39 N Main St · Sharon, CT 06069

$599,000

4 bd · 2.0 ba · 1,479 sqft · SingleFamily public records · 43 Days on market

Built 1950 0.29 ac lot Est $438k · 37% over

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Why this score? — see what drove the D+ 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 +20.5/30.0
• DSCR +6.5/10.0
• Schools +5.1/10.0
• 1% rule +4.2/10.0
• Appreciation +3.9/10.0
• Livability +3.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Step into effortless New England living with this beautifully maintained 4-bedroom, 2-full bath Cape, perfectly positioned on Sharon's iconic Main Street. Combining classic architectural charm with modern upgrades, this home offers the ideal blend of convenience and comfort. The recently renovated basement is a true standout, featuring a dedicated private office for your "work-from-home" needs and a spacious rec room perfect for movie nights or a home gym. Every inch feels fresh thanks to a newly painted exterior, and a newly updated second full bathroom featuring contemporary fixtures and finishes. Located close by to Sharon's vibrant town shopping center, charming local cafes, a

Key facts

• 0.29 acre lot
• 4 parking spots
• Built 1950

Property features AI

Finance

• Other: Living area listed as 1,479; Assessed value available

Exterior

• Parking: Driveway; Four parking spaces
• Utilities: Public water connected; Public sewer connected; Oil tank located in basement
• Home design: Single-family home
• Construction: Frame construction; Block foundation
• Exterior features: Sloping lot; Vinyl siding; Asphalt shingle roof

Interior

• Kitchen: Gas range; Refrigerator; Dishwasher
• Bedrooms: Four bedrooms
• Bathrooms: Two full bathrooms
• Heating & cooling: Hot water heating (oil-fired); Wall unit cooling
• Interior features: Six total rooms; One fireplace; Full, partially finished basement; Walk-up attic
• Laundry & utility: Washer and dryer in basement; 40-gallon hot water tank

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $599k.

Deal economics

• At list price, monthly cash flow is $787 ($9k/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 $550k (8.3% below list).
• Recommended offer: $550k (8.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 59/100 on livability (#141 in CT) — a working-class tenant base; expect higher turnover. Strengths: employment A+, crime A, cost of living B+; Watch: amenities F, commute D-, housing F.
• Sharon School District (rural): math 50% / reading 60% proficiency, ranked #110 of 192 in CT (top 57%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Sharon Center School (math 37% / reading 62%, grade D, #237 of 553 statewide, top 45%, 97 students, 41% FRL) — zoned schools average 41% FRL vs 18% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 36 active listings in the ZIP; 154 units permitted in Northwest Hills Planning Region in 2024 (6 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.2%/yr); year-one equity from $4k of loan paydown is wiped out by about $13k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($581k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 25y 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 $186k; list at $599k implies a 222% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $549,551 (8.3% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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. 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?
5. 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?
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: 0.92% ✗
• Cap rate: 7.87%
• Cash-on-cash: 5.63%
• DSCR: 1.25
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $437,784
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 Upper Main St	0.29mi	3/1.5 (-1)	1,604 (+8%)	3mo	$525,000	$327	63
79 Gay St	0.64mi	4/2.0	1,266 (-14%)	10mo	$245,000	$194	38
30 Cedar Rd	0.70mi	3/1.0 (-1)	1,423 (-4%)	23mo	$421,000	$296	33

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

Projected returns pro-forma

-2.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.84×
• Total profit: $-26,290
• Equity at exit: $111,587

10-year hold

• IRR: 4.3%
• Equity multiple: 1.35×
• Total profit: $59,019
• Equity at exit: $90,874

Cash invested: $167,720 (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 06069

• Home prices YoY: -0.7%
• Active inventory: 36
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $5,496 medium
• Mortgage (P&I): −$3,141
• Tax from tax record: −$164 /mo · $1,966/yr
• Insurance: −$250
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,154
• Net cashflow: $787

