114 Rolling Meadow Rd · Madison Center, CT 06443

$799,000

5 bd · 3.5 ba · 3,568 sqft · SingleFamily public records · 5 Days on market

Built 1965 1.22 ac lot Est $953k · 16% 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 +14.8/15.0
• Cash flow +14.7/30.0
• Schools +6.6/10.0
• DSCR +4.5/10.0
• Livability +4.0/5.0
• 1% rule +3.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautiful 5 bedroom, 3.5 bath Colonial set in a highly desirable neighborhood just minutes from town, schools, and the beach. Situated on a level, 1+ acre lot, this home offers an expansive backyard ideal for outdoor entertaining and everyday fun. Hardwood floors run throughout the home, enhancing its classic appeal. The spacious kitchen is thoughtfully designed and features a SubZero refrigerator, Dacor double wall ovens, granite countertops, a large island, a built-in desk and a wet-bar with a wine chiller. Sliders lead to the patio. The everyday dining area is perfect for casual meals and gatherings. The first floor offers an excellent layout with a large family room, dining room, and a

Key facts

• Subzero refrigerator
• Built-in desk
• Large island

Tags

• EXPANSIVE BACKYARD
• SUBZERO REFRIGERATOR
• DACOR DOUBLE WALL OVENS
• GRANITE COUNTERTOPS
• LARGE ISLAND
• BUILT-IN DESK

What this means for you Summary

Snapshot

• This is a 5-bed/3.5-bath single-family listed at $799k.

Deal economics

• At list price, monthly cash flow is $203 ($2k/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 $700k (12.4% below list).
• Recommended offer: $700k (12.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.4% in Madison Center — 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 79/100 on livability (#33 in CT, #2,238 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, health & safety A+, employment A; Watch: amenities C-, housing C-, cost of living F.
• Madison School District (suburban): math 69% / reading 75% proficiency, ranked #10 of 153 in CT (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical; only 3% free/reduced lunch — higher-income household profile.
• Zoned schools: Daniel Hand High School (math 69% / reading 86%, grade A-, #8 of 194 statewide, top 4%, 828 students, 5% FRL) — zoned schools at 5% FRL track the district average.
• Market conditions: 105 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,059 units permitted in South Central Connecticut Planning Region in 2024 (779 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $6k of loan paydown is wiped out by about $24k of value loss. Plan a longer hold.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $535k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $700,000 (12.4% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.88% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.09%
• DSCR: 1.05
• GRM: 9.5

CMA / ARV

• ARV (on-the-fly): $952,656
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Rolling Meadow Rd	0.00mi	5/3.5	3,568 (0%)	1mo	$875,000	$245	99
62 Wellsweep Dr	0.25mi	4/3.5 (-1)	3,660 (+3%)	7mo	$1,080,000	$295	73
7 Wildcat Rd	0.36mi	5/3.5	3,258 (-9%)	13mo	$870,000	$267	58

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: -14.6%
• Equity multiple: 0.48×
• Total profit: $-116,565
• Equity at exit: $119,133

10-year hold

• IRR: -5.9%
• Equity multiple: 0.62×
• Total profit: $-84,921
• Equity at exit: $69,083

Cash invested: $223,720 (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 06443

• Active inventory: 105
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $7,000 medium
• Mortgage (P&I): −$4,190
• Tax from tax record: −$804 /mo · $9,650/yr
• Insurance: −$333
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,470
• Net cashflow: $203

Break-even live

Break-even rent $6,743

Max offer price $799,000

Occupancy floor 92%

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: $199,750
• Closing costs: $23,970
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
187 Wildcat Rd Madison, CT	4.0	2.5	3280	$6,000	$1.83	3d	1	1.08mi
187 Wildcat Rd Madison, CT	4.0	2.5	3280	$8,000	$2.44	44d	1	1.08mi

Listing history 5 events

1. 2026-04-12
   status Under Contract
2. 2026-04-07
   listed $799,000 Active
3. 2020-08-25
   soldstatus $535,000
4. 1991-07-02
   soldstatus $182,000
5. 1989-05-22
   soldstatus $200,000

ⓘ 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: $9,650 · $804/mo
• Projected year-2 tax: $13,374 · $1,115/mo
• Expected delta: +$3,724/yr (+$310/mo · 38.6%)

ⓘ 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 ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 5 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $84,000
• − Mortgage interest: −$44,756
• − Property taxes: −$9,650
• − Insurance: −$3,995
• − Repairs & maintenance: −$6,720
• − Management: −$6,720
• − Depreciation: −$23,244
• Taxable loss: −$11,085
• Est. tax savings @ 24.0%: +$2,660
• After-tax cash flow: $5,095/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: Madison School District
• NCES district ID: 0902280
• Math proficiency: 69% ▲ 1.00%
• Reading proficiency: 75% ▲ 2.00%
• Median HH income: $103,788
• Composite: 66.15/100
• National rank: #435
• State rank: #10 of 153 in CT

Livability — Madison Center

• Score: 79/100
• State rank: #33
• US rank: #2238

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,577

Population outlook (South Central Connecticut County) Hauer SSP2

• By 2040: 608,362

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 5% Asian 4% Hispanic / Latino 3%
• Common ancestry: Romanian 5% Lithuanian 3% Slovak 2%
• Foreign-born: 9% · Canada, China
• Languages at home: 92% English-only · Other Indo-European 2% Spanish 2% German/W. Germanic 1%

Political lean MEDSL · South Central Connecticut

• 2024 margin: Strong D (+20.1) · D 59.0% · R 38.9% · Other 2.1%
• All cycles: 2024: D+20.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -375.58%
• Current HPI: 242.8467
• 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

+299.5% since first listed

5 events — show timeline

• 2026-04-12 Pending — Smart MLS
• 2026-04-07 Listed $799,000 Smart MLS
• 2020-08-25 Sold (Public Records) $535,000 Public Records
• 1991-07-02 Sold (Public Records) $182,000 Public Records
• 1989-05-22 Sold (Public Records) $200,000 Public Records

Property tax history

+1.5%/yr

Latest (2023): $9,650 · +1.9% YoY. Source: county tax records.