of Stamford neighborhood

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $286k.

Deal economics

• At list price, monthly cash flow is $-720 ($-9k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $262k (8.3% below list).
• Recommended offer: $262k (8.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 70/100 on livability (#98 in CT) — a middle-class / working-renter tenant base. Strengths: employment A+, health & safety A+, crime A-; Watch: amenities F, commute F, cost of living F.
• Stamford School District (urban): math 32% / reading 43% proficiency, ranked #103 of 153 in CT (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Julia A. Stark School (math 32% / reading 40%, grade F, #333 of 553 statewide, top 60%, 593 students, 57% FRL); Dolan School (math 22% / reading 41%, grade F, #134 of 175 statewide, top 77%, 611 students, 59% FRL); Stamford High School (math 31% / reading 56%, grade F, #98 of 194 statewide, top 51%, 2,048 students, 53% FRL).
• Market conditions: Rents rising (+1.9%/yr); 190 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 40% 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).
• This rent runs 33% of the median local income ($95k/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 $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($281k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 31% of rent.

Recommended offer $261,873 (8.3% 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.92% ✗
• Cap rate: 3.27%
• Cash-on-cash: -10.81%
• DSCR: 0.52
• GRM: 9.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.95% rent growth · sell at horizon

5-year hold

• IRR: -37.4%
• Equity multiple: -0.18×
• Total profit: $-94,332
• Equity at exit: $42,569

10-year hold

• IRR: -65.0%
• Equity multiple: -0.88×
• Total profit: $-150,012
• Equity at exit: $24,685

Cash invested: $79,940 (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 06902

• Rents YoY: 1.9%
• Active inventory: 190
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,619 high
• Mortgage (P&I): −$1,497
• Tax est. 1.5%: −$357 /mo · $4,282/yr
• Insurance: −$119
• HOA est. from 4 same-building comps: −$816
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $-720

Break-even live

Break-even rent $3,530

Max offer price $181,283

Occupancy floor —

Sensitivity live

Price	-10% $-523	-5% $-622	+0% $-720	+5% $-819	+10% $-918
Rent	-10% $-927	-5% $-824	+0% $-720	+5% $-617	+10% $-513
Rate	-1.0pp $-576	-0.5pp $-648	base $-720	+0.5pp $-794	+1.0pp $-869