Break-even live

Break-even rent $4,500

Max offer price $599,000

Occupancy floor 81%

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Listing history 25 events

1. 2026-06-19
   days on market $599,000 Active 43 DOM
2. 2026-06-18
   days on market $599,000 Active 42 DOM
3. 2026-06-17
   days on market $599,000 Active 41 DOM
4. 2026-06-16
   days on market $599,000 Active 40 DOM
5. 2026-06-15
   days on market $599,000 Active 39 DOM
6. 2026-06-13
   days on market $599,000 Active 37 DOM
7. 2026-06-12
   days on market $599,000 Active 36 DOM
8. 2026-06-10
   days on market $599,000 Active 34 DOM
9. 2026-06-09
   days on market $599,000 Active 33 DOM
10. 2026-06-08
    days on market $599,000 Active 32 DOM
11. 2026-06-07
    days on market $599,000 Active 31 DOM
12. 2026-06-05
    days on market $599,000 Active 29 DOM
13. 2026-06-05
    days on market $599,000 Active 28 DOM
14. 2026-06-03
    days on market $599,000 Active 27 DOM
15. 2026-06-02
    days on market $599,000 Active 26 DOM
16. 2026-06-01
    days on market $599,000 Active 25 DOM
17. 2026-05-31
    days on market $599,000 Active 24 DOM
18. 2026-05-30
    days on market $599,000 Active 23 DOM
19. 2026-05-17
    price $599,000
20. 2026-05-08
    listed $609,000 Active
21. 2026-05-07
    historical $609,000
22. 2018-03-27
    soldstatus $186,000
23. 2003-07-01
    soldstatus $180,000
24. 2002-03-22
    historical
25. 2001-05-03
    listed $169,000

ⓘ 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: $1,966 · $164/mo
• Projected year-2 tax: $7,392 · $616/mo
• Expected delta: +$5,426/yr (+$452/mo · 276.0%)

ⓘ 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 · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $65,946
• − Mortgage interest: −$33,553
• − Property taxes: −$1,966
• − Insurance: −$2,995
• − Repairs & maintenance: −$5,276
• − Management: −$5,276
• − Depreciation: −$17,425
• Taxable loss: −$545
• Est. tax savings @ 24.0%: +$131
• After-tax cash flow: $9,573/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: Sharon School District
• NCES district ID: 0904020
• Math proficiency: 50% ▲ 10.00%
• Reading proficiency: 60% ▲ 15.00%
• Median HH income: $72,415
• Composite: 50.86/100
• National rank: #3869
• State rank: #110 of 192 in CT

Livability — Sharon

• Score: 59/100
• State rank: #141
• US rank: #20344

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sharon, CT
• Population (ZIP): 2,562

Population outlook (Northwest Hills County) Hauer SSP2

• By 2040: 118,998

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (80%)
• Race & ethnicity: White 80% Asian 5% Two or more races 4% Hispanic / Latino 1%
• Common ancestry: Italian 5% Russian 4% Slovak 3%
• Foreign-born: 18% · Canada, South Korea
• Languages at home: 83% English-only · Other Indo-European 9% French/Haitian/Cajun 3% Korean 2%

Political lean MEDSL · Northwest Hills

• 2024 margin: Toss-up / Even · D 48.6% · R 49.9% · Other 1.6%
• All cycles: 2024: R+1.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -2.17%
• Current HPI: 321.8949
• 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

+254.4% since first listed

7 events — show timeline

• 2026-05-17 Price Changed $599,000 Smart MLS
• 2026-05-08 Listed $609,000 Smart MLS
• 2026-05-07 Coming Soon $609,000 Smart MLS
• 2018-03-27 Sold (Public Records) $186,000 Public Records
• 2003-07-01 Sold (Public Records) $180,000 Public Records
• 2002-03-22 Listing Removed — Smart MLS
• 2001-05-03 Listed $169,000 Smart MLS

Property tax history

+1.3%/yr

Latest (2023): $1,966 · +0.0% YoY. Source: county tax records.