1 Eagles Nest Dr · Lakeside Woods, CT 06784

$850,000

2 bd · 3.5 ba · 1,960 sqft · SingleFamily public records · 22 Days on market

Built 1975 1.14 ac lot

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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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +2.1/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Fabulous full-time or weekend retreat at Candlewood Lake Estates, private gated community! Rebuilt '86, 2165 sf total, light, bright, open floor plan, perfect for entertaining, lots of space for add'l guests w/loft & finished, walk-out lower level. I/G pool, stamped concrete patio, perennial plantings, private, great outdoor entertaining. Neutral interior, soaring ceilings lined w/white washed wood, large skylights & windows bring natural beauty & color indoors. Spectacular open kitchen w/12' island, spacious dining area with walls of windows to enjoy seasonal water views, family room, living room, stone fireplace, main level master suite. Rec room, wood stove, storage, patio & deck, boat slip ownership. Enjoy Candlewood Lake & Green Pond!

Key facts

• Open floor plan
• Spiral staircases
• Remodeled kitchen

Tags

• MID-CENTURY MODERN HOME
• OPEN FLOOR PLAN
• REMODELED KITCHEN
• PRIVATE GARDEN SETTING
• POOL
• SPIRAL STAIRCASES

Property features AI

Finance

• Other: Property has in-ground heated concrete swimming pool with safety fence
• Financial info: Property managed by professional on-site management
• HOA & community: Homeowners association with lake/beach access; Association provides security service, snow removal, and road maintenance

Exterior

• Utilities: Private well water; Septic system; Hot water heated by oil; Fuel tank located in basement
• Home design: Single-family property; Direct waterfront access (pond/lake/beach) — association required
• Construction: Wood siding; Block construction; Concrete foundation; Asphalt shingle roof
• Exterior features: Balcony; Deck; Patio; Shed; Garden area; Stone wall; Exterior lighting; Gutters

Interior

• Kitchen: Electric cooktop; Cooktop; Oven/Range; Microwave; Refrigerator; Freezer; Dishwasher; Disposal
• Bedrooms: Three bedrooms
• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Heat pump; Baseboard heating; Hot air heating; Heat fuel: Electric, Kerosene, Oil, Wood; Ceiling fans; Wall unit (cooling/heating)
• Interior features: Six total rooms; One fireplace; Full, fully finished basement with interior access and walk-out; heated with storage and livable space
• Laundry & utility: Washer and electric dryer; Laundry located in a lower-level bedroom/area

What this means for you Summary

Snapshot

• This is a 2-bed/3.5-bath single-family listed at $850k.

Deal economics

• At list price, monthly cash flow is $-3k ($-37k/yr) — negative.
• To cash-flow at today's rent, offer at most $301k (64.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $263k (69.0% below list).
• Recommended offer: $263k (69.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• Sherman School District (rural): math 55% / reading 60% proficiency, ranked #87 of 192 in CT (top 45%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 5% free/reduced lunch — higher-income household profile.
• Zoned schools: Sherman School (math 57% / reading 67%, grade B, #137 of 553 statewide, top 28%, 264 students, 2% FRL) — zoned schools at 2% FRL track the district average.
• Market conditions: 43 active listings in the ZIP; 1,151 units permitted in Western Connecticut Planning Region in 2024 (714 in 5+ unit buildings).

Forward outlook

• In year one you build about $91k of equity ($6k loan paydown + $85k appreciation (10.0% local appreciation)).
• By year 2, paydown + projected appreciation supports a ~$146k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($837k) is reasonable based on typical stale-listing flexibility.
• 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 $360k; list at $850k implies a 136% gain — meaningful room to come down on a strong offer.

Recommended offer $263,260 (69.0% 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 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.31% ✗
• Cap rate: 1.91%
• Cash-on-cash: -15.66%
• DSCR: 0.30
• GRM: 26.9

CMA / ARV

• ARV (on-the-fly): $558,600
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 Green Pond Rd	0.04mi	3/2.0 (+1)	1,842 (-6%)	16mo	$525,000	$285	64

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 13.4%
• Equity multiple: 2.11×
• Total profit: $264,717
• Equity at exit: $765,747

10-year hold

• IRR: 13.6%
• Equity multiple: 4.93×
• Total profit: $934,359
• Equity at exit: $1,651,363

Cash invested: $238,000 (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 06784

• Home prices YoY: 5.1%
• Active inventory: 43
• Price-to-rent: 26.9×

Monthly cashflow live

• Estimated rent: $2,633 medium
• Mortgage (P&I): −$4,457
• Tax from tax record: −$374 /mo · $4,491/yr
• Insurance: −$354
• HOA: −$0
• Vacancy / Maint / Mgmt: −$553
• Net cashflow: $-3,106

Break-even live

Break-even rent $6,564

Max offer price $301,285

Occupancy floor —

Sensitivity live

Price	-10% $-2,625	-5% $-2,866	+0% $-3,106	+5% $-3,347	+10% $-3,587
Rent	-10% $-3,314	-5% $-3,210	+0% $-3,106	+5% $-3,002	+10% $-2,898
Rate	-1.0pp $-2,678	-0.5pp $-2,890	base $-3,106	+0.5pp $-3,326	+1.0pp $-3,550

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: $212,500
• Closing costs: $25,500
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $850,000 Active 22 DOM
2. 2026-06-18
   days on market $850,000 Active 21 DOM
3. 2026-06-17
   days on market $850,000 Active 20 DOM
4. 2026-06-16
   days on market $850,000 Active 19 DOM
5. 2026-06-15
   days on market $850,000 Active 18 DOM
6. 2026-06-14
   days on market $850,000 Active 16 DOM
7. 2026-06-13
   days on market $850,000 Active 15 DOM
8. 2026-06-10
   days on market $850,000 Active 13 DOM
9. 2026-06-09
   days on market $850,000 Active 12 DOM
10. 2026-06-08
    days on market $850,000 Active 11 DOM
11. 2026-06-07
    days on market $850,000 Active 10 DOM
12. 2026-06-02
    days on market $850,000 Active 5 DOM
13. 2026-06-01
    days on market $850,000 Active 4 DOM
14. 2026-05-31
    days on market $850,000 Active 3 DOM
15. 2026-05-30
    days on market $850,000 Active 2 DOM
16. 2026-05-28
    listed $850,000 Active
17. 2015-05-20
    soldstatus $360,000
18. 2015-05-18
    soldstatus $360,000 769-char remark

    Show marketing remark (769 chars)

    Fabulous full-time or weekend retreat at Candlewood Lake Estates, private gated community! Rebuilt '86, 2165 sf total, light, bright, open floor plan, perfect for entertaining, lots of space for add'l guests w/loft & finished, walk-out lower level. I/G pool, stamped concrete patio, perennial plantings, private, great outdoor entertaining. Neutral interior, soaring ceilings lined w/white washed wood, large skylights & windows bring natural beauty & color indoors. Spectacular open kitchen w/12' island, spacious dining area with walls of windows to enjoy seasonal water views, family room, living room, stone fireplace, main level master suite. Rec room, wood stove, storage, patio & deck, boat slip ownership. Enjoy Candlewood Lake & Green Pond!

19. 2015-04-19
    historical 769-char remark

    Show marketing remark (769 chars)

    Fabulous full-time or weekend retreat at Candlewood Lake Estates, private gated community! Rebuilt '86, 2165 sf total, light, bright, open floor plan, perfect for entertaining, lots of space for add'l guests w/loft & finished, walk-out lower level. I/G pool, stamped concrete patio, perennial plantings, private, great outdoor entertaining. Neutral interior, soaring ceilings lined w/white washed wood, large skylights & windows bring natural beauty & color indoors. Spectacular open kitchen w/12' island, spacious dining area with walls of windows to enjoy seasonal water views, family room, living room, stone fireplace, main level master suite. Rec room, wood stove, storage, patio & deck, boat slip ownership. Enjoy Candlewood Lake & Green Pond!

20. 2014-11-05
    listed $399,000 769-char remark

    Show marketing remark (769 chars)

    Fabulous full-time or weekend retreat at Candlewood Lake Estates, private gated community! Rebuilt '86, 2165 sf total, light, bright, open floor plan, perfect for entertaining, lots of space for add'l guests w/loft & finished, walk-out lower level. I/G pool, stamped concrete patio, perennial plantings, private, great outdoor entertaining. Neutral interior, soaring ceilings lined w/white washed wood, large skylights & windows bring natural beauty & color indoors. Spectacular open kitchen w/12' island, spacious dining area with walls of windows to enjoy seasonal water views, family room, living room, stone fireplace, main level master suite. Rec room, wood stove, storage, patio & deck, boat slip ownership. Enjoy Candlewood Lake & Green Pond!

21. 1990-10-30
    soldstatus $255,000

ⓘ 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: $4,491 · $374/mo
• Projected year-2 tax: $11,340 · $945/mo
• Expected delta: +$6,850/yr (+$571/mo · 152.5%)

ⓘ 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 3/10 Moderate 6 d/yr ≥97°F today · 13 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 17% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,591
• − Mortgage interest: −$47,613
• − Property taxes: −$4,491
• − Insurance: −$4,250
• − Repairs & maintenance: −$2,527
• − Management: −$2,527
• − Depreciation: −$24,727
• Taxable loss: −$54,545
• Est. tax savings @ 24.0%: +$13,091
• After-tax cash flow: $-24,183/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: Sherman School District
• NCES district ID: 0904080
• Math proficiency: 55% ▬ 0.00%
• Reading proficiency: 60% ▼ -5.00%
• Median HH income: $105,552
• Composite: 56.01/100
• National rank: #2563
• State rank: #87 of 192 in CT

Livability — Lakeside Woods

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 3,525

Population outlook (Western Connecticut County) Hauer SSP2

• By 2040: 685,031

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 8% Hispanic / Latino 7%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Cuban 1%
• Common ancestry: Romanian 5% Slovak 4% Italian 3%
• Foreign-born: 8% · Canada, China, Dominican Republic
• Languages at home: 92% English-only · Spanish 4% 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: ▲ 13.90%
• Current HPI: 284.0569
• 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

+233.3% since first listed

6 events — show timeline

• 2026-05-28 Listed $850,000 Smart MLS
• 2015-05-20 Sold (Public Records) $360,000 Public Records
• 2015-05-18 Sold (MLS) $360,000 Smart MLS
• 2015-04-19 Listing Removed — Smart MLS
• 2014-11-05 Listed $399,000 Smart MLS
• 1990-10-30 Sold (Public Records) $255,000 Public Records

Property tax history

-1.6%/yr

Latest (2023): $4,491 · -2.0% YoY. Source: county tax records.