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: $71,375
• Closing costs: $8,565
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
246 Seaton Rd #2 Stamford, CT	1.0	1.0	575	$1,975	$3.43	46d	1	0.06mi
231 Seaton Rd #2 Stamford, CT	2.0	1.0	775	$2,700	$3.48	16d	1	0.08mi
18 Hamilton Ct Unit B Stamford, CT	2.0	1.0	975	$2,650	$2.72	25d	1	0.13mi
23 Revere Dr #3 Stamford, CT	2.0	1.0	775	$2,700	$3.48	25d	1	0.16mi
28 Hamilton Ct Unit D Stamford, CT	1.0	1.0	825	$2,295	$2.78	25d	1	0.18mi
333 Hamilton Ave Stamford, CT	1.0–2.0	1.0	900	$2,650	$2.94	25d	3	0.18mi
14 Hamilton Ct Unit A Stamford, CT	2.0	1.0	975	$2,595	$2.66	46d	1	0.19mi
6 Revere Dr #3 Stamford, CT	2.0	1.0	775	$2,600	$3.35	25d	1	0.20mi
34 Standish Rd #3 Stamford, CT	2.0	1.0	633	$2,200	$3.48	46d	1	0.23mi
1068 E Main St #3 Stamford, CT	2.0	1.0	710	$2,400	$3.38	46d	1	0.29mi
1046 E Main St #4 Stamford, CT	2.0	1.0	763	$2,800	$3.67	5d	1	0.32mi
44 Blachley Rd Stamford, CT	2.0	1.0	975	$2,595	$2.66	46d	2	0.36mi
250 Glenbrook Rd Unit D Stamford, CT	2.0	1.0	1050	$2,500	$2.38	46d	1	0.56mi
48 Lockwood Ave Unit 3 Stamford, CT	1.0	1.0	600	$1,800	$3.00	16d	1	0.58mi
25 Clovelly Rd Unit 1 Stamford, CT	2.0	1.5	1080	$2,350	$2.18	46d	1	0.62mi
137 Hollow Tree Ridge Rd Darien, CT	1.0–3.0	1.0–2.0	1111	$5,893	$5.30	5d	10	0.66mi
54 Hope St Unit S Stamford, CT	2.0	2.0	952	$2,800	$2.94	25d	1	0.67mi
96 Lockwood Ave Unit 1 Stamford, CT	2.0	1.0	700	$2,200	$3.14	5d	1	0.69mi
MORRIS ST STAMFORD, CT	2.0	1.0	1000	$3,100	$3.10	46d	1	0.73mi
389 Courtland Ave Stamford, CT	1.0	1.0	620	$1,720	$2.77	25d	2	0.73mi
106 Lafayette St Unit 3 Stamford, CT	1.0	1.0	1000	$1,550	$1.55	21d	1	0.74mi
101 Maple Tree Ave Stamford, CT	1.0	1.0	650	$1,820	$2.80	25d	1	0.74mi
398 Courtland Ave #11 Stamford, CT	1.0	1.0	700	$2,000	$2.86	5d	1	0.74mi
850 E Main St Stamford, CT	2.0	2.0	1080	$3,038	$2.81	5d	2	0.75mi
850 E Main St #412 Stamford, CT	2.0	2.0	1080	$3,050	$2.82	16d	1	0.75mi
97 Glenbrook Rd Unit t415 Stamford, CT	2.0	2.0	1050	$2,865	$2.73	46d	1	0.75mi
504 Glenbrook Rd Stamford, CT	1.0	1.0	798	$2,700	$3.38	5d	1	0.75mi
34 Faucett St Apt 3 Stamford, CT	1.0	1.0	600	$1,900	$3.17	46d	1	0.76mi
87 Glenbrook Rd Stamford, CT	1.0–2.0	1.0	872	$2,650	$3.04	16d	2	0.77mi
87 Glenbrook Rd Unit 7G Stamford, CT	2.0	1.0	910	$2,650	$2.91	12d	1	0.77mi
77 Glenbrook Rd #202 Stamford, CT	1.0	1.0	800	$2,150	$2.69	46d	1	0.77mi
36 Givens Ave Unit 1 Stamford, CT	1.0	1.0	720	$2,300	$3.19	46d	1	0.77mi
28 Hobbie St Stamford, CT	2.0	1.0	844	$3,200	$3.79	46d	1	0.78mi
28 Hobbie St Stamford, CT	2.0	1.0	844	$2,995	$3.55	16d	1	0.78mi
65 Glenbrook Rd Stamford, CT	1.0–2.0	1.5–2.0	1208	$3,400	$2.81	46d	2	0.78mi
100 Glenbrook Rd Unit T414 Stamford, CT	1.0	1.0	628	$2,269	$3.61	46d	1	0.79mi
100 Glenbrook Rd Unit T411 Stamford, CT	1.0	1.0	628	$2,475	$3.94	5d	1	0.79mi
39 Glenbrook Rd Stamford, CT	1.0–2.0	1.0	1002	$2,600	$2.59	46d	2	0.82mi
39 Glenbrook Rd Stamford, CT	1.0–2.0	1.0	967	$2,600	$2.69	5d	1	0.82mi
15 Rose St Unit 3 Stamford, CT	1.0	1.0	644	$1,900	$2.95	25d	1	0.83mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-21
   days on market $285,500 Active 26 DOM
2. 2026-06-18
   days on market $285,500 Active 23 DOM
3. 2026-06-17
   days on market $285,500 Active 22 DOM
4. 2026-06-16
   days on market $285,500 Active 21 DOM
5. 2026-06-15
   days on market $285,500 Active 20 DOM
6. 2026-06-13
   days on market $285,500 Active 18 DOM
7. 2026-06-13
   days on market $285,500 Active 17 DOM
8. 2026-06-10
   days on market $285,500 Active 15 DOM
9. 2026-06-09
   days on market $285,500 Active 14 DOM
10. 2026-06-08
    days on market $285,500 Active 13 DOM
11. 2026-06-07
    days on market $285,500 Active 12 DOM
12. 2026-06-05
    days on market $285,500 Active 9 DOM
13. 2026-06-03
    days on market $285,500 Active 8 DOM
14. 2026-06-03
    days on market $285,500 Active 7 DOM
15. 2026-06-01
    days on market $285,500 Active 6 DOM
16. 2026-05-31
    days on market $285,500 Active 5 DOM
17. 2026-05-26
    listed $285,500 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $31,425
• − Mortgage interest: −$15,992
• − Property taxes: −$4,282
• − Insurance: −$1,428
• − Repairs & maintenance: −$2,514
• − Management: −$2,514
• − HOA: −$9,792
• − Depreciation: −$8,305
• Taxable loss: −$13,403
• Est. tax savings @ 24.0%: +$3,217
• After-tax cash flow: $-5,426/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: Stamford School District
• NCES district ID: 0904320
• Math proficiency: 32% ▼ -10.00%
• Reading proficiency: 43% ▼ -7.00%
• Median HH income: $78,843
• Composite: 35.14/100
• National rank: #5010
• State rank: #103 of 153 in CT

Livability — Stamford

• Score: 70/100
• State rank: #98
• US rank: #7716

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stamford, CT
• County: Fairfield County · 765,532 people
• City population: 123,058
• Metro: Bridgeport-Stamford-Norwalk, CT
• Population (ZIP): 73,392
• Household income: $94,843
• Rent vs Own: 57.8% rent · 42.2% own
• Severe rent burden: 4139.0

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: Hispanic / Latino 35% White 32% Black 23% Two or more races 13% Asian 7%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4% Dominican 3%
• Common ancestry: Hispanic 5% Romanian 3% Scotch-Irish 1%
• Foreign-born: 36% · Canada, Jamaica, China
• Languages at home: 51% English-only · Spanish 30% French/Haitian/Cajun 6% Other Indo-European 4%

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: ▼ -450.67%
• Current HPI: 173.4108
• Rent YoY: ▲ 1.95%
• 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

1 event — show timeline

• 2026-05-26 Listed $285,500 FSBO.